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| Arizona Program Replaces Substandard Housing and Raises Self-Esteem |
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A small town in the southern Arizona desert is using HUD and other federal funds to replace its substandard housing while teaching residents to work together to improve their living conditions. Through the Mutual Self-Help Program, small groups of homeowners in the town of Guadalupe have demolished and rebuilt 32 houses since 1995, with 35 more scheduled for completion by the end of next year. A special cooperative spirit keeps program families working together each weekend for a year, building their own homes and the homes of all group members. That spirit also extends to the elaborate network of partners, whose monetary and in-kind support allow Guadalupe to run the self-help program with few local tax dollars and minimal upfront contributions from program participants. For example, HUD allows the program to use participants' volunteer labor as the local match for more than $500,000 in state and county HOME funds that families use to buy building materials. This fall the town will break ground for its first subdivision of 23 self-help homes after spending $230,000 in CDGB funds to install infrastructure. Funds from CDBG, the Stardust Foundation, and the nonprofit Rural Community Assistance Corporation are helping the town build its new subdivision, which will allow residents who do not own land to build a self-help home. Other program partners run the gamut from large agencies such as the U.S. Department of Agriculture (USDA) (providing a 2-year, $250,000 grant for program operations and salaries) to small businesses such as the local caterer who prepares free lunches for construction crews. "Having all these partners can be a headache," admits Mary Hoy, Guadalupe's assistant town manager. "But it was the only way I could see to keep the program running." Financial assistance and self-help. On average, families participating in the program pay only $35,000 of their own money to own modern dwellings that cost $65,000 to build and are appraised at about $90,000. To qualify, low- and very low-income families must own their own land and agree to demolish their existing houses. The new three-, four-, and five-bedroom homes are a far cry from the makeshift housing in which families participating in the program once lived. Guadalupe, a town of 5,500 covering less than a square mile, has more substandard housing than any other town in Maricopa County. Most participants demolished homes that could best be described as shacks, with dirt floors and no electricity or indoor plumbing. "The neighbors love these new homes," says Hoy. "They make each neighborhood look so much better. The whole community is very proud of these families, whom they see working out there in 115-degree heat all summer long." While it aims to solve Guadalupe's housing crisis, the Mutual Self-Help Program is sometimes affected by that crisis. Families planning to demolish their homes must find temporary housing for the 1-year construction period—a major challenge in a town with no rental units. Participants who cannot move in with friends or family can lease one of the six temporary units—mobile homes and recreational vehicles purchased with HOME and CDBG funds. When these units are filled, however, Guadalupe families with no other options must drop out of the program. "This is one of the most difficult problems for us," says Hoy. Most participants borrow their $35,000 from USDA, which has provided more than $1.5 million in low-interest loans since 1995. Since the average family income in Guadalupe is about $15,000, participants usually have no trouble meeting the department's criteria for low- and very low-income families. The remaining cost of each home is covered by grant money, including the $500,000 in HOME funds. Program partners make a variety of in-kind contributions. Young people participating in the town's YouthBuild program and the Arizona National Guard's Project Challenge help at construction sites. The state energy office advises families on energy efficiency issues. Local businesses donate water heaters and weekend lunches to construction teams. Participants find out early that the program is no picnic. By the time their application is approved, family members have already attended 20 hours of classes in money management, construction safety, and home maintenance. Similar workshops continue after the families occupy their new homes. Before construction begins, the families form an association, elect officers, and meet weekly to iron out construction details. This collaboration includes conferring with students from Arizona State University's School of Architecture, who receive college credit to design the floor plans, and hiring subcontractors to install plumbing and electrical wiring. At least two representatives of each family must put in 8-hour shifts every Saturday and Sunday during construction, working to build the home of every family in the group. The group ends each weekend with a meeting to help families track their progress and resolve interpersonal issues. Benefits beyond housing. "Working on a project like this gives family members pride in themselves and the incentive to better themselves," says Hoy. "They have the self-esteem to say, 'I built these houses, I ran those meetings, I can go out and get the job I want.' We can't prove this. We just know in our hearts that this is what's happening." Property values in Guadalupe have risen 19 percent since the program began. At least three family members have landed construction jobs, and others have gone to work for the city or the local school. Eight families that were receiving public assistance before joining the program now are self-supporting. These results are encouraging, says Hoy, but not as important to her as the program's ripple effects. For more information, contact: Mary Hoy, Assistant Town Manager, Town of Guadalupe, 9050 South Avenida del Yaqui, Guadalupe, AZ 85283, (480) 730-3080.
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