The Fine Line
Habitat Tries to Strike Balance Between Too Little, Too Much

by Rebekah Daniel

Despite the frequency with which the phrase "simple, decent housing" finds voice in Habitat for Humanity circles, figuring out just what makes a house "simple" and "decent" is surprisingly complicated. The vulnerable child in Africa, the single mother in Guatemala and the grandmother in India know "decent" when they see it: a concrete floor, waterproof walls and a roof made of long-lasting, low-maintenance, watertight material. Electricity, where available, for the light bulb near the roof. A composting latrine for fertilizer, cleanliness and privacy. A sturdy door with a lock.

In the United States, "simple and decent" translates into "small and basic," or so it seems in current trends in home construction. According to data from the U.S. Department of Housing and Urban Development, the average house size had increased from about 1,100 square feet in the 1950s to 2,340 square feet in 2002. Habitat houses more closely resemble the '50s model.

Eighty-two percent of new single-family houses had at least a two-car garage by 2002, 55 percent had 2.5 or more bathrooms and 87 percent had central air conditioning-- features many Habitat affiliates resist.

The statistics simply prove the point that in developing countries and the United States alike, "decent" is a relative term. And while Habitat's international headquarters offers guidelines, it's the affiliates at the local level, working with volunteers and homeowners across a broad range of the income spectrum, that end up hammering out a definition they can call their own.

For 30 years and through more than 400 homes, Habitat for Humanity San Antonio has resisted the siren call of "creeping affluence"--the tendency to make each house just a little nicer than the last. It hasn't always been easy, says Stephanie Wiese, affiliate vice president of development and communications.

	Janet Sanchez

"It's human nature to want to upgrade," she says. "People start to think that their needs are everybody's needs. We spend a lot of time educating volunteers, letting them know where our families are coming from, that they don't have a lot, and that they're thrilled to have a home.

"Ten years ago we dealt with sponsors who wanted to put in granite countertops. We still work with lots of sponsors who want to upgrade, and how we answer that question is to say 'simple, decent' means something the family doesn't have to spend a lot of time and money servicing."

Janet Sanchez is one of those happy to have something--anything--better. After years of moving in search of the magic combination of space and price, the lack of permanence was wearing on her teenage daughter. She found a small, two-bedroom house to rent, but it was across from a busy convenience store with heavy traffic. Also, Cassandra shared a bedroom with her brother, a situation made more complicated by his cerebral palsy. There wasn't enough room to move his wheelchair around easily.

"It was a hassle, moving my daughter and son from one house to another," Sanchez says. "I told her one more move, and that will be to a house we own."

Sanchez's new three-bedroom house in San Antonio isn't extravagant, but at least there is now room in the kitchen for Frankie to be with Sanchez while she's cooking. Cassandra will finally have her own room--in a house she helped build, no less. Shared experiences of building, painting and laughing with volunteers make up for what the house may lack in amenities.

"If you're starting off as a homeowner, you can't expect a mansion," Sanchez says. "This is an affordable house you're buying. I'm just grateful I have a home. I would have liked to have a garage, but that's the least of my needs right now."

"We've seen what happens when we haven't done simple and decent," Wiese said. "Our houses are one story, no carport, no garage. We tell people we're housing families, not cars."

The consequences of building Habitat houses even a modicum beyond the "simple, decent" standard prove that building a house with a low-income family does not automatically liberate the family from the constraints of a low income. Carpet eventually wears out. Does the family have money to replace it, or is the old, stained carpet simply torn out, leaving a bare concrete floor? Central air conditioning may be installed, but unless there is money for the necessary periodic servicing and upkeep, it won't last nearly the life of the house. The garage that is intended to shelter a vehicle usually ends up sheltering stuff that has overflowed the house, leaving the car on the street and adding to the mortgage.

Sticking to the basics has a compelling advantage, given the need to consider long-term affordability for the homeowners. Yet Habitat houses are not simply basic shelter; they are also appreciating assets in an economy that views housing as an investment.

Simple, decent, affordable. None of the terms so closely associated with Habitat are easy to define.

"If we build a home that is atypical for a particular area or community, its market value can be negatively impacted," says Mark Van Lue, director of construction and environmental resources for Habitat.

That's if the house without amenities gets built at all. "The NIMBY (Not in My Back Yard) syndrome is alive and well in many areas that we build in," says construction specialist Russ Griffith. "In these cases, the affiliate must judge what is the minimum we would need to do to be accepted. Garages, carports and basements are sometimes required by the local government, and building permits will not be issued without them in the plans."

Air conditioning, basements and garages seem to form the battleground for determining where the line between "simple, decent" and "too much" falls. Many a volunteer grew up with multiple siblings sharing one bathroom in an un-air-conditioned house, and they survived just fine, thank you very much. By the same token, others hope to spare homeowner families from the uncomfortable, sweaty nights they remember too well. Advocates also point to the need to manage indoor humidity to reduce mold and extend the life of the house.

"The issues of air conditioning, basements and garages sometimes carry a safety factor," Van Lue says. "If there is no air conditioning in the home, windows must be left open day and night for ventilation. This leaves nothing but a fiberglass screen between the family and anyone lurking outside. Should we build in 'tornado alley' without a basement for the family to take refuge in during a storm?

"Garages are a little less important, but the argument is sometimes made that cars parked outside, especially in harsh winter climates, are less likely to start on cold mornings, making the family member late for work. And the car's usable lifespan is reduced."

It's a balancing act negotiated every day between affiliates, municipal leaders, volunteers, sponsors and homeowners.

"We tend to think of what would make the house a little nicer--'It won't cost but a little more,'" says Griffith. "The next thing we know, costs begin to creep up. Perhaps it would work well if we concentrated on what we could live without and still be comfortable."