City of Houston
City of Houston
Housing and Community Development
Department
Analysis of
Impediments to Fair Housing
Bill White Mayor
Milton Wilson Jr., Director
June 2005
MAYOR
Bill White
CITY OF HOUSTON
City Council
Toni Lawrence District A
Carol Mims Galloway District B
Mark Goldberg District C
Ada Edwards District D
Addie Wiseman District E
M. J. Khan District F
Pam Holm District G
Adrian Garcia District H
Carol Alvarado District I
Mark Ellis At Large-Position Number 1
Gordon Quan At Large-Position Number 2
Shelley Sekula-Gibbs, M. D. At Large-Position Number 3
Ronald C. Green At Large-Position Number 4
Michael Berry At Large-Position Number 5
CONTROLLER
Annise D. Parker
Table of Contents
I. Executive Summary ……………………………………………………….. 1
A. Introduction …………………………………………………………. 3
B. The Process ………………………………………………………… 6
II. Community Profile ………………………………………………………… 7
A. Population . ……… ..………………………………………………. 8
B. Income ………………………………………………………………. 9
C. Employment ………………………………………………………… 10
D. Education …………………………………….……………………… 11
E. Public Transportation ……………………………………………… 12
F. Housing …………………………………………………………….. 13
III. Fair Housing Law and City Policies …………..……………………..… 21
A. Fair Housing Law ………………………………………………. ..… 22
B. Enforcement ………………………………………………………… 24
C. Production and Enforcement of Affordable Units ………………. 25
D. Regulatory and Public Policy Review ……………………………. 27
E. Fair Housing Compliants…………………………………………… 30
IV. Home Mortgage Disclosure Act (HMDA) Data, Fair Housing
Survey ………………………………………………………………………. 31
A. Home Mortgage Disclosure Act Data Analysis …………………. 31
B. Fair Housing Survey ………………………….………………..…. 42
V. Barriers to Fair Housing ………………………………………………….. 43
VI. Impediments to Fair Housing ……………………………………………. 46
VII. Recommendations ……………………………………………….………… 51
TABLES
Table 1 Housing Population 1990 – 2000 8
Table 2 Household Median Income 1990 – 2000 9
Table 3 Houston Professional Employment 1990 – 2000 10
Table 4 Houston Employment 1990 – 2000 11
Table 5 Houston College Educated Household 1990 – 2000 12
Table 6 Houston Vehicles per Household in 2000 13
Table 7 Houston Housing Units 2003 14
Table 8 Comprehensive Housing Affordable Strategy 16
Table 9 Percentage Adverse Treatment in Houston Housing 22
Table 10 FHA, FSA/RHS, VA 2003 Applications Received 33
Table 11 FHA, FSA/RHS, VA 2003 Applications Originated 34
Table 12 FHA, FSA/RHS, VA 2003 Applications Denied 35
Table 13 Conventional 2003 Applications Received 36
Table 14 Conventional 2003 Applications Originated 37
Table15 Conventional 2003 Applications Denied 38
Table 16 2003 Applications for Loans to Refinance 39
Table 17 2003 Applications for Loans to Refinance Originated 40
Table 18 2003 Applications for Loans to Refinance Denied 41
Table 19 Fair Housing Practices 42
APPENDIX
Table 20 Disposition of Applications for Home Purchase Loans by Race
And Income of Applicants in 2003 54
Table 21 Disposition of Applications for Loans to Refinance or For Home
Improvements on 1-4 Family Homes Race and Income 55
Table 22 Disposition of Applications for Home Purchase Loans by Census
Tract Characteristics in 2003 56
Table 23 Disposition of Applications for Home Refinance and Home
Improvement Loans by Census Tract Characteristics for 2003 57
MAPS
Percent of Occupied Housing Units That are Owner Occupied 2000 17
Median Household Income 18
Persons 21 to 64 Years with a Disability 19
Percent of Workers 16 Years and Over Who Commute to Work by 20
Public Transportation
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