Viewpoints

A new white paper, available here, dives into why community-based Wi-Fi solutions are critical and necessary in affordable housing to increase digital equity and access.

By: Valerie M. Sargent, Broadband Communities 

In an era where digital access is as crucial as water and electricity, the COVID-19 pandemic exposed stark disparities in affordable housing that have been simmering for years. Michelle Norris, a dedicated advocate for digital equity, has witnessed these gaps firsthand through a 30-year career with National Church Residences, and now with her own firm, N-Sights Consulting. I recently had an opportunity to sit down with Michelle to discuss the disparities in this housing sector, along with further challenges and opportunities.

Michelle’s experience underscores a troubling reality: While market-rate senior living facilities offer residents seamless access to community networks and digital tools, affordable housing properties often lag far behind. This discrepancy became glaringly apparent during the pandemic, when affordable housing property managers struggled to communicate essential and timely information to their residents, resorting to outdated methods like physical memos on doors.

Why was it important to do a white paper?

Driven by her observations and the urgency of the moment, Michelle embarked on writing a white paper titled “Community-Based Wi-Fi Solutions Critical in Affordable Housing to Increase Equity and Access,” which Broadband Communities is glad to host on her behalf. Her goal is to highlight the pressing need for improved digital infrastructure in affordable housing and advocate for the types of systemic changes that can bridge this gap. The white paper draws from Michelle’s direct experiences and insights into the broader implications of the digital divide for vulnerable populations, particularly in times of crisis.

One of the central themes Michelle addresses is the financial and regulatory barriers that hinder the implementation of comprehensive community-wide Wi-Fi solutions in affordable housing. Unlike market-rate properties, which can absorb costs through higher rents, affordable housing operates under strict rent caps. This limitation leaves property managers and owners struggling to fund the infrastructure required to deliver necessary internet services. Additionally, regulatory bodies, such as HUD, often exclude internet costs from operational budgets, exacerbating the financial strain on affordable housing providers.

The pandemic highlighted these challenges. Although many philanthropic efforts provided free devices or digital training to residents, these initiatives were frequently ineffective without reliable internet access. Michelle’s white paper emphasizes that without a systemic overhaul in how broadband services are funded and integrated, the digital divide will persist in affordable multifamily housing. However, with new federal initiatives like the Digital Equity Act offering substantial funding, she sees a crucial opportunity for change, but time is limited.

Providing broadband service to a property isn’t necessarily digital equity.

Another significant challenge Michelle identifies is the inadequate standard of connectivity provided in affordable multifamily housing. It is often believed that connecting common areas like community rooms is sufficient in delivering broadband services to a property, neglecting the individual units. This approach falls short, especially for residents with mobility issues – prevalent in the affordable housing market serving seniors – who may struggle to access shared spaces. Michelle argues that such a limited view undermines both privacy and equitable access to essential services like telehealth.

Unnecessary barriers prevent further progress.

Moreover, Michelle sees the frustrating aspects of the regulatory landscape, particularly in the recent potential ban on bulk billing for broadband services in multi-dwelling units (MDUs) proposed by the FCC, which further complicates efforts to improve connectivity in affordable housing. These housing providers, already grappling with financial constraints and regulatory demands, can find additional barriers (like the proposed FCC restrictions) as unnecessary and extremely discouraging. As affordable housing operators focus on meeting the very demanding and time-sensitive regulatory obligations, telecommunications issues often take a backseat, perpetuating the digital divide for those who need it most. Currently serving as chair of the board for the Corporation for Supportive Housing (CSH), Michelle is also the immediate past chair of the Stewards of Affordable Housing for the Future (SAHF) and has served on the boards of LeadingAge Ohio and of National Affordable Housing Trust (NAHT).

Her background also includes service as a past president of the Ohio Housing Council and as a past president of the National Affordable Housing Management Association (NAHMA). Her extensive experience in the industry reveals that affordable housing providers often overlook telecommunications issues, focusing instead on the pressing issues of HUD regulations, tax credit rules, and state agency requirements.

This oversight leaves them unprepared to tackle connectivity challenges. She contrasts this with market-rate providers, who typically have a clearer broadband strategy, highlighting the need for affordable housing operators to develop a more comprehensive approach.

One illustrative example of the challenges faced? The Affordable Connectivity Program (ACP).

Although initially seen as a potential game changer, we discussed how its rollout was inefficient and cumbersome, particularly for older adults. The lengthy enrollment process, requiring multiple interactions and extensive time, contrasted sharply with a more streamlined approach that included internet access as part of the rental package. We must all advocate for types of systemic changes at this granular level to make it easier for residents in need and to ensure more effective and equitable connectivity.

The white paper also addresses perception issues surrounding bulk internet services. Recently, bulk services have been associated with junk fees and exploitative practices. Michelle asserts that when implemented thoughtfully, bulk services can represent a community-based approach, similar to Section 8 housing or service coordination models. By focusing on the collective wellbeing rather than on individual, piecemeal solutions, providers could better support essential services and community needs.

A substantial shift is needed to bring meaningful change.

In addition to raising awareness among affordable multifamily providers, regulators, and internet service providers (ISPs), Michelle’s white paper aims to inspire a shift toward system-wide connectivity solutions. She calls for regulators like the FCC to understand the unique challenges faced by affordable housing and to foster collaborative solutions rather than imposing more bureaucratic obstacles. The recent focus on the multifamily sector has highlighted a misunderstanding of the complexities of managed Wi-Fi systems. However, this focus risks impeding progress by failing to recognize the broader benefits of these networks, including building quality maintenance and essential monitoring functions.

Moreover, on her wish list is the creation of a broadband office within the U.S. Department of Housing and Urban Development (HUD), akin to those in various states. This office could oversee connectivity efforts in affordable housing and work to remove regulatory barriers. Such institutional support is crucial for ensuring that affordable housing developments can leverage new funding opportunities and integrate digital technologies effectively.

Government agencies, regulators, housing providers – listen up!

Ultimately, Michelle’s call to action is clear: To close the digital divide in affordable housing, we need a coordinated effort across government agencies, regulators, and housing providers. For affordable housing providers, think in terms of connectivity for your entire portfolio rather than just piloting at one property. For regulators, they will need to understand why this is all so complicated, and then do a better job of encouraging solutions as opposed to repeatedly saying no or creating barriers (such as the FCC’s proposed ban of bulk billing). By addressing financial constraints, regulatory obstacles, and outdated practices, and through embracing community-based solutions, we can move towards a future where digital equity is not just an ideal but a reality for all.

Attention affordable housing owners and developers!

Hurry – the deadline approaches! Seize the opportunity to transform your portfolio and enhance digital equity through the limited opportunity of using a Digital Equity Act grant. Managed by NTIA, these grants offer up to $12 million per applicant – an unprecedented chance to scale efforts beyond traditional philanthropic limitations! This funding can revolutionize how you approach your broadband and digital equity planning, making a significant impact on a larger number of communities across your portfolio. Apply now through the NTIA Grants Portal. Ensure your application is submitted by September 23, 2024, if you are an eligible U.S. entity, or by October 22, 2024, if you are from a U.S. territory. Act quickly! Awards will be issued on a rolling basis, with final decisions by April 20, 2025. Don’t miss out on this pivotal opportunity to drive meaningful change in affordable housing and digital access!

Once again, to read the white paper, “Community-Based Wi-Fi Solutions Critical in Affordable Housing to Increase Equity and Access,” please click here.

.Valerie M. Sargent is a multifamily speaker, trainer and executive consultant, and is the multifamily news correspondent for Broadband Communities. Contact her at http://www.valeriemsargent.com. For more information, visit http://www.bbcmag.com. For information on the white paper or questions for Michelle Norris, she can be reached at mnorris@nsights.org.

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