Durham's Housing Crisis and the Wise Exhortation of James

Today I heard a sermon based on a passage from the New Testament Letter of James.  It made me think about the current crisis of affordable housing in Durham and strategies to fix this problem.  Addressed as a letter, James looks more like a collection of wisdom teaching and moral exhortations.  Rev. Dr. William C. Turner, Jr., pointed us to the first ten verses of chapter 2.

My brothers and sisters, do you with your acts of favoritism really believe in our glorious Lord Jesus Christ? For if a person with gold rings and in fine clothes comes into your assembly, and if a poor person in dirty clothes also comes in, and if you take notice of the one wearing the fine clothes and say, “Have a seat here, please,” while to the one who is poor you say, “Stand there,” or, “Sit at my feet,” have you not made distinctions among yourselves, and become judges with evil thoughts? Listen, my beloved brothers and sisters. Has not God chosen the poor in the world to be rich in faith and to be heirs of the kingdom that he has promised to those who love him? But you have dishonored the poor. Is it not the rich who oppress you? Is it not they who drag you into court? Is it not they who blaspheme the excellent name that was invoked over you?

You do well if you really fulfill the royal law according to the scripture, “You shall love your neighbor as yourself.” But if you show partiality, you commit sin and are convicted by the law as transgressors. For whoever keeps the whole law but fails in one point has become accountable for all of it.

Housing has been driving economic restructuring for more than a decade.  At first, it was the housing bubble created by overinvestment and irrational exuberance about buying up mortgages.  That led to all kinds of bad risks in writing mortgage loans, misleading people without experience in dealing with real estate markets, repeated selling of a property for inordinate profits, lying about the reliability of mortgage-backed securities, and in general lots of swindling, taking the money, and running.

When that manipulated, false market crashed, more restructuring happened through a foreclosure crisis.  Housing values dropped so far that many business's and investor's paper wealth disappeared overnight.  High-risk securities and credit default swaps were exposed to be the emperor's new clothes.  An economic recession led to massive layoffs and soaring unemployment.  That put millions of people into foreclosure.  Efforts to ease the foreclosure crisis failed as the "bailout" turned out to benefit only the banks, the brokerages, and the very actors who had caused the economic crisis.  Average workers and homeowners were left high and dry, unable to pay for their overpriced mortgages.  The powers of government and financial institutions resisted any serious plan to offer principle reduction or debt forgiveness, which had successfully restored the economy after the Great Depression.

People who did manage to stay in their homes found the new housing market to have very low demand, so that if they needed to move or get more space for a larger family, it was almost impossible to sell their homes.  Slowly, the market started to recover.  First, all the bargain housing sold.  Next, slowly people began to be able to sell near the uninflated prices before the housing bubble.  There are still many pockets of foreclosed neighborhoods, and not all housing prices have recovered.

But now we are seeing what looks to be another bubble emerging.  Cities and municipalities are putting capital into downtowns.  They are trying to bring recovery and prosperity to city centers.  A new generation, facing a long period of high gasoline prices and tired of traffic jams for commuters has regained interest in living downtown.  These trends attract developers, which is something that is good for all of us.  Every city wants to see vibrant businesses and neighborhoods.  However, prices are skyrocketing for central city housing.  As rents and purchase prices rise, speculators begin to look into other nearby streets and communities for more land to buy up.  Lower cost housing gets razed, and the occupants have to look elsewhere, away from their neighborhoods and friends, to find a place to live.

We know this process as gentrification.  Some see it as only good--better housing units replace older, unmodernized, sometimes run-down units.  Property values rise.  More money in the neighborhoods attracts businesses and jobs.  I don't think anyone is against those kinds of things.  But many are bothered by the callousness that some have about displacement of people, relationships, institutions, and communities.  They also wonder why it is that lower income people always get displaced and told to go somewhere else.  Why can't redevelopment create spaces for people to continue in the networks and neighborhoods where their families have lived for years and decades?  Why is redevelopment only targeted to attract new colonizers of old and established communities?

No one is surprised that developers want to maximize their profits on the risk they take in building new housing.  We know they won't take those risks if they can't expect to make a profit.  Building new housing takes big up-front capital investment, so we don't begrudge developers a profit.  On the other hand, part of building a good city to live in means that people of various income levels need to share in the benefits the city has to offer.  If I live in Durham, I will depend on city, county, state, and commercial institutions to help structure schools, fire protection, medical care, and public safety.  Doctors and entrepreneurs, pharmaceutical executives and hi-tech wizards may have six- and seven-figure incomes.  But teachers, firefighters, nurses, and police will live on more meager salaries.  Shop clerks, wait staff, cooks, mechanics, maintenance workers, and cleaning staff--all of these people will contribute to making a city a good place to live.  They are fellow-members of the community, not merely servants to the ones who have more money.  All of us need a place to live.  All of us deserve to enjoy the benefits of a flourishing city.

That's why, in the wisdom of our civic traditions, leaders have seen fit to put in place programs and incentives to make sure there is adequate housing for people of many levels of income.  One such program, the Low-Income Housing Credit, provides tax subsidies for developing affordable housing that enable developers to make a profit.  Durham CAN and Self-Help Credit Union want to use that subsidy to build 80 to 100 units of housing downtown, by the Durham Station Transportation Center and across from the NC Mutual building.  City leaders have expressed a desire to see better affordable housing opportunities, and by donating this land for affordable housing development, they can do their part in helping make Durham affordable to more of its citizens.

These units would be affordable to people who make 40% to 60% of the median income of Durham County.  That means up to $37,000 for a household of one, or $43,000 for a household of two, and slightly more for larger households.  These people, working hard to bring home enough money to feed, clothe, and shelter their families are of equal importance to a flourishing city as those who make the median salary or more.  Durham has had notable success in the recent past with some affordable housing, and we hate to see that only in the past.  We are hoping this project can be the next planting of a seed, the down payment, toward a new strategy and plan for creating more high-quality, affordable housing in neighborhoods all around Durham.

Sadly, there are some who have said that downtown is for the millennials, for entrepreneurs, for people with higher incomes.  They say that Durham can find a way to provide affordable housing for lower incomes somewhere else, somewhere less in demand, somewhere less desirable, somewhere out of the way of the profits a select few desire to make.  Those kinds of arguments sound to me like there is some kind of insider decision-making going on about who gets to live in what neighborhood and who gets pushed out.  It seems that someone has in mind a "certain quality of people" that are acceptable for Durham's nice downtown.  Others need not apply.  If there is no property available for affordable housing downtown, the doughnut hole, then the next step, and we see it happening already, will be no affordable housing in the doughnut ring around downtown.

Moderate- to low-income people get pushed farther and farther away from the neighborhoods with rich heritage.  Will the last remnant of Hayti be a museum surrounded by residents who know and care nothing about the struggle and achievement of families who built a prosperous community when all odds were against them?  Will Walltown go the way of Brookstown, Hickstown, and Crest Street, to be a faint memory of a lost past?  Cities change, and neighborhoods change.  That is inevitable.  But will people of various economic levels have access to the historic neighborhoods of Durham?  Or will the profiteering incentive lead to closing off the central city from people of moderate to low income?

Enter the wise exhortation of James.  James saw a problem in some churches of his time.  He saw that people became overly impressed by the wealth or affluence of some who came to their churches.  They catered to them.  They escorted them to the best seats.  They fawned over them.  But when people whose clothes were plain or even a bit worn came into the church, they directed them to the side or the back, or even suggested they stand by the wall sit on the floor.  The text says they were showing favoritism, based on the apparent affluence of those who came to their churches.

James reminded them of the Lord whom they serve.  He reminded them of the way of Jesus, who was himself from a working class home, born under bad conditions, sympathetic with beggars, outcasts, prostitutes, and others who found themselves on hard times.  His co-workers had mostly made their livings fishing and other hard work.  James, probably from the same family as Jesus, knew what it was to be looked down on by those who thought they were better.  He reminded them that the social dynamic of poverty was exploitation, and that the wealthy gained their affluence often through paying low wages or otherwise mistreating their workers.

James knew showing favoritism was not the way that Jesus had taught and planned for his followers to live.  "Love your neighbor as yourself" was Jesus' motto.  His life and ways had shown he meant every neighbor--Samaritan and Jew, blind and sighted, man and woman, worker and manager.  If it came to a question of injustice, Jesus took the side of the oppressed and stood up to the oppressor.  James said this to remind the churches that Jesus had come to reinstate, to kick-start, God's plan for this world as a good society, "There should be no one in need among you."

So when leaders in our city say that downtown is only for millennials, we wonder which millennials do they mean?  What about millennials who become teachers?  Don't some millennials become firefighters and police officers?  I think that some millennials are nurses, city staffers, cooks, and mechanics.  Aren't they welcome downtown?  Of course, I don't think anyone intends to have only one age group in the neighborhood.  Will there be room for all economic levels, age groups, and other segments of society, or are we back to drawing red lines on our maps to indicate who we will let live in which districts?

Now I understand that James is writing to the churches, and that Durham is not a church.  I also recognize that municipalities may not do everything the way churches do.  Yes, I am familiar with the distinction between church and state.  But I also want to say that the faith of the church is that Jesus came into the world to recall Israel, and all others who would come to join in, to build the kind of beloved community that God made this world to be.  While I would not think it appropriate to ask the city to enforce everything the church believes in, I do think there are many points at which our purposes of building a flourishing community may coincide.  Not cordoning off portions of the community by wealth and class and ethnicity and race and age and family size is one of the goals that the church and the city may have in common.

One theologian said that there are times when the social agenda of the church may appropriately blend with the social agenda of the communities with which the church shares space and time.  He said it is kind of like a "spiritual osmosis."  An idea like "no more shacks" that drove the Christian community of Koinonia Farms in Americus, Georgia, to create the housing model of Habitat for Humanity over time became widely accepted by people who had no connection to Christian churches.  Church or not, most people see that this plan works, and volunteers come from all creeds and no creed to build Habitat houses together.  Making room for affordable housing in the central city, near transit stations, in the doughnut hole and all the surrounding rings of the city is a similarly worthwhile goal.  People don't want to be displaced.  They want to be able to find housing near their jobs, near their schools, near the places they like to go for fellowship, friends, and food.  At all income levels, people want to share in the good things of life.

Durham must not have a housing policy which says to the wealthy and affluent, "Please, as our favorites, take the best places in which we have invested heavily, creating them just for people of your kind," and then turns to the moderate- and low-income citizen and says, "You, who are not our favorites, are on your own, and you'll have to go away from all the good things our city has invested in, because they are for someone else."  I think James's wise exhortation speaks to this issue of urban development.  Let's keep the best, that is all, of Durham available to all of it's citizens, and not show favoritism.

Old Woman Everly, Whom We Did Not Get to See

Today as I read someone's tribute to an elderly woman who had passed away, I began to muse about Everly.  In our church, Mt. Level Missionary Baptist Church in Durham, NC, Everly eventually found and settled into her own specific roles.  It is important to remember that when we arrived at Mt. Level, we did so having left a white baptist church, where our family had to face a temporary failure in the ongoing struggle to overcome a long heritage of racial prejudice and division.

By God's grace, we had enough wisdom to know that we could not go into a black baptist church and operate on the assumptions that "we know how churches should operate."  In other words, we could not try to import our "white ways" into Mt. Level on the assumption that white baptists know more than black baptists about being a church.  So we agreed together and admitted to our new fellow church members that we were novices, learners.  Part of our own struggle had made us realize that whatever gifts we had to serve in church had been inadequate to find a path to unity in the church we had previously served.  We definitely could not claim the expertise of success.

Everly tried using her gifts at church in a number of ways.  We all know that part of her divine calling meant that she worked long hours in complex leadership and negotiation about the future of mathematics education and its availability to children of all races, ethnicities, class distinctions, and regions.  That was God's work, too.  So her  work at Mt. Level needed to complement and not conflict with her high professional calling.  Some things just did not fit.  Others did not match her abilities.  She could not get the hang of how the choir learned and sang its music.  (Insert your own joke about white people, clapping, etc., here.)  She loved the music, but clapping and moving her feet and singing--the lack of training for so many decades made this seem too much to her. 

She taught classes at several levels.  One place she landed for a few years was teaching pre-teens and middle-schoolers in Sunday School.  She helped them think about the questions they brought to the Bible and their faith.  She helped them learn to pray and care about people.  She let them know that she loved them and had high expectations for them.  For this reason, Everly always had some young people around at church who called her, or at least thought of her as "Mom."  Of course, she was a loving mom to her own progeny as well.  One of David's most important encouragements since Everly's death has been to find and look at and post the many, many pictures of himself being hugged by his mom.  That little girl who played teacher for the neighborhood kids grew to be a teacher and a mother who loved the children God gave her.

One thing she taught and encouraged these children to do was draw handmade encouragement cards for the older members of the church, the "sick and shut-in list."  They would draw flowers, landscapes, churches, and such.  They would copy or adapt pictures from their Sunday School books that had Bible scenes or Christian symbols.  They would write, "God Loves You," or "Get Well Soon," or copy words from hymns or Bible verses.  Everly would gather these colorful notes and put them in the mail to bless the lives of people who were struggling or alone.

These cards from the children were part of a bigger role Everly had taken for herself.  The group of adult women to which she officially belonged was the Adult Missionaries.  It is not strictly for women, but that was the de facto participation.  The problem with participating was it did not suit her work schedule and home duties.  So she rarely attended their regular meetings, though she participated in many of their occasional events.  But the regular task she took for herself was sending cards to the sick and shut-in.  She would buy boxes of cards with Bible verses, Christian sentiments, and various messages for birthdays, illness, sympathy, and friendship.  It was not every week, but regularly she would write notes to these people. 

Demographically, we understand that most of the older people in our society are women, whose life expectancy continues to exceed men's by about a decade.  So most of the cards were sent to women.  Although I am a minister at Mt. Level, my personality and patterns of conversation are very different from Everly's.  I often did not know the names on the sick and shut-in list.  I might have befriended some of the older adults, but I am not so good at keeping up with people.  Everly knew these women, and men, by name.  She knew their health conditions.  She knew their family members.  She knew how long since they had been able to attend church.  And she wrote them loving notes to make sure that they understood how much they mean to our church.

Probably as much as any reason that I am loved at Mt. Level is that Everly is associated with me, and that she showed so much love to these older members and their families.  If it were just Mike, few of them would ever have heard from the Broadways.  My mind does not work that way, I regret to say.  But because of Everly, the Broadways were busy caring for families and for older folks who appreciated receiving a child's drawing, a kind word, a remembrance from their church.

Everly also joined the Prayer Team, a ministry of the Missionaries.  She helped them organize their retreats and events.  At the resident mathematician, she handled the bookkeeping and received funds from people to pay for retreat expenses and such.  She learned who could afford to participate and who could not, and she made sure through her own donations and the donations she solicited from others that no one would be left out.  People came to appreciate her compassion, knowing that she would look out for those who struggled financially.

So today I read about the passing of a woman from another church.  I thought about the tribute that pastor made toward her elderly member who had died.  And I thought about what kind of "old lady" Everly would have been.  She had such sympathy and kindness toward older women.  She saw their strengths and wisdom, and she sought them out.  She learned about their adult children and the joys and struggles of being a mother across an entire life.  She met their children and learned of their love for their mothers.

When we were a very young couple, living in California where I attended seminary, Everly was befriended by Bobbi Pinson, the wife of the seminary president.  The Pinsons had known my parents when they were a young married couple, before I was born.  That friendship continued over the years, and Bill Pinson invited me to be his research assistant at the seminary.  Bobbi and Everly were a good match, even with their age difference.  One of the favorite conversations Everly had with Bobbi involved thinking about growing old.  Bobbi had been dealing with an aging relative whose struggles in life seem to have pushed her over into only seeing the bad side of things.  Having tried so hard to help this woman find some good in life, Bobbi was very frustrated.  She told Everly, "We need to practice being pleasant and not complaining now, so that when we get older, we won't be always looking at the bad side of things."  Everly often came back to that conversation and laughed about it.  She knew too well she could easily drift over into letting her fears or struggles take over her view of the world.  But she also learned to avoid falling in that pit.  And when she got tripped up, she learned to work her way out of it.

Everly demonstrated her capacity to deal with pain and struggle with grace during her time with cancer.  She rose above the consciousness of pain to think about others whom she loved.  She made sure that to the extent that she had any power to do so, her children and husband would be provided for even after she was gone.  As her friend Marsha reported, even when she was feeling so bad, she was writing Marsha a note on the anniversary of her dad's death. 

I don't mean she never talked about her pain.  Of course she did, and necessarily so.  But even though her fight against cancer became her primary work for her final year, she continued to look out for others and organize to make their lives better.  When Lydia went back to college last fall, after Everly's death, one of the things she realized that she had to face was that even when she was very sick, Everly had hopped in the car to drive to Waco to help Lydia set up her dorm or apartment and make sure she was at ease and ready for school.  We have cute pictures of Everly in her cancer cap, crashed on Lydia's bed, worn out from getting things in order to make sure her baby was set for school.  So we know that in her old age, she would have still been doing what she could to make other people's lives better and show her love to the ones God had given her.

Everly was drawn to relationships with the Mt. Level older women for various reasons.  One common remark I would hear from her is that so-and-so "is feisty" or "is spunky."  I think all of us who know Everly understand why this was attractive to her.  Everly was the definition of feisty or spunky.  She almost could not help saying what she thought, even if it might seem impolitic.  Everly believed in telling the truth and in speaking one's mind.  That is definitely the kind of old lady she would have been.

She also was drawn to women whose devotion to God had helped them make it through very painful and even devastating life events.  Although to us she was very strong, Everly often feared that she was too weak to face harsh turns of events.  She was encouraged to learn of women who had endured abuse or hardship, painful losses or betrayals, and come out able to keep on walking, keep on trusting God, keep on following Jesus.  This was her life's ambition, "I press on to make it my own, because Christ Jesus has made me his own" (Gal. 3:12).  Everly would have shown this same strength of character in her old age.  She would have been an old lady whose strength emanated and flowed into the lives of those around her.  Naomi has often said that she is thankful that her mother was a strong woman who surrounded her daughters with strong women.  This would not have changed with age, and her strength would have given a backbone to many a struggling soul.

Everly also loved to retell the funny stories and remarks she heard from the mouths of her older sisters.  She loved humor, and should I say she especially loved sarcastic humor?  Older women who found something to laugh about in their lives, even in the ways that age imposed its limits on them, were the ones she wanted to be around.  Everly, like these women, was proud and deserving of respect.  But she, like them, could still laugh about the way that life is going, poke fun at the powerful and self-important, and in general have a good time.  So for all of you blessed to hear Everly laugh so hard that she shed tears, and even snorted out loud, you know she would have been fun to be around as an old lady.

Further, Everly enjoyed listening to the wisdom of experience that came with knowing older women.  They were models of her future.  They had learned things she could not learn on her own.  Moreover, being a white woman among black women, there was another whole realm of wisdom she might not have learned in the ivory towers of power or among her own family.  These women had struggled with matters unheard of in the white suburbs.  So she listened and learned.  She wrote down things that were said to her and pigeon-holed them away in her ever-present sticky notes, whether hard copy or electronic. 

Senior adult Everly would have words of wisdom.  We know it is true because as the months and weeks drew her nearer to death, she started what she called "leaving messages."  Our friend Barbara Martin reminded me recently of the day last summer, July 4, when Barbara, her daughter Marsha, and her grandson Timothy all visited with Everly in Austin.  We did not know, but it was just two weeks before she would die.  Some of you realize that our three children, David, Naomi, and Lydia, are each separated in age by three years (one more result of sharing life with someone who is always planning with mathematics in mind).  It was three years after Lydia's birth that Marsha and Paul Lewis had their first and only child, Timothy.  So we always considered him the fourth in a series.  Everly's heart embraced him as hers too, and on that day she sat him down to say to him in her best way that he must know who he is and whose he is.  He must believe in the plans God has for him and pursue all the good that God has for him.  I don't know all of what she said, but she was practicing up for being a wise old woman. 

I wish, of course, that I could have known that wise, funny, feisty, strong, loving old woman.  It is not to be.  The cancer kept her from living that possible life.  But then again, I think I do know that woman.  The signs and pieces were there already for me to remember.  The examples she planned to follow were all around us.  And since she is still in us in many ways, I guess I'll get to grow old with her in one way.  She'll always be a voice in my thoughts, an embrace in my heart, a snide remark in my conversations, and a friend who would never leave me.