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CURRENT HOUSING NEEDS <br /> <br />Given the data presented above, estimates of current housing needs can be <br />made. These estimates follow. <br /> <br />Housing Rehabilitation Needs <br /> <br />City sources place the number of deteriorated dwellings in the City at <br />approximately ll,O00. <br /> <br />Housin9 Replacement Needs <br /> <br />Approximately 1,375 units are too deteriorated to be saved and should be <br />replaced. <br /> <br />Housing Needs Resulting From Overcrowding <br /> <br />Building Department staff estimate that about 5,500 households are living in <br />overcrowded conditions, including 200 to 300 families living in garages and <br />families "doubling up" to share housing costs. The Department receives 55 <br />to 60 resident complaints of overcrowding per month. <br /> <br />Housing Needs Resulting From Overpayment <br /> <br />Traditionally, allocation of 25 percent of household income for housing has <br />been used as the standard to determine "overpayment". That criteria is <br />fundamentally obsolete in 1981; underwriting standards for residential sales <br />transactions customarily use a 33 to 35 percent standard, and the current <br />administration in Washington is promoting the use of a 30 percent standard <br />in assisted rental housing. <br /> <br />Pending receipt of 1980 Census data, estimates of overpayment for housing in <br />Santa Ana have been made using the best available data; estimates will be <br />made on the basis of a 30 percent standard. <br /> <br />Between 20,000 and 26,000 households are estimated to have incomes below <br />$12,500 per year; using the 30 percent standard, these households cannot <br />afford to pay more than $312 per month for housing. From the previous <br />review of housing prices, it can be assumed that most of these households, <br />except those who are long-term homeowners, are paying more than 30 percent <br />of their incomes for shelter. <br /> <br />Another 9,000 to 15,000 households are estimated to have incomes between <br />$12,500 and $20,000 annually. The higher figure equates to a shelter cost <br />of $500 at the 30 percent level. Rental units were found available below <br />this price; long-term homeowners also are likely to have lower mortgage <br />payments than currently is common. Therefore, it can be assumed that only a <br />portion of this population is overpaying for housing. <br /> <br />Newer homebuyer} are likely to be overpaying for their housing as well, <br />regardless of income level, except with respect to those at the highest <br />income ranges. These will be first-time homebuyers and those making <br /> <br /> <br />