News & Insights
Photo courtesy of: Greg Land
In our previous article on workforce housing, we examined California’s housing crisis and its significant impact on recruiting and retaining educators. We highlighted the numerous benefits of affordable housing—such as boosting employee morale, reducing stress and long commutes, and, most importantly, improving student outcomes. This follow-up article offers a 10-step guide to help superintendents and district leaders initiate a sustainable affordable housing plan.
It’s important to note that these steps focus on the foundational work needed to evaluate the viability of a housing program and assess employee needs, rather than the actual implementation of a housing plan. Implementation would involve further due diligence, including site feasibility analysis, identifying financing and delivery options that align with the district’s goals, and securing proposals from qualified partners to deliver the housing.
While every district’s situation is unique, the following steps lay the groundwork for success.
Step 1: Identify a champion
Successful district programs often rely on strong leadership, and a housing initiative is no exception. A passionate and committed champion is essential. Ideally, this individual will hold a senior position, such as a superintendent, board member, or trustee, to ensure the program garners the support it needs.
Step 2: Adopt a housing resolution
The school board should adopt a resolution clearly outlining the importance of affordable housing. This may include addressing recruitment and retention challenges, reducing commute times, allowing educators to live in the communities they serve, minimizing environmental impacts, and improving educational outcomes. Once adopted, the resolution serves as a guiding framework for decision-making, signals the district’s long-term commitment, and sets the stage for community engagement.
Step 3: Retain a team of expert advisors
District housing projects in California remain complex, and most districts lack the expertise to navigate them effectively. Avoid common pitfalls (e.g., stalled initiatives) by engaging advisors focused solely on your district’s interests, without financial ties to land or development. Many firms in the industry are less likely to pursue poorly defined projects, making expert guidance essential to crafting clear, compelling requests that attract top-tier partners and funding.
Step 4: Understand the need and do your homework
Every district’s housing challenges are unique. Begin by conducting an employee survey and needs assessment to determine the scope of the issue. Collect data on housing preferences, commute patterns, desired amenities, and turnover rates. Analyze trends such as years of service, reasons for leaving, and retirement age. This data will provide valuable insights and guide your planning process.
Step 5: Engage stakeholders
Affordable housing initiatives thrive on collaboration. Engage key stakeholders early, including board members, employee unions, local officials, and community members. Building consensus around shared goals ensures smoother implementation. Involving educators directly can also provide critical insights and foster buy-in.
Step 6: Communicate the vision
Transparent, proactive, and consistent communication is crucial. Use various channels to share updates, highlight benefits for students and families, and address concerns about costs or neighborhood impact. Success stories from other districts can further reinforce the initiative’s value.
Step 7: Identify suitable sites
Many districts own underutilized land that can be repurposed for housing. Conduct an inventory of district assets, focusing on properties that are vacant or underused. While proximity to schools and public transportation is ideal, don’t restrict your search. Some sites may also serve as collateral for financing. Work with experienced real estate professionals to maximize value and ensure compliance with zoning regulations.
Step 8: Form an advisory committee to establish goals
Using survey results, stakeholder feedback, and site assessments, define your program’s goals. Will housing be exclusively for employees? Should it also generate revenue? Should new teachers receive priority? Will tenants need to vacate units when they leave the district? An advisory committee of internal and external stakeholders can help make these decisions thoughtfully and collaboratively.
Step 9: Explore funding options and delivery methods
Financing affordable housing projects often requires creativity. California districts can access funding mechanisms like low-interest bonds, tax credits, state grants, and general obligation bonds (with voter approval). Public-private partnerships are another option, leveraging private capital to reduce costs and expedite timelines. Additionally, districts can exchange property or master lease new housing developments. Expert advisors can help navigate these options.
Step 10: Determine the way forward
After completing your due diligence, you’ll have a clear plan that aligns with your goals, supported by robust data, viable sites, and funding options.
Conclusion
Developing affordable workforce housing is a strategic investment that aligns with a district’s mission to support teachers, improve student outcomes, and strengthen communities. While the process may seem daunting, even small steps can lead to significant impacts.
Brailsford & Dunlavey’s workforce housing team is here to help districts navigate this journey with confidence. If your district is considering workforce housing or you’re curious about how to get started, we’d love to connect. Reach out to schedule a short call with our team to explore how we can help you initiate a workforce housing program tailored to your district’s unique needs. Additionally, we encourage you to revisit our previous essay, “Providing homes, building futures, enhancing educational outcomes,” from last month’s issue of The B&D Perspective. Together, these resources offer a comprehensive approach to tackling one of California’s most pressing challenges. Let’s start the conversation today.
Al Grazioli is a vice president in Brailsford & Dunlavey’s Southern California PK-14 practice, where he leads initiatives to repurpose underutilized educational assets, particularly in affordable housing, to support school priorities. With over 20 years of experience in real estate and educational facility development, including leadership roles at LAUSD, he is recognized as an expert in workforce housing and resource management. He can be reached at agrazioli@bdconnect.com.
