In this article, PadSplit CEO Atticus LeBlanc argues that single-family zoning is the main barrier to affordable housing and calls for innovative solutions tailored to changing demographics. He emphasizes the need to reform outdated zoning laws that restrict housing options, proposing better utilization of existing housing stock as a cost-effective alternative to building new affordable units.
It’s that simple.
With housing costs skyrocketing and the presidential election ahead, it appears housing policy is back on the table. Let’s be clear: the main barrier to affordable housing is single-family zoning.
This isn’t new information—affordable housing and land use advocates have been sounding the alarm for decades. But we don’t just need more single-family homes layered with restrictive zoning policies. This outdated approach wastes resources and fails to meet the needs of today’s population, which includes more single adults living alone than at any point in history.
Instead, we need innovative solutions tailored to our changing demographics, with a wide range of options for purchasing or renting affordable housing. Solutions that offer stability and quality for hard-working individuals looking to get ahead.
Reimagining Affordable Housing (and Yes, a Plug for PadSplit)
Imagine if, as a renter—whether you’re just starting out, a recent college graduate, or a senior looking to downsize—you had access to a unit without hefty upfront costs. A place that’s fully furnished, with utilities, Wi-Fi, and even a washer/dryer included. Your on-time payments would be reported to credit bureaus, helping boost your credit score. You could access telemedicine services and have thousands of choices across your metro area or even nationwide.
That’s what we’ve built with PadSplit: over 14,000 units in 20 markets across the country. We’ve already helped 32,000 people, most of them workers earning a median income of $27,000, find housing.
But even with these efforts, we’re just scratching the surface of what’s needed to address America’s housing crisis.
The Problem with Zoning
So why aren’t there more affordable options or models like ours? It boils down to local zoning laws. For over a century, zoning laws have dictated what types of housing can be built where often with exclusionary and discriminatory motives. From the early 20th century onward, these laws were designed to segregate communities, a legacy that persists today. I recommend The Color of Law for anyone who wants to dig deeper into this topic.
Consider this: many cities limit the number of unrelated people who can live together in a single-family home. In Pensacola, Florida, for example, a “family” is defined as up to four unrelated people living together. But why should four unrelated people be restricted from living in a 1,500-square-foot house when a family of 20 faces no such limit?
These outdated regulations not only fail to make practical sense, but they also stifle affordable housing, forcing many into less desirable and more expensive living situations.
The Cost of Outdated Models
One consequence of restricting options like rooming houses is the rise of extended-stay motels—an option that’s almost always more expensive than a one-bedroom apartment or studio.
Why would anyone choose this? The answer is because of the major barriers to entry. When you need three times the monthly rent just to qualify, plus deposits for rent, utilities, and furnishings, it becomes nearly impossible for someone earning $37,000 a year—such as a civilian worker at the Pensacola Naval Air Station—to secure a standard apartment.
As a result, many end up paying too much for motels or, worse, living in cars or couch-surfing from one friend’s place to another.
A Call for Change
Fortunately, some progress is being made. Cities and states like Colorado are beginning to reconsider single-family zoning, but we need to accelerate this movement. With homelessness and housing instability becoming more visible and the consequences more morally untenable (thanks to the recent SCOTUS decision criminalizing homelessness), the pressure is mounting. We can’t continue with a housing model that leaves nearly half of a city’s population unable to afford even a one-bedroom apartment.
There are two main ways to solve the housing crisis: we either spend billions of taxpayer dollars to build new affordable units, or we make better use of the housing we already have. Think about the empty bedrooms and unused spaces that could be transformed into millions of affordable units without building a single new structure. This kind of innovation could solve the housing crisis with less than 1% of our existing housing stock.
Addressing Concerns About “Neighborhood Character”
Some may worry about the “character” of neighborhoods. I get it. I live in a single-family home myself, with my wife and four kids. But the character of a neighborhood doesn’t have to change just because more people are allowed to live there. In fact, it can improve. Many of America’s most desirable neighborhoods are pre-World War II areas with a mix of housing types.
Let’s ask ourselves: do the people who serve our communities deserve an opportunity to live in them? Do grocery store clerks, in-home nurses, teachers, and TSA agents deserve a roof over their heads? Because right now, many of these essential workers face homelessness or housing insecurity. It’s a matter of basic fairness. Do we want a society where full-time workers can’t afford a decent place to live?
The Way Forward
We must change our approach. This isn’t about tearing apart the fabric of American neighborhoods to line the pockets of Wall Street. It’s about ensuring our cities are livable for everyone—from high-income earners to those just getting by. It’s about having an honest conversation about the kind of communities we want and who we choose to include in them.
Reforming single-family zoning isn’t just the right thing to do; it’s the smart thing to do. It’s time to roll up our sleeves and make it happen.
Originally posted on Atticus LeBlanc’s LinkedIn newsletter, One Room at a Time.
