Ventura County Regional Analysis of Impediments to Fair Housing Choice April 2010 Table of Contents Chapter 1 - Introduction .........................................................................................................1 A. Purpose of Report............................................................................................................1 B. Geographic Area Covered ...............................................................................................2 C. Legal Framework ............................................................................................................2 D. Lead Agency and Funding Sources ................................................................................6 E. Organization of Report ....................................................................................................6 F. Data and Methodology ....................................................................................................7 Chapter 2 - Community Outreach .........................................................................................9 A. Public Meetings ...............................................................................................................9 B. Fair Housing Survey......................................................................................................11 C. Service Provider Interviews ..........................................................................................16 Chapter 3 - Community Profile ............................................................................................17 A. Demographic Profile .....................................................................................................17 B. Household Characteristics .............................................................................................26 C. Income Profile ...............................................................................................................40 D. Housing Profile .............................................................................................................46 E. Housing Cost and Affordability ....................................................................................50 F. Housing Problems ..........................................................................................................54 G. Assisted Housing...........................................................................................................57 H. Parks and Recreation Facilities .....................................................................................65 I. Accessibility to Public Transit ........................................................................................68 Chapter 4 - Lending Practices ..............................................................................................75 A. Background ...................................................................................................................76 B. Conventional Home Loans ............................................................................................78 C. Government-Backed Home Loans ................................................................................97 D. Performance by Lender ...............................................................................................103 E. Mortgage Refinancing .................................................................................................108 F. Purchased Loans ..........................................................................................................110 G. Sub-Prime Lending Market .........................................................................................112 H. Predatory Lending .......................................................................................................114 I. Foreclosures ..................................................................................................................119 Chapter 5 - Public Policies ..................................................................................................121 A. Policies and Programs Affecting Housing Development ...........................................121 B. Building, Occupancy, Health and Safety Codes .........................................................137 C. Affordable Housing Development ..............................................................................139 D. Other Land Use Policies, Programs, and Controls ......................................................142 E. Policies Causing Displacement or Affect Housing Choice of Minorities and Persons with Disabilities ...........................................................................................................146 F. Equal Provision of and Access to Government Services.............................................147 G. Local Housing Authorities ..........................................................................................149 H. Community Participation ............................................................................................149 Regional Analysis of Impediments to Fair Housing Choice Table of Contents April 2010 Page i Chapter 6 - Fair Housing Profile ........................................................................................151 A. Fair Housing Practices in the Homeownership Market ..............................................151 B. Fair Housing Practices in the Rental Housing Market ................................................157 C. Fair Housing Services .................................................................................................162 D. Fair Housing Statistics ................................................................................................164 E. Hate Crimes .................................................................................................................181 F. NIMBYism ..................................................................................................................182 Chapter 7 - Progress Since 2005 .........................................................................................184 A. Ventura County and Participating Jurisdictions..........................................................184 B. Fair Housing Service Providers...................................................................................204 Chapter 8 - Impediments and Recommendations ............................................................206 A. Continued Impediments and Recommendations from the 2005 AI ............................206 B. New Impediments and Recommendations ..................................................................211 Regional Analysis of Impediments to Fair Housing Choice Table of Contents April 2010 Page ii List of Tables Table 1: Community Meeting Locations ................................................................................ 10 Table 2: Perpetrators of Discrimination .................................................................................. 12 Table 3: Location of Discrimination ....................................................................................... 13 Table 4: Basis of Discrimination ............................................................................................ 14 Table 5: Reason for not Reporting Discrimination ................................................................. 15 Table 6: Basis of Hate Crime .................................................................................................. 15 Table 7: Population Growth .................................................................................................... 18 Table 8: Age ............................................................................................................................ 18 Table 9: Age Distribution ....................................................................................................... 19 Table 10: Racial and Ethnic Composition (Countywide) ....................................................... 20 Table 11: Racial and Ethnic Composition .............................................................................. 21 Table 12: Racial Integration .................................................................................................... 24 Table 13: English Language Ability ....................................................................................... 25 Table 14: Household Composition and Size ........................................................................... 26 Table 15: Families with Children ........................................................................................... 27 Table 16: Large Households ................................................................................................... 29 Table 17: Large Units ............................................................................................................. 30 Table 18: Persons with Disabilities......................................................................................... 32 Table 19: Homeless Population by Jurisdiction (2009) .......................................................... 38 Table 20: Farmworker Population of Ventura County ........................................................... 39 Table 21: Income Distribution ................................................................................................ 41 Table 22: Income by Household Type ...................................................................................