West Virginians at Risk of Losing 28% of Affordable Housing Options
At 93, Anna Lee Pettit enjoys the comfort of her first-floor apartment at Morgantown’s Unity House Apartments. This arrangement allows her to receive her mail indoors and avoid the hassle of taking out the trash during the harsh winter months.
Living on Social Security benefits, Pettit credits affordable housing as a lifeline after the passing of her husband. Currently, she pays $435 a month in rent, in addition to her electric and phone bills.
“I feel fortunate that subsidized housing was available for me,” she shared. “They need to build more of them here in Morgantown to assist seniors and those with disabilities.”
Across West Virginia, over 60,000 residents depend on federal rental assistance, with a significant portion being seniors, children, and individuals with disabilities. However, many of these individuals face uncertainty as a growing number of properties approach the end of federal restrictions that keep rents affordable.
According to a recent statewide housing report, West Virginia is projected to lose more than a quarter of its federally subsidized low-income rental units within the next 5 to 10 years. Nearly 200 properties, representing 28% of the state’s total, are set to reach the end of their federal affordability period between 2029 and 2034, as per data from the National Housing Preservation Database.
Other States Have Stepped In
In response to the expiration of federal affordability restrictions, many states have proactively protected low-income renters by establishing their own state-level housing tax credits. Approximately 30 states have adopted such credits or similar preservation programs, which complement the federal credit. These state-level incentives are often utilized to fund repairs, new construction, or to extend affordability agreements with property owners once federal requirements lapse.
Neighboring states like Ohio and Virginia have successfully implemented their own housing tax programs. Ohio introduced its low-income housing tax credit in 2023, modeled after the federal program, allowing property owners to claim state credits for a decade, which can be combined with federal credits. Virginia’s housing credit, established in 2021, can be claimed for a period of 10 to 15 years.
In contrast, West Virginia has yet to adopt a similar initiative. Instead, lawmakers have focused on tax incentives for higher-cost housing developments in recent years. House Speaker Roger Hanshaw, R-Clay, and Senate President Randy Smith, R-Preston, did not respond to inquiries from Mountain State Spotlight regarding the state’s role in preserving affordable housing as federal subsidies expire.
With the absence of state-level housing incentives, the responsibility for preservation has largely fallen on the agency that administers federal programs. The West Virginia Housing Development Fund, the state’s housing authority, distributes federal housing credits to approved properties. However, as a state agency, its capabilities are primarily limited to federal resources.
Nate Testman, the fund’s interim director, noted that the agency has intensified efforts to preserve properties by collaborating with owners and utilizing tax-exempt bonds for financing renovations. “Many owners want to renew or extend affordability periods, and the WVHDF strives to facilitate this with available resources,” he explained.
Despite these efforts, Testman acknowledged that resources are constrained, and federal tax credits are highly competitive. The agency often receives two to three times the number of applications compared to the credits available.
The challenge of housing preservation is largely influenced by the design of federal housing tax credits. West Virginia requires over 20,000 additional units for households earning around half the median income. For many renters, particularly seniors and low-income families, alternatives become scarce as rents increase.
Moreover, a significant portion of the existing affordable housing is linked to federal subsidies that were not intended to be permanent. The Federal Low-Income Housing Tax Credit, the largest of these subsidies, incentivizes landlords to maintain low rents for a limited time. Developers receive tax credits over a decade and agree to keep rents affordable for 15 years, with many properties committing to affordability for up to 30 years.
Once these credits expire, property owners have the option to either maintain affordability or transition to market-rate rents. Currently, the median rent for an apartment, including utilities, stands at $850 per month in West Virginia.
For Pettit, the ongoing debate surrounding tax credits and expiring restrictions transcends policy; it’s about her stability. Living on a fixed income, she finds it challenging to accommodate rising rents. If her apartment were to lose its affordability protections, she is uncertain about her next steps. “I’m getting by,” she said. “I don’t know how people do it.”
___
This story was originally published by Mountain State Spotlight and distributed through a partnership with The Associated Press. Tre Spencer is the author.
Copyright 2026 Associated Press. All rights reserved. This material may not be published, broadcast, rewritten, or redistributed.
At 93, Anna Lee Pettit enjoys the comfort of her first-floor apartment at Morgantown’s Unity House Apartments. This arrangement allows her to receive her mail indoors and avoid the hassle of taking out the trash during the harsh winter months.
Living on Social Security benefits, Pettit credits affordable housing as a lifeline after the passing of her husband. Currently, she pays $435 a month in rent, in addition to her electric and phone bills.
“I feel fortunate that subsidized housing was available for me,” she shared. “They need to build more of them here in Morgantown to assist seniors and those with disabilities.”
Across West Virginia, over 60,000 residents depend on federal rental assistance, with a significant portion being seniors, children, and individuals with disabilities. However, many of these individuals face uncertainty as a growing number of properties approach the end of federal restrictions that keep rents affordable.
According to a recent statewide housing report, West Virginia is projected to lose more than a quarter of its federally subsidized low-income rental units within the next 5 to 10 years. Nearly 200 properties, representing 28% of the state’s total, are set to reach the end of their federal affordability period between 2029 and 2034, as per data from the National Housing Preservation Database.
Other States Have Stepped In
In response to the expiration of federal affordability restrictions, many states have proactively protected low-income renters by establishing their own state-level housing tax credits. Approximately 30 states have adopted such credits or similar preservation programs, which complement the federal credit. These state-level incentives are often utilized to fund repairs, new construction, or to extend affordability agreements with property owners once federal requirements lapse.
Neighboring states like Ohio and Virginia have successfully implemented their own housing tax programs. Ohio introduced its low-income housing tax credit in 2023, modeled after the federal program, allowing property owners to claim state credits for a decade, which can be combined with federal credits. Virginia’s housing credit, established in 2021, can be claimed for a period of 10 to 15 years.
In contrast, West Virginia has yet to adopt a similar initiative. Instead, lawmakers have focused on tax incentives for higher-cost housing developments in recent years. House Speaker Roger Hanshaw, R-Clay, and Senate President Randy Smith, R-Preston, did not respond to inquiries from Mountain State Spotlight regarding the state’s role in preserving affordable housing as federal subsidies expire.
With the absence of state-level housing incentives, the responsibility for preservation has largely fallen on the agency that administers federal programs. The West Virginia Housing Development Fund, the state’s housing authority, distributes federal housing credits to approved properties. However, as a state agency, its capabilities are primarily limited to federal resources.
Nate Testman, the fund’s interim director, noted that the agency has intensified efforts to preserve properties by collaborating with owners and utilizing tax-exempt bonds for financing renovations. “Many owners want to renew or extend affordability periods, and the WVHDF strives to facilitate this with available resources,” he explained.
Despite these efforts, Testman acknowledged that resources are constrained, and federal tax credits are highly competitive. The agency often receives two to three times the number of applications compared to the credits available.
The challenge of housing preservation is largely influenced by the design of federal housing tax credits. West Virginia requires over 20,000 additional units for households earning around half the median income. For many renters, particularly seniors and low-income families, alternatives become scarce as rents increase.
Moreover, a significant portion of the existing affordable housing is linked to federal subsidies that were not intended to be permanent. The Federal Low-Income Housing Tax Credit, the largest of these subsidies, incentivizes landlords to maintain low rents for a limited time. Developers receive tax credits over a decade and agree to keep rents affordable for 15 years, with many properties committing to affordability for up to 30 years.
Once these credits expire, property owners have the option to either maintain affordability or transition to market-rate rents. Currently, the median rent for an apartment, including utilities, stands at $850 per month in West Virginia.
For Pettit, the ongoing debate surrounding tax credits and expiring restrictions transcends policy; it’s about her stability. Living on a fixed income, she finds it challenging to accommodate rising rents. If her apartment were to lose its affordability protections, she is uncertain about her next steps. “I’m getting by,” she said. “I don’t know how people do it.”
___
This story was originally published by Mountain State Spotlight and distributed through a partnership with The Associated Press. Tre Spencer is the author.
Copyright 2026 Associated Press. All rights reserved. This material may not be published, broadcast, rewritten, or redistributed.
