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APPENDIX A: HOUSING CONDITION SURVEY METHODOLOGY AND RESULTS

The 2014 Oakland Housing Conditions Survey was a survey of exterior housing conditions, sometimes referred to as a “windshield survey.” This means that housing surveyors were only able to evaluate the physical conditions of a residential structure and its immediate surroundings as visible from the public right-of-way. This survey did not include any evaluation of interior housing conditions or any other physical condition not detectable from the street. BAE designed and executed the survey with input from City staff during the months of May and June 2014. Specifically, BAE designed a survey instrument to be used by housing surveyors in the field, generated a geographically stratified random sample of Oakland housing units to be surveyed, oversaw the administration of the survey by contract housing surveyors, and extrapolated citywide housing conditions from the survey results.

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Survey Results

In total, BAE surveyed 1,776 residential structures across Oakland, accounting for over 18,113 residential units62. Surveyed structures were spread relatively evenly across nine Plan Areas (e.g. West Oakland) encompassing all of Oakland except the Port and Airport areas. Between 180 and 210 structures were successfully surveyed in each Plan Area. Of these, wood frame buildings of one to four floors made up the most common construction type (94.4 percent) and 3.8 percent of surveyed structures were steel or concrete frame buildings of five or more floors. Half of surveyed structures were single family homes and one quarter of structures were buildings of two to four units or buildings of five or more units, respectively. Accessibility to surveyed structures was also evaluated; roughly one in five surveyed structures was accessible via curbs, sidewalks, and/or driveways that were in poor condition (e.g. cracked, uneven, or partially missing) and roughly seven percent of surveyed structures were on a street that did not have curbs and/or a sidewalk. Finally, for a significant majority (80.3 percent) of surveyed structures, the main entry was accessible from the street only by steps. Among surveyed structures, 1,370 (77.2 percent) were evaluated as being in sound condition, meaning that no deferred maintenance or minor damage to the structure’s exterior, foundation, roof, or windows and doors was visible from the street. One in five (369 structures or 20.7 percent) surveyed structures were evaluated as being in need of minor rehabilitation or repair for exterior deficiencies such as peeling paint or missing roof shingles. The remaining 2.3 percent of surveyed structures were evaluated as in need of moderate to substantial rehabilitation or repair or as being totally dilapidated and in need of replacement. Only four surveyed structures were deemed to be totally dilapidated and in need of replacement. Housing Condition Findings

BAE extrapolated from the raw survey results presented above to estimate the housing condition profile of all housing units in Oakland. The methodology used to extrapolate these findings accounted for the geographic distribution of and variance in the number of housing units in surveyed structure; this methodology is described in detail in the following chapter of this report. Based on the results of this survey of exterior housing conditions, BAE estimates the following profile of housing conditions among an estimated total of 170,825 housing units in Oakland:

• Three quarters (78.4 percent) of Oakland’s housing units are in sound condition. These 133,922 units show no signs of exterior damage or deferred maintenance on the portions of the structures visible from the public right-of-way.

• Nearly one quarter (19.9 percent) of housing units in Oakland are in need of minor rehabilitation or repair. These 34.004 units are in need of minor repairs such as partial re-painting or minor repair or replacement of a window or door.

62 This unit count figure is based on the Alameda County Assessor parcel database provided to BAE by the City of Oakland. BAE did not independently verify the unit count in surveyed structures.

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• Moderate to substantial rehabilitation or repair is needed for 2,635 housing units in Oakland. These units (less than two percent of all units in Oakland) are in structures that show major damage such as missing siding, holes in the roof or a roof that is listing, a tilted or cracked foundation, or missing windows or doors.

• A small number of units are completely dilapidated and in need or replacement or complete rehabilitation. In Oakland, 264 housing units show signs of excessive neglect and appear to require demolition or major rehabilitation to become habitable.

Definitions of Housing Conditions

SOUND: A unit that appears new or well maintained and structurally intact. The foundation should appear structurally undamaged and there should be straight roof lines. Siding, windows, and doors should be in good repair with good exterior paint condition. Minor problems such as small areas of peeling paint and/or other maintenance items are allowable under this category. MINOR: A unit that show signs of deferred maintenance, or which needs only one major component such as a roof. MODERATE: A unit in need of replacement of one or more major components and other repairs, such as roof replacement, painting, and window repairs. SUBSTANTIAL: A unit that requires replacement of several major systems and possibly other repairs (e.g. complete foundation work, roof structure replacement and re-roofing, as well as painting and window replacement.) DILAPIDATED: A unit suffering from excessive neglect, where the building appears structurally unsound and maintenance is none-existent, not fit for human habitation in its current condition, may be considered for demolition or at minimum, major rehabilitation will be required.

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Housing/Property Condition Survey Form

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Survey Results and Weights

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