Why does the housing market seem so broken? And what can we do about it? UCLA Housing Voice tackles these questions in conversation with leading housing researchers, with each episode centered on a study and its implications for creating more affordable and accessible communities.
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Ep 78: Building Height and Construction Costs with Anthony Orlando
1:03:46
1:03:46
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Building taller lets us fit more homes on valuable urban land, but more homes doesn’t necessarily mean more affordable. Anthony Orlando joins to share his research on why taller isn’t always better — and the circumstances where it definitely is. Show notes: Eriksen, M. D., & Orlando, A. W. (2022). Returns to scale in residential construction: The m…
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Ep 77: Upzoning With Strings Attached with Jacob Krimmel and Maxence Valentin
1:00:06
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Changing zoning rules to allow taller and denser buildings may cause land values to go up, and public officials may try to “capture” this added value by requiring affordable units in new developments. But what happens when costs and benefits are out of balance? Seattle offers a cautionary tale. Show notes: Krimmel, J., & Wang, B. (2023). Upzoning W…
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Ep 76: How Housing Supply Responds to Rising Demand with Nathaniel Baum-Snow
1:05:03
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When the demand for housing rises, which kinds of neighborhoods respond by building more homes, and which just get more expensive? Nathaniel Baum-Snow joins to discuss his research on the different responses of urban, suburban, and exurban neighborhoods, and the many forms “supply” can take. Show notes: Baum-Snow, N., & Han, L. (2024). The Microgeo…
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Ep 75: Segregating the Built Environment with Ann Owens
1:00:11
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We often talk about residential segregation by race or income, but we rarely explore it in the literal sense — as in segregation of residences: of one kind of housing from another. Ann Owens joins to discuss her research on how segregation manifests itself in our built environment in cities and neighborhoods across the U.S.…
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Ep 74: Racial (and Spatial) Disparities in Rental Assistance with Andrew Fenelon
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Black households make up a disproportionate share of rent assistance recipients. Andrew Fenelon discusses how a “two-tiered approach to housing support" favoring white homeowners helped create the disparity.By UCLA Lewis Center for Regional Policy Studies
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Ep 73: French For-Profit Social Housing Developers with Julie Pollard
1:07:05
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Before the 2000s, French real estate developers were prohibited from building social housing. Today, they build more than half of it. Julie Pollard shares how two seemingly unrelated policies came together to make this rapid shift possible.By UCLA Lewis Center for Regional Policy Studies
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Ep 72: Notes on Tokyo’s Housing, Land Use, and Urban Planning with Shane Phillips
1:00:32
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In this episode, Shane combines insights from a recent trip to Tokyo with official data on housing production, affordability, land use policy, and more.By UCLA Lewis Center for Regional Policy Studies
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Ep 71: How China Created a Housing Market with Lan Deng
1:08:06
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Each year, more money is invested in China's housing market than any other. Lan Deng shares how the market was shaped and the heavy role the government still plays, and what housing in China looks like today.By UCLA Lewis Center for Regional Policy Studies
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Encore Episode: Japanese Housing Policy with Jiro Yoshida
1:03:02
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For this episode, we take a trip to Tokyo to learn from the successes and shortcomings of Japanese housing policy. Known for high rates of production — Tokyo builds five times more housing than California, per capita — and relatively affordable housing, Japan also struggles with poor maintenance and rapid degradation of its buildings. Professor Jir…
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Ep 70: Overcoming Resistance to Density with David Kaufmann and Michael Wicki
1:11:38
1:11:38
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What makes people more or less supportive of dense housing in their communities? David Kaufmann and Michael Wicki surveyed 12,000 residents in six of the largest U.S. and European cities to find out.By UCLA Lewis Center for Regional Policy Studies
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Ep 69: Low-Income Housing and 'Crowd Out' with Michael Eriksen
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Subsidized affordable housing development reduces costs for lower-income households directly. It also reduces costs indirectly, by increasing the overall supply of housing — or does it? Michael Eriksen joins to discuss the issue of “crowd out” in affordable housing production.By UCLA Lewis Center for Regional Policy Studies
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Ep 68: Summarizing the Research on Homelessness with Janey Rountree (Pathways Home pt. 8)
1:08:25
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In this final installment of the Pathways Home series on homelessness policy and research, we discuss lessons and key takeaways from the previous seven episodes with our UCLA colleague, Janey Rountree.By UCLA Lewis Center for Regional Policy Studies
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Ep 67: How We Cut Veteran Homelessness By Half with Monica Diaz and Shawn Liu (Pathways Home pt. 7)
1:03:22
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Since 2009, homelessness among U.S. veterans has fallen by more than half. Among the overall population, it hasn’t budged. Monica Diaz and Shawn Liu of the Department of Veterans Affairs share some of the story behind the VA's success.By UCLA Lewis Center for Regional Policy Studies
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Ep 66: Chronic Homelessness and Housing First with Tim Aubry (Pathways Home pt. 6)
1:10:54
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The Housing First approach starts with providing homes to chronically unhoused people, but it doesn’t stop there — and that’s what makes it so effective. Tim Aubry shares findings from a major Housing First study and the keys to a successful program.By UCLA Lewis Center for Regional Policy Studies
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Ep 65: Reducing Homelessness with Unconditional Cash Transfers with Jiaying Zhao (Pathways Home pt. 5)
1:01:09
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What happens when you provide unhoused people with a large sum of money? Jiaying Zhao shares the results of a study in Vancouver, BC, which include reduced shelter use, more spending on food and rent, and no increase in spending on “temptation goods” like drugs and alcohol.By UCLA Lewis Center for Regional Policy Studies
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Ep. 64: Ending Family Homelessness with Beth Shinn (Pathways Home pt. 4)
56:10
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“We have the resources, as a society, to prevent and end homelessness. And the knowledge.” Beth Shinn discusses the Family Options Study, which found that long-term housing subsidies, like housing vouchers, led to much better outcomes at similar cost compared to rapid rehousing, transitional housing, and “usual care.”…
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Ep. 63: Understanding Vehicular Homelessness with Madeline Brozen (Pathways Home pt. 3)
1:02:21
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In Los Angeles County, unhoused people living in cars, trucks, and RVs outnumber those in tents and makeshift shelters by 50%, yet vehicular homelessness receives relatively little attention. Many cities don’t even measure or report on it — at least not yet. The Lewis Center’s Madeline Brozen joins to discuss her research on the distinct demographi…
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Ep 62: Who Experiences Homelessness, and Why with Margot Kushel (Pathways Home pt. 2)
1:10:54
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Many people think they know about the lives of people experiencing homelessness, but those perceptions are often based on anecdote. Margot Kushel, MD joins us to talk about her work on the largest representative study of homelessness since the 1990s, and what it says about who experiences homelessness, why they become homeless, their experiences wh…
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Ep 61: Homelessness is a Housing Problem with Gregg Colburn (Pathways Home pt.1)
1:06:42
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Part one of Pathways Home, a six-part series on homelessness. Gregg Colburn, author of Homelessness is a Housing Problem, dispels myths about the causes of homelessness and identifies two key risk factors that explain why rates vary so much between cities: high rents and low vacancies.By UCLA Lewis Center for Regional Policy Studies
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Encore Episode: Fair Housing with Katherine O’Regan
1:02:58
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The federal government passed the Fair Housing Act more than 50 years ago. In that time considerable progress has been made at reducing discrimination in the housing market, but the law’s mandate to “affirmatively further fair housing” and reverse patterns of segregation has been only lightly enforced. Katherine O’Regan of NYU, and formerly of the …
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Ep 60: Housing Production and Rent Assistance Savings with Kevin Corinth
1:07:51
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Housing scarcity is linked to higher rents and house prices, but it’s rarely connected to the cost and reach of safety net programs — and it should be. Kevin Corinth joins to share his research on how increasing housing production in supply-constrained cities can help the government serve many more households with rent assistance.…
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Ep 59: The Costs of Discretion with Paavo Monkkonen and Mike Manville
1:11:13
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Does discretion delay development, or do deliberate decisions divert disaster? Paavo and Mike M. share new Lewis Center research comparing approval timelines for discretionary and by-right projects, and they discuss the consequences of slow and uncertain approval processes for housing production, affordability, and public trust.…
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Ep 58: Housing Choice and Public Health with Craig Pollack, MD
58:44
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How does the neighborhood you live in affect your health? Craig Pollack, MD, joins to discuss the relationship between neighborhood poverty and asthma symptoms, the medical establishment’s growing role in the housing sector, and how better housing policy can lead to improved public health.By UCLA Lewis Center for Regional Policy Studies
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Ep 57: Origins of the Mortgage Market (and Federal Bailouts) with Judge Glock
1:18:21
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The modern mortgage: fixed-rate, low interest, 30-year term, 80% loan-to-value, amortizing. It wouldn’t exist without the backing of the federal government, but how and why was it created? And what were the consequences for the housing market and broader economy? Judge Glock joins us to share the surprising history of the modern home mortgage, the …
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Ep 56: Property Rights and Public Health in Nairobi, Kenya with Singumbe Muyeba
58:04
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58:04
Studies in Latin America show that “secure tenure” —- protections against displacement by the government — can encourage resident-led development and economic growth in slum areas, as well as improve public health. Is the same true in the African context? And what happens if the government also provides quality, affordable housing along with secure…
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Ep 55: Condos Don't Cause Gentrification with Leah Boustan and Robert Margo
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Condos don’t cause gentrification; gentrification causes condos. That’s the verdict of Leah Boustan and Robert Margo, who come on the show to discuss their research on condominium conversion restrictions in US cities. In addition to their research results, we talk about the (surprisingly short) history of condo ownership, the unintended consequence…
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Ep 54: Accessory Dwelling Units and State vs. Local Control with Vinit Mukhija (pt. 2)
1:18:11
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In our last episode we talked with Vinit Mukhija about how informal and incremental development is reshaping single-family housing cities in the Global North. This time Prof. Mukhija is back, getting into the weeds of the policies and politics driving those changes. What are the keys to successful accessory dwelling unit and second unit housing pol…
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Ep 53: Informal Housing and Remaking Single-Family Neighborhoods with Vinit Mukhija (pt. 1)
1:12:03
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Does your neighbor have an unpermitted home in their backyard? It’s more likely than you think, and it may be filling a valuable niche in the housing market. Vinit Mukhija of the UCLA Dept. of Urban Planning joins us to talk about his new book, Remaking the American Dream, and how informal and incremental housing is reshaping single-family neighbor…
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Ep 52: Community Land Trusts with Annette Kim
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We spend billions of dollars on affordable housing development every year, but many units lose their protections and return to market prices after a few decades. Why do we do things this way? Annette Kim joins us to discuss this problem, community land trusts as a strategy for solving it, and the benefits and obstacles to scaling them up.…
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Ep 51: The Geography of Eviction with Kyle Nelson
1:08:00
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Where are evictions most common? You might assume the answer is gentrifying neighborhoods, but evictions are actually most prevalent in areas of concentrated, persistent disadvantage. Joined by co-author (and regular co-host) Mike Lens, Kyle Nelson discusses his research on two eviction types in Southern California — court-based “at-fault” eviction…
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Ep 50: Immigration and Housing Precarity with Carlos Delclós
1:02:01
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In the years leading up to the Global Financial Crisis, Spain’s housing prices doubled and its immigrant population increased by 1000%. How did immigrants fare when the market crashed? Carlos Delclós joins us to discuss the “citizen gradient” among Spanish citizens, EU citizens living in Spain, and non-EU citizens and how citizenship status influen…
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Ep 49: Sustaining and Growing Europe’s Social Housing with Sorcha Edwards
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It’s difficult to sustain a social housing program, but it’s even harder to build one from scratch. Housing Europe, a coalition of social, public, and cooperative housing providers, is trying to do both. Sorcha Edwards, who serves as Secretary General of Housing Europe, joins us to share their efforts to expand the footprint of non-profit and limit…
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Ep 48: Housing Wealth and Retirement with Jaclene Begley
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Housing is the largest source of wealth for most U.S. households, and wealth influences household decisions and opportunities in myriad ways. One is work: when people experience a significant loss of wealth, such as during an economic recession, they may remain in the workforce longer than planned, or even come out of retirement and return to work.…
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Ep 47: Geographies of Gentrification with Hyojung Lee
1:12:55
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Does gentrification lead to increased displacement of vulnerable low-income households? To date, research findings have been surprisingly mixed. One explanation may be that most gentrification studies focus on individual cities, which vary substantially from place to place, or the entire U.S., which may overlook local or regional differences. Hyoju…
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Ep 46: Manufactured Housing (aka Mobile Homes) with Esther Sullivan
1:13:06
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Manufactured housing is the largest source of unsubsidized affordable housing in the U.S., and one of the only ways that low-income households are able to access homeownership. Due to a mix of public policies and social stigma, these homes are often found in manufactured housing communities, colloquially known as mobile home parks or trailer parks …
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Ep 45: What Happened When Auckland Upzoned Everywhere with Ryan Greenaway-McGrevy
1:14:38
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In 2016, Auckland, New Zealand did something nearly unprecedented in the English-speaking world: It upzoned the majority of land in the city, and not just for three or four units per parcel. They went much further than that, and by one estimate increased the legal capacity for housing in the city by 300%. The goal of the reform, known as the Auckla…
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Ep 44: HOPE VI Public Housing Redevelopment with Rebekah Levine Coley
1:03:11
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HOPE VI was a federal program running from 1993–2010 that sought to redevelop distressed, poor, racially segregated public housing into mixed-income communities. In that time it helped build nearly 100,000 new homes for people of varying incomes, and with the involvement of both the public and private sectors. Its goal was to reduce concentrated po…
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Ep 43: Reexamining Redlining with Todd Michney
1:12:06
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In recent years, the story of residential segregation and discrimination — and especially the practice of redlining — has gained well-deserved prominence in U.S. housing discourse. Equally important, the federal government has been directly implicated in the development and institutionalization of redlining and similar practices. A key early player…
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Ep 42: Vienna’s ‘Remarkably Stable’ Social Housing with Justin Kadi
1:16:24
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Social housing — housing built for limited or no profit, often with government support — came to account for huge portions of the housing market in many Western European countries following World War II, but its prominence has declined since the 1980s, when many governments began to shift their housing investments away from construction and toward …
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Ep 41: Shared-Equity Homeownership with William Cheung and Kelvin Wong
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Shared-equity homeownership programs help low- and moderate-income people afford buying a home, but they come with a catch. In exchange for help with your loan or a discount on your purchase, you need to pay back the government when you sell. That leaves them with less money to buy their next home, so many who participate in shared-equity programs …
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Ep 40: Valuing Black Lives and Housing with Andre Perry
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Andre Perry has spent years researching majority-Black communities, and he’s reached a stark conclusion: “There’s nothing wrong with Black people that ending racism can’t solve.” His 2020 book, Know Your Price: Valuing Black lives and property in America’s Black cities, explores this idea and its ramifications for Black uplift, and more specificall…
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Ep 39: The Intertwined History of Class and Race Segregation in Housing with Laura Redford
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Much has been written about the history of racial segregation in America’s housing market — and for good reason — but less is known about the role of class-based segregation. Using early 20th century Los Angeles as a case study, Laura Redford discusses how developers used a combination of restrictive covenants, the judicial system, and advertising …
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Ep 38: The Housing Supply-Migration-Income Relationship with Peter Ganong
1:04:16
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Prior to 1980, per-capita income gaps between poor states and rich states were persistently shrinking, driven by the migration of lower-income, less skilled workers to higher-paying regions. Since then, this “regional income convergence” phenomenon has declined. What happened? As always, there’s a housing story to tell. Peter Ganong joins us to dis…
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Ep 37: Public Housing and Tenant Power in Atlanta with Akira Drake Rodriguez
1:04:47
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In this episode we do a deep dive into the history of Atlanta’s public housing program, from its inception in 1934 to the eventual demolition and redevelopment of many sites in the 1990s and onward. But Professor Akira Drake Rodriguez’s focus isn’t the public housing developments themselves. Rather, it’s on the tenants — overwhelming Black, and dis…
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Ep 36: Rent Control in India with Sahil Gandhi and Richard Green
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Usually, cities with lots of vacant housing have slow rent growth (or low rents), while lower vacancy rates are associated with higher rents. But many Indian cities have an unusual, seemingly paradoxical problem: high vacancy rates and high rents. Why? According to research by Dr. Sahil Gandhi and Professor Richard Green, a major contributor is ins…
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Ep. 35: Landlord Regulation and Unintended Consequences with Meredith Greif
1:00:35
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How do we respond when regulations intended to help vulnerable tenants end up disadvantaging them even further? Professor Meredith Greif joins us to discuss her research and new book, Collateral Damages: Landlords and the Urban Housing Crisis, which explores how penalties levied against landlords can lead to stricter screening, harassment, and info…
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Ep 34: Right to Eviction Counsel with Ingrid Gould Ellen
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When eviction cases go to court, it’s typical for more than 90% of landlords to have legal representation, but less than 10% of tenants. This puts tenants at a considerable disadvantage, and helps to explain why few renters win their eviction cases; many don’t bother showing up for court hearings at all. Advocates argue that providing free legal re…
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Ep 33: Housing Transfer Taxes with Tuukka Saarimaa
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In recent years, many cities have turned to real estate transfer taxes to capture a share of price appreciation and generate revenues for public purposes. Transfer taxes are relatively popular with voters, and they are easy to collect, but they also have disadvantages compared to property taxes and land value taxes. (Shane has also endorsed higher,…
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Ep 32: Chile’s “Enabling Markets” Policy with Diego Gil
1:03:30
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Starting in the 1970s, the Pinochet dictatorship overhauled its housing policies in an effort “to transform Chile from a nation of proletarios (proletarians) to one of propietarios (property owners).” To achieve that goal, and others, Chile adopted what the World Bank would later call an “enabling markets” policy — an approach that reduced the role…
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Ep 31: Inclusionary Zoning with Emily Hamilton
1:05:52
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Cities have lived with exclusionary zoning for decades, if not generations. Is inclusionary zoning the answer? Inclusionary zoning, or IZ, requires developers to set aside a share of units in new buildings for low- or moderate-income households, seeking to increase the supply of affordable homes and integrate neighborhoods racially and socioeconomi…
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