STUDY: Should Prevailing Wages Prevail? Reexamining the Effect of Prevailing Wage Laws on Affordable Housing Construction Costs

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Matt Hinkel, Michigan State University, Dale Belman, Ph.D., Michigan State University (ICERES, Institute for Construction Economic Research)

A current policy debate surrounding state prevailing wage laws is centered on whether they are costly to state governments and taxpayers. The authors contribute to this debate by extending and utilizing data from a 2017 prevailing wage study to replicate and investigate a controversial paper often cited in this debate. The authors examine the relationship between California’s prevailing wage law and the costs of building affordable housing, and they do so by going beyond the 2017 study’s estimates and estimating a carefully-constructed two-stage model. The authors find no causal effect of prevailing wages on affordable housing construction costs, contradicting previous literature. Further, in a supplemental analysis, the authors examine and highlight key methodological deficiencies present in a prior study. This timely research is designed to contribute to the current prevailing wage debate, which has important implications for researchers, practitioners, and legislators.

(PDF Copy of Full Study)

(Visit the ICERES Website)

HUD ISSUES REQUEST FOR INFORMATION ON ELIMINATING REGULATORY BARRIERS TO AFFORDABLE HOUSING

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HUD No. 19-171
HUD Public Affairs
(202) 708-0685
Tuesday, November 26, 2019

WASHINGTON – The U.S. Department of Housing and Urban Development (HUD) today published a Request for Information (RFI) seeking public comment on Federal, State, local, and Tribal laws, regulations, land use requirements, and administrative practices that artificially raise the costs of affordable housing development and contribute to shortages in America’s housing supply.

This RFI is a request for members of the public to share their knowledge and provide recommendations to HUD regarding regulations, and practices that unnecessarily impede housing supply and information on innovative practices that promote increased housing supply. Read the RFI here.

“Owning a home is an essential component of the American Dream. It is imperative that we remove regulatory barriers that prevent that dream from becoming a reality,” said HUD Secretary Ben Carson. “Through this request, communities across the country will have the opportunity to identify roadblocks to affordable housing and work with State, Federal, and local leaders to remove them.”

In this RFI, HUD is seeking information on the following:

-Specific HUD regulations, statutes, programs, and practices that directly or indirectly restrict the supply of housing or increase the cost of housing;
-Policy interventions, solutions, or strategies available to State, local, and Federal decision makers to incentivize State and local governments to review their regulatory environment or aid them in streamlining, reducing or eliminating the negative impact of State and local laws, regulations, and administrative practices;
-Ways that State-level laws, practices, and programs contribute to delays in the construction industry and specific laws, practices, and programs that could be reviewed;
-Common motivations or factors that underlie local governments’ adoption of laws, regulations, and practices that demonstrably raise the cost of housing development, and whether such factors vary geographically;
-Peer-reviewed research and/or representative surveys that provide quantitative analyses on the impact of regulations on the cost of affordable housing development;
-Performance measures, quantitative and/or qualitative, the Council should consider in assessing the reduction of barriers nationally or regionally and advantages and disadvantages of each measure; and
-Recommendations on how to best utilize HUD’s Regulatory Barriers Clearinghouse for States, local governments, researchers and policy analysts who are tracking reform activity across the country.

This RFI is a part of the work Secretary Carson is undertaking as the Chair of the White House Council on Eliminating Regulatory Barriers to Affordable Housing. The Council’s eight Federal member agencies are engaging with governments at all levels-State, local, and tribal-and other private-sector stakeholders on ways to increase the housing supply so more Americans have access to affordable housing.

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De Blasio legislation expands prevailing wage (NY)

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Stephon Johnson | 12/12/2019, 3:20 p.m.

New York City Mayor Bill de Blasio signed a bill that will expand guaranteed prevailing wages to building service workers.

“It is really a good example of doing something that will change and improve the lives of working people and at the same time allow us to keep building on the central goal of making this a city that working people can afford,” said de Blasio during a news conference for the bill’s signing. “And we are committed to our long term vision on affordable housing and appreciate how much our colleagues in labor and the unions involved here but also beyond have been supportive throughout of our larger goals on affordable housing.”

The Intro-1321 A legislation makes sure the prevailing wage for building service workers reflects and builds off of wage and benefits reforms aimed at reducing income inequality that include paid sick leave, fair work week and raising the minimum wage.

According to the city, since 2012, prevailing wages were required for building service employees in most developments where a private developer received at least $1 million in discretionary financial assistance from City Hall. But the law exempted affordable housing projects from the wage standard.

The sponsor of Intro. 1321-C, New York City Council Member Rafael Espinal, said that workers’ wages should coincide with the cost of living.

“As our city becomes a more expensive place to live, we have to push for laws that close its wealth gap,” stated Espinal. “The city is also facing a housing crisis that has to be addressed not just by looking at how much affordable housing is available, but by examining what kind of jobs are available as well.

“I introduced this prevailing wage law because it is the standard we set during the East New York Neighborhood Plan,” continued Espinal. “Of the 100% affordable housing that is being built, each building is now going to provide prevailing wages to its staff. If we did it in East New York, we can do it citywide.”

The bill covers additional developers and projects via removing the current exemption in the Prevailing Wage Law for affordable housing projects and not-for-profit developers of residential projects. Currently, building service employees in most residential projects that receive at least $1 million in financial assistance for new construction or preservation will be guaranteed the prevailing wage.

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Council OKs better pay for workers at subsidized developments (NY)

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WILL BREDDERMAN
November 14, 2019 03:39 PM

The business of affordable housing is about to get more expensive.

The City Council voted Thursday to obligate below-market housing developments that receive $1 million or more in city assistance pay prevailing wage to the staff members who maintain the structures and tend to tenant needs.

The bill’s passage marks a victory for building service workers union 32BJ SEIU and a defeat for the industry groups that argued the proposal would have a “crippling” effect on the construction of low-cost apartments.

Brooklyn Councilman Rafael Espinal’s legislation exempts affordable complexes where at least 50% of tenants are formerly homeless, disabled or receiving on-site social or health services, as well as smaller buildings and projects where the city has invested to preserve rather than construct below-market units.

Espinal insisted that his bill is a necessary component of keeping New Yorkers from being priced out of the five boroughs.

“This crisis has to be addressed not just by looking at how much affordable housing is available but also looking at what kind of jobs are available,” he said.

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Laborers Graduate Apprentices, Urge Union-Built Affordable Housing (NY)

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April 20, 2019
By Steve Wishnia

NEW YORK, N.Y.-The about 60 Laborers International Union apprentices lined up in a side room at St. Vartan Armenian Cathedral in Manhattan Apr. 17, clad in brilliant saffron-orange caps and gowns.

“When you graduate, you’re part of this forever,” Local 79 apprentice coordinator Timmy Valentine told them.

…

Introducing the commencement speaker, Public Advocate Jumaane Williams, Prohaska praised him for his work last year getting the City Council to pass the Construction Safety Training Act, a bill to expand the amount of safety training required for workers on construction projects in the city.

“Just because we build this city doesn’t mean people have to die,” Williams said. He noted that the 111 new journeymen had completed 400 hours of classes and almost 4,000 hours on the job over three years or more. “In particular, I’m thankful to see so many women graduating,” he added.

“We all know how important it is to have union jobs on construction sites,” he continued. “A union is not just a job, it’s a career.”

One thing the city can do, he said, is to make sure that the affordable housing it builds is affordable to the people who build it. He got a standing ovation when he said that if the city is giving subsidies or tax breaks to developers, “we deserve union jobs.”

Prohaska made the same point in an op-ed article published in City Limits earlier in the day. “My vision is one where developers put Bronx residents to work-and help them pursue careers-building new housing they can afford to live in,” he wrote. “Here’s how to get it done: as developers seek city and state subsidies for new construction projects in the Bronx, they should be required to hire local residents and create union career-path jobs in construction.”

Without expanding union construction careers, he said, residents, especially immigrants and people of color, will be “vulnerable to poverty wages, economic stagnation, and exploitation whenever they work on unregulated construction sites.”

(Read More)

Council bill aims to impose prevailing wage on all city-subsidized projects (NY)

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Wage and safety bills would incentivize union labor, but critics fear higher price tag.

By Jeff Coltin
JANUARY 8, 2019


New York City Councilman Ben Kallos is reintroducing a stalled bill that would require all construction workers to get paid the prevailing wage on any projects getting city subsidies.

Under state law, any project built under a government contract must pay workers the prevailing wage. Kallos’ bill would cast a much wider net, mandating the prevailing wage for not just direct government contracts, but for any projects getting grants, bond financing, tax abatements or any other sort of support valued over $1 million from the New York City government.

“The same rules should apply when the city is doing the work directly or when they’re subsidizing somebody else to do the work,” the Manhattan lawmaker told City & State.

…

Critics like the Real Estate Board of New York, which represents developers, have spent heavily in the past to oppose efforts to expand the prevailing wage requirements, claiming higher labor costs would discourage private developers from building affordable housing.

Kallos countered that paying workers less than prevailing wage actually makes the affordable housing crisis worse by creating demand for housing at deeper levels of affordability.

“I’m disappointed to learn even the construction workers can’t afford the affordable housing that they are building,” he said.

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Council bill aims to impose prevailing wage on all city-subsidized projects (NY)

Posted by National Alliance for Fair Contracting on

Wage and safety bills would incentivize union labor, but critics fear higher price tag.

By JEFF COLTIN
JANUARY 8, 2019

New York City Councilman Ben Kallos is reintroducing a stalled bill that would require all construction workers to get paid the prevailing wage on any projects getting city subsidies.

Under state law, any project built under a government contract must pay workers the prevailing wage. Kallos’ bill would cast a much wider net, mandating the prevailing wage for not just direct government contracts, but for any projects getting grants, bond financing, tax abatements or any other sort of support valued over $1 million from the New York City government.

“The same rules should apply when the city is doing the work directly or when they’re subsidizing somebody else to do the work,” the Manhattan lawmaker told City & State.

…

Critics like the Real Estate Board of New York, which represents developers, have spent heavily in the past to oppose efforts to expand the prevailing wage requirements, claiming higher labor costs would discourage private developers from building affordable housing.

Kallos countered that paying workers less than prevailing wage actually makes the affordable housing crisis worse by creating demand for housing at deeper levels of affordability.

“I’m disappointed to learn even the construction workers can’t afford the affordable housing that they are building,” he said.

(Read More)

California needs 200K construction workers to help affordability (CA)

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by Steve Randall
20 Jan 2019

The lack of housing supply has multiple factors including the cost of borrowing and materials; but a shortage of labor is also a major factor in many areas.

In California, the Housing and Community Development Department has said that the sector needs improved productivity to tackle housing affordability. But a new study says there is a key barrier to this – a workforce shortage.

Smart Cities Prevail, a construction industry-focused non-profit, says that the residential construction industry in California must do more to attract the 200,000 workers it needs to meet the ambitious goal to improve affordability.

“The data shows residential construction work is more dangerous, economically risky, and lower paying than most other jobs in our economy,” said study author Scott Littlehale. “When you consider these dynamics alongside the industry’s aging workforce, its failure to institutionalize investments in apprenticeship training, and a shrinking supply of young workers and immigrants, it is clear why the housing sector is struggling to attract the new workers it needs.”

Littlehale found residential construction workers earn 24% less per year than all other jobs on average, and less than half have health insurance coverage through their employer. This is exacerbated by a typically longer commute.

(Read More)

Prevailing Wage, Local Workers Sought for Affordable Housing Projects

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Posted by Debbie L. Sklar
March 14, 2018

Builders who receive city money for affordable housing and public works projects would be required to hire skilled, local workers and pay them a prevailing wage under a proposal advanced by a City Council committee Wednesday.

Councilwoman Georgette Gomez’s “HireSD” program would aim to lift people out of poverty by requiring developers in certain projects to hire workers who have completed apprenticeships or other training because those workers are paid a higher wage. The resulting demand for skilled workers would create an incentive for economically disadvantaged people to complete that training as a “pipeline to middle-class jobs,” the councilwoman’s Chief of Staff Dominika Bukalova said.

The plan would also require developers of certain projects to hire local people and pay a prevailing wage, a minimum wage currently paid in certain public works projects.

The rules would apply to projects that receive money from the city’s affordable housing fund and a business subsidy program. Part of the proposal is an expansion of a 2013 prevailing wage ordinance that applies to public works projects.

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Here’s why California developers must pay construction workers a fair wage

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BY SAMANTHA DRAPER
Special to The Bee
OCTOBER 27, 2017 5:00 AM

Eighty five percent of the costs associated with housing construction in California are unrelated to the wages or benefits paid to the workers who actually build it.

And since 1990, those wages, adjusted for inflation, have actually decreased by 25 percent and been redistributed into profit margins for developers, which are growing 50 percent faster than the cost of materials or labor.

Developers got most of what they wanted in housing reform legislation that Gov. Jerry Brown signed into law this month. And yet the building industry continues to complain about wages that are going to be paid to construction workers on certain projects.

The builders claim that they will need to raise prices to grow their already bulging bottom lines if they have to pay their workers enough to live. But there’s no real evidence to support this assertion.

In reality, the elimination of red tape on new housing construction likely will save most developers far more than any modest increase in their workers’ wages.

Peer-reviewed research on prevailing wages shows no impact on total project costs, because these standards promote skills training and quality workmanship that increase productivity and reduce spending on fuel and materials. And because they are market rates that reflect local cost of living, they save taxpayers the cost of subsidizing below market wages with welfare expenditures.

These aren’t abstract academic theories.

In 2015, the state of Indiana repealed its prevailing wage law. Earlier this year, the Indiana Assembly assistant Republican floor leader was asked about the effect on project costs. His response: “It hasn’t saved us a penny.”

(Read More)