| Frequently
Asked Questions |
Q.
If
a group home moves into my neighborhood, will my property values
go down?
A.There
is an overwhelming volume of evidence that homes for people with
disabilities do not significantly impact property values.
In a review of 47 studies from 1973—1993,
researchers found that property values remain unaffected by homes
for people with disabilities. The studies also revealed that group
homes do not make properties close to the homes harder to sell.1
For example: Julian Wolpert, Princeton University,
studied the impact of group homes for people with mental retardation
in ten NY State communities and compared the findings with 42
other communities without group homes. Wolpert found that there
was no significant difference in property values and no decline
in the value of adjacent properties in the study area.2
Another study of property market activity around
12 Philadelphia mental health facilities also concluded that no
decline in sales prices occurred due to the presence of community
homes.3
The Community Services Information Program reviewed
a total of 58 studies, spanning nearly two decades, from 1970-1989.
The research reviewed consistently demonstrated that group homes
have not negatively impacted property values or property turnover
rates.4
Among these studies, S. Breslow, Princeton University,
reviewed the impact of 16 community residences for the developmentally
disabled, mentally ill, veterans, neglected children and the elderly
on the real estate market in White Plains, NY. He found that the
homes did not depress property values and, in some cases, caused
appreciation of property values.5 (Believed to be the
result of renovations to the homes.)
In Stamford Connecticut, property values in eight
neighborhoods with group homes were compared to 23 neighborhoods
without group homes. The group homes housed chronically mentally
ill and mentally retarded adults, homeless families, adolescent
males and recovering alcoholics. The researchers concluded that
the data provided strong evidence that group homes have no
effect on property values.6
1Michael Dear, Robert
Wilton (1996) "The Question of Property Values," Campaign
for New Community, Interfaith Conference of Metropolitan Washington,
1419 V Street NW, Washington, DC 20009. 2Wolpert, Julian
(1978) "Group Homes for the Mentally Retarded: An Investigation
of Neighborhood Property Impacts," prepared for NY Office of
Mental Retardation and Developmental Disabilities; Princeton University.3Dear,
Michael (1977) "Impact Of Mental Health Facilities On Property
Values" Community Mental Health Journal, 13:150-157.4Community
Services Information Program (1990) There Goes the Neighborhood.
White Plains, NY.5Breslow, S. (1976) "The Effect
of Siting Group Homes on Surrounding Environs." Princeton University.6Coleman,
A. (1989). "The Effect of Group Homes on Residential Property
Values in Stamford, Connecticut." Stamford Connecticut. St.
Lukes Community Services.
| Frequently
Asked Questions |
Q.Are
people who are considered to be dangerous moved into DHS homes?
Will they pose a threat to my family’s safety?
A.No.
The Department of Human Services takes its responsibility to New
Jersey communities and the vulnerable people we serve very seriously.
No one who is considered to be a danger to themselves or to others
is recommended for a DHS community home.
People with disabilities are no more dangerous
than the population - at - large. Indeed, studies have shown that
people with disabilities are more likely to be victims, themselves.
Still, there are many myths associated with having a disability.
The myth that people with disabilities are dangerous creates a painful
obstacle for people with developmental disabilities or mental illness.
DHS has a 20-year track record of providing
safe, quality residential programs in local communities. These homes
are just like any other, except that there is an agency operating
the home whose staff members assist the residents. As part of their
contract obligation to the department, community agencies are responsible
for maintaining the home and property, as well as for assisting
or supervising the residents.
Specific licensing requirements for health and
safety safeguard DHS residents. The homes are licensed and inspected
regularly by DHS. The department requires its contract agencies
to adhere to an ongoing system of monthly reporting and monitoring
and social workers and residents’ family members have unrestricted
access to the homes. This combination of openness and oversight
means that any problems in the home can be quickly detected and
resolved.
Q.Is
it true that DHS homes do not pay their fair share of taxes?
A.The
majority of DHS-funded homes are operated by not-for-profit agencies.
Not-for-profit agencies may be exempt from taxes under federal
and state laws. However, the Department of Human Services strongly
encourages its provider agencies to contribute to their municipalities
in lieu of taxes, and most do. Contributions to municipalities
in lieu of taxes are an allowable cost in DHS contracts with agencies.
Q.Are
all group homes, DHS group homes?
A.Not
all group homes or apartment programs are funded by DHS. Many
religious organizations or other private entities operate community
residences, as do other departments of state government, such
as the Department of Community Affairs and the Department of Corrections.
Q.Does
DHS only fund homes in particular areas?
A.DHS
homes are available in every county of New Jersey. Some communities
may have more homes than others because the characteristics of
the area may make it more attractive to the future residents.
For instance, when purchasing a home or leasing an apartment,
the first consideration is the future residents’ choice of
a general location. Closeness to family members, work, school,
transportation, shopping, churches or synagogues and, of course,
the cost of the home are all considerations, as well.
The Department of Human Services observes
the law, N.J.S.A. 30:11-B-5, which requires DHS to ensure that homes
are geographically "available throughout the state without
unnecessary concentration." The law does not specify a quota
or limit the number of homes in a community. To assist agencies
in selecting a site for a home, DHS now has an information system
to keep track of all DHS homes and informs agencies of how many
already exist in areas under consideration.
Q.Why
aren’t communities informed when a group home is first moving
into the area?
A.Because
it is against the law to do so. Homes for people with disabilities
share the same rights as everyone else in choosing where to live.
The Federal Fair Housing Act, originally created to protect
the rights of minority groups to live where they choose, was extended
in 1988 to specifically include people with disabilities. Everyone
benefits from this right and all of us have an obligation to abide
by this federal law protecting our right to live where we choose,
without discrimination.
DHS and non-profit agencies are permitted to
discuss programs with communities once a house has been purchased
and a closing is finalized. Once a home has settled into a neighborhood,
community members find that it is just like any other home in the
community.
Q.What
laws apply to the siting of a community residence?
A.
The Federal Fair Housing Act (42 U.S.C. 3601 et seq.):
- Prohibits local zoning rules to discriminate
in housing opportunities for the disabled;
- Makes it unlawful to deny a dwelling
to any buyer or renter because of a handicap.
The Municipal Land Use Law (N.J.S.A. 40:55
D-66.1 and 66.2)
- requires all residential districts in
the State to permit new community residences.
- Specifically protects community residences
that are licensed by the State
- Prohibits municipal authorities from
excluding group homes from their communities (S.210); and requires
DHS to place handicapped individuals in community residences whenever
possible (N.J.S.A.30:6-D-13 and N.J.S.A. 30:11B-1)
- In addition, State Statute (N.J.S.A. 30:11-B-5)
requires DHS to ensure that homes for the handicapped are geographically
"available throughout the State without unnecessary concentration."
These living arrangements are established in N.J. S. A. 30:11B-1
et.seq. Stringent standards for opening, licensing and operating
a community residence are delineated in N.J.A.C.
10:44A.
Q.Who
do I call if I have questions about a community residence in my
neighborhood?
A.Contact
the agency that operates the home, or call:
1-877-DHS-LINE
(1-877-347-5463)
Department of Human Services staff will help
you get the information you request.
Return
To Index
|
