The rising cost of living has drawn a lot of attention in recent years, but it can be hard to quantify how much the average Rhode Islander is affected. The 2026 Housing Fact Book from HousingWorks RI, a research and policy organization based at Roger Williams University, attempts to do just that by providing empirical data on the state’s housing crisis.
Ocean State Media morning host Luis Hernandez spoke with Brenda Clement, executive director of HousingWorks RI, to break down the report and its implications for Rhode Island housing policy.
Interview highlights
On the impact of rising housing costs in Rhode Island
Brenda Clement: The federal government defines you as being cost-burdened if you're spending more than a third of your gross income on housing, and one out of three Rhode Islanders are spending more than that amount. And (for) renters – lower-wage renters, in particular – that number grows to be as high as 50% or 60% of renters in that category. So it's a challenge for workforce development and workforce retention, but also has huge impacts on health and educational outcomes of residents, as well.
Of the top 20 occupations in the occupation outlook published by the state's Department of Labor and Training, there's only one that pays enough to affordably rent an average two-bedroom apartment, which would require an (hourly wage) of about $45.. So you don't have housing that meets the need of workers at all income levels, but it's obviously much more pronounced for lower-wage workers, which are many of the fastest-growing jobs.
On how rising housing costs impact people of color in Rhode Island
Clement: Rhode Island's homeownership rates for Black, Hispanic, and Asian households are 5% to 11% lower than the U.S. rates. I wish I could say that affordability on (the) rental market is any better or that we don't see those same disparities, but unfortunately that is the case. Again, if you're earning the median renter income in the state, you can't afford to rent anywhere in the state either.
On how rising housing costs impact elderly citizens in Rhode Island
Clement: Even if you've paid off your house and have paid off the bank and own the house free and clear, you still have to pay taxes and insurance, and both of those things have gone up increasingly. When you're a homeowner that's on a fixed income, as well, meeting those ongoing demands and needs of the house is challenging for many individuals. For those folks over 65 who want to age in place (in) an aging community, particularly as they get older, they will rely heavily on many of the fastest-growing jobs that we're talking about: home health aides, food service industry, drivers, all of those people to help them stay safe in their home. Those are the jobs (that) are priced out of the current market.
On the proposed $120 million state housing bond
Clement: This would be to continue to work on the backlog of demand and issues that we need around affordable housing. We've been underproducing housing since the mid-1980s. With the Recovery Act and funding, we've seen a bump up in building permits over the last couple of years, which is great, but it's still about half of what we were at the peak building period. So these funds, if voters approve them – this will be our sixth housing bond that voters have generously approved – will help us continue to build and develop affordable homes and rental units across the state.
On the need for municipal and state leaders to prioritize housing development
Clement: The General Assembly has done a lot of work around zoning and land use over the last couple of years, working closely with local communities to provide them (with) support to encourage and promote development of affordable housing. So with a change of administration here statewide and in two key cities (Providence and Pawtucket), we're hoping to continue to build off of that momentum and that foundation, and continue to address affordability in particular. If we don't build the right buildings at the right price points, (we) won't solve homelessness, and it won't solve problems around affordability. But hopefully our data and information can help inform those conversations.
A number of communities have stepped up and said, "We need to be doing more." Providence, East Providence, my own community in Pawtucket, and we just need to continue to build. I've been doing advocacy and research around housing for many, many years. For a long time, I couldn't get lots of people to talk about these issues, and now everybody's talking about them, (and) more importantly, trying to think about how to develop their communities.
