Dear Friends,
The “status quo” solutions and approaches to affordable housing have not been working for the last two decades. For too many working class families, their rents are increasing much faster than their incomes.
I have a straightforward “three-pronged” approach to address affordable housing in this County: produce, preserve and protect. So far this year, we have made some progress on all three fronts.
- In January, we broke ground on the largest ever construction development of deeply affordable housing consisting of 195 homes in Silver Spring.
- In April, we created 189 units of affordable housing near the Forest Glen Metro Station and received nearly $5 million in HUD Grants and 30 vouchers to support or efforts to end homelessness.
- In May, we announced the opening of “The Leggett.” It will offer 238 units of senior affordable housing in Silver Spring.
- In our upcoming Fiscal Year 2024 Operating Budget, we are investing record funding toward creating more affordable housing opportunities.
Last December, we were approached by Action in Montgomery (AIM) with concerns from the Westchester West tenants regarding their building being sold. Tenants had already been struggling with increasingly burdensome rent increases.
This 345-unit complex has many family friendly sized two- and three-bedroom units with mostly working-class residents. These residents were concerned that the new owner would raises rents even more, which they could not afford. If we did not do something here, many of them would surely would have had to move out and be displaced.
Therefore, I directed the County’s Department of Housing and Community Affairs (DHCA) to explore having the County buy this building by exercising the County’s “Right of First Refusal.” This allows the County to match the sale offer, purchase the building and then re-sell to a partner who was committed to not pricing people out of their apartments.
I am very happy and pleased to announce that we achieved this in just over six months. The County purchased this building for $67 million on June 8. We then sold it to Enterprise Community Development.
Under the terms of this deal:
- Westchester West will serve 35 households with incomes at or below 50 percent of area media income (AMI).
- 275 households with incomes between 50 and 60 percent of AMI.
- Another 35 units will be unrestricted so as not to displace residents who earn more than 60 percent of AMI during their tenancy.
Our housing protection strategies are currently inadequate. I have seen firsthand, too many times in this County, that when affordable housing apartment buildings are bought, they too often are renovated and the current inhabitants are priced out.
If we are going to solve our affordable housing problems, we must get serious and use everything in our toolbox including using our “Right of First Refusal” to intervene whenever possible in similar transactions that will price out current residents
Rent Stabilization Legislation Being Considered at the Council
The most recent Census data reports that 35 percent of Montgomery County residents are renters. It is important that as our County grows, we think about ways to keep our community affordable for everyone.
We have voluntary rent guidelines that are aligned with inflation, but we are seeing far too many rent increases that seriously exceed inflation and are disconnected from cost increases. Under current law, we can only suggest that rent increases stay within inflation, unless a landlord can demonstrate that their costs exceed inflation, but we cannot require that they do this.
That is why I am hopeful that the County Council will pass meaningful rent stabilization measures that limit rent increases to the cost of inflation (with exceptions for landlords whose costs justify greater increases). They have begun considerations of two bills, and one of the bills, 16-23 as known as “the Home Act,” would protect tenants while also allowing landlords a fair return on their property.
The other bill, in its current form, would allow landlords to increase rents by inflation plus 8 percent. Today that would mean a 12 percent increase. Wages of our lower-paid workers, and pretty much most people, are not increasing by 12 percent, and that bill would essentially “approve” such an increase, thereby increasing the possibility of displacement.
Keeping rent in Montgomery County affordable is an idea that has been around for a long time. In fact, the last five County Executives over the past 40 years have supported measures that tie rent increases to the rate of inflation. The actual language in the current law states the County “should encourage landlords to hold rent increases at the lowest level possible.”
It is reasonable for the rent to cover the landlords expenses and a fair return, but high increases of 12 percent when inflation is 4 percent is not good policy or fair to our residents.
One Year Since Roe v. Wade was Overturned by the Supreme Court Dobbs Decision
A year ago this week, we lost the Federal protection on abortion established by Roe v. Wade 50 years ago. A recent CBS News poll that asked people how they felt the landmark Supreme Court decision impacted the country found that 57 percent thought it was mostly bad for the nation.
This decision was a blow to women's health, has resulted in outrageous restrictions in too many states and drastically reduced/essentially eliminated access to abortion for many women.
In the lead up to last summer's decision, I asked the County Council to appropriate $1 million dollars to help women's health care facilities in our area that could be inundated with visitors from states that adopted draconian rules.
A map, developed by the Myers Abortion Facility Database, finds that some women seeking an abortion drove hundreds of miles to find a clinic, doctor's office or hospital to help.
As we expected, demand for facilities providing women's health services increased here in Montgomery County. I have heard from health care professionals thanking me for the County's actions in being proactive and preparing for the heinous action of the Supreme Court's conservative majority. One of Governor Wes Moore's first acts was to release $3.5 million held up by the previous administration to pay for training and add more health professionals in Montgomery County and across Maryland. Additionally, the Maryland General Assembly passed numerous new abortion protection measures which Gov. Moore approved in early May. One of the major bills passed was HB705, which proposed a constitutional amendment that will appear before voters in the 2024 general election. Voters will decide if the state constitution should affirm that Marylanders have a “fundamental right to reproductive freedom,” including the right to prevent, continue or end one’s pregnancy. The bill was sponsored by Speaker Adrienne Jones and Senate President Bill Ferguson. Sen. Ariana Kelly also served as a leader in this effort. (Voters in Kansas and Michigan have already passed constitutional language preserving abortion access in their states.)
Other bills that passed included:
- SB 859/HB808. The Reproductive Health Protection Act shields health care providers from liability if they assist out of state patients receiving abortion services. The Senate bill was sponsored by Sen. Will Smith.
- SB 341. The Public Senior Higher Education Institutions—Reproductive Health Services Plans—Requirements will work with certain public senior higher education institutions to develop and implement a reproductive health services plan.
- SB 786. The Health—Reproductive Health Services—Protected Information and Insurance Requirements protects information and insurance information so it is not used against someone seeking an abortion in Maryland.
I said last year that the Dobbs v. Jackson Women’s Health decision turned back the clock on progress. It also put lives at risk and placed some of the most disadvantaged women in our nation in an even tougher spot than they were before. In Montgomery County, we remain committed to being a safe place for all women and protecting their right to an abortion.
Poop to Power: Renewable Natural Gas Agreement with WSSC Water
Montgomery County is always seeking innovative and sustainable practices to reduce carbon emissions. A new agreement with WSSC Water will convert methane gas captured during the wastewater treatment process to renewable natural gas that will power Ride On buses.
This is an exciting transformation of a dangerous greenhouse gas into renewable energy, which is done at the Piscataway Bioenergy Facility.
In addition to Ride On buses, some County facilities also will be able to use the renewable natural gas to help reduce our carbon footprint. Adopting sensible and sustainable measures like this will help us reach our Climate Action Plan goals.
Some Amnesty This Month on Past Due Water Bills
Another important initiative from WSSC Water is its “Get Current” Water Bill Amnesty Program. Currently, more than 83,000 accounts are past due, totaling more than $53 million in total revenue.
“Get Current” helps eligible customers with a delinquent balance as of May 1 with bill credits while waiving 100 percent of late payment charges and turn-on fees.
Eligible residential customers whose household income is below 150 percent of area median income will receive the following benefits:
- Ten percent bill credit for payment in full of the delinquent amount and 100 percent of late payment charges and turn-on fees waived.
- Five percent bill credit for 50 percent payment of the delinquent amount and successful completion of a six-month payment plan.
If you or anyone you know are behind on your water bill, please reach out to WSSC Water for possible assistance. This is an important program to share and promote to avoid water turn-offs during the hottest time of the year.
To learn more about WSSC Water’s “Get Current” program and determine if you qualify, visit wsscwater.com/getcurrent. You can find information on other customer assistance programs at wsscwater.com/assistance.
New Leadership for DHHS and DEP
The County Council this week confirmed two of my appointments to help lead the County. Many of you who have followed our County closely over the last few years are already familiar with James Bridgers. He has been an essential member of our COVID-19 response team.
Dr. Bridgers has more than 25 years of experience in program administration, development and implementation ranging from substance abuse and mental health to cancer prevention programs. I look forward to working with Dr. Bridgers in his new role as director of the Department of Health and Human Services as we tackle the physical and mental health challenges and improve the lives of Montgomery County residents.
I appointed Jon Monger as director of the Department of Environmental Protection. He joins the County after serving as the assistant deputy administrator of the United States Environmental Protection Agency. He has an impressive resume that includes serving as counsel to a presidential commission formed to investigate the 2010 Deepwater Horizon Oil Spill and assignments in the Obama administration focused on transportation and air quality. He has been a policy maker and now he wants to implement those plans and make sure they work as intended and do the most amount of good for Montgomery County residents and our environment.
I thank Jon and James for their commitments to Montgomery County. We are achieving great things here and I am proud that they are part of the effort to make our County safer and better for everyone.
World Elder Abuse Awareness Day
I joined County Councilmember Sidney Katz this week in recognizing the importance of World Elder Abuse Awareness Day, which was on June 15.
This event, supported by Montgomery County Recreation, is important because it helps educate seniors and the community on the many ways older residents could be vulnerable to scams thieves and abuse..
Around 300 people attended the celebration at the Holiday Park Senior Center in person or virtually. Attendees received safety advice from the Montgomery County Fire and Rescue Service. They also learned about popular scam attempts using cruises, trips and other supposed prizes to get seniors to give up sensitive personal information or “pay” a portion up front to “secure a great deal”—only to learn later it was, in fact, too good to be true.
Think about that phrase: “Too good to be true.” If you hear of friends and family members talking about an offer they have received and describing it that way, the best thing you can do is ask some questions to see if you can identify why these pitches are so concerning. It could help your friends and family save themselves money and embarrassment.
Another concern addressed on World Elder Abuse Awareness Day is physical harm and neglect. COVID-19 understandably isolated many people. We know it led to more physical abuse across the spectrum and that includes the senior population. It is a good idea to regularly check in with neighbors, friends and family members especially those who may spend a lot of time alone.
I want to thank the many community partners that work on senior abuse issues like the Montgomery County State’s Attorney’s Office, Montgomery County Police and DHHS’ Aging and Disability Services and Adult Protective Services.
Community Health Update
COVID-19 activity remains extremely low in Montgomery County and throughout the State. Hospitalizations are also very low with just a few hospital beds supporting people who have tested positive for COVID.
I encourage you to continue to take advantage of our free take home test kits and masks that are available at libraries across the County. DHHS is still making vaccines and bivalent boosters available for anyone that has not received a bivalent booster since it hit the market last September.
‘Pride in the Plaza’ Happening This Sunday
Get ready for Pride in the Plaza on Sunday. This event to celebrate Pride Month takes place at Veterans Plaza in Silver Spring starting at noon. There will be live performances, vendors and information at this gathering and celebration of the County’s LGBTQ+ community.
This year’s program is being put together by the group “Live in Your Truth.” I am appreciative of their efforts to create an inclusive event, attract sponsors and empower our community to creating lasting change for our LGBTQ+ residents.
I hope you support Pride in the Plaza this weekend in Silver Spring.
Eid Al-Adha
Eid Mubarak to the many communities in Montgomery County that observe Eid Al-Adha.
As always, my appreciation for all of you,
Marc Elrich
County Executive
