UCLA Housing Voice
Why does the housing market seem so broken? And what can we do about it? UCLA Housing Voice tackles these questions in conversation with leading housing researchers, with each episode centered on a study and its implications for creating more affordable and accessible communities.
Ep. 124: Reducing Homelessness with Rapid Rehousing with Brian Blackwell
Rapid rehousing provides short-term rental assistance to help people experiencing homelessness find market-rate housing. Brian Blackwell shares new research finding that it may be more effective than we thought.
Read about the Lewis Center's work at lewis.ucla.edu.
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Show notes:
Blackwell, B., & Gross, M. (2026). Does Rapid Re-Housing reduce homelessness? Journal of Urban Economics, 154, 103889.Episode 64 of UCLA Housing Voice: Ending Family Homelessness with Beth Shinn.Episode 66 of...Ep. 123: Implementing Preapproved Plan Programs with Alkarim Devani and Eric Kronberg
Last time we talked about what preapproved building plans are and how the existing U.S. programs are going. This time we talked with Alkarim Devani and Eric Kronberg, two practitioners who are designing and implementing preapproved plan programs across North America.
Read about the Lewis Center's work at lewis.ucla.edu.
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Email Shane at at shanephillips@ucla.edu and follow him on Bluesky and LinkedIn.
Show notes:
Alkarim’s company, mddl.Eric’s companies, Kronberg Urbanists + Architects and Inc Codes.The...Ep. 122: An Overview of Preapproved Building Plan Programs with Seva Rodnyansky
Preapproved plan programs promise to speed up permitting and lower the cost of building new homes. How do they work—and are they working? Seva Rodnyansky shares findings from a review of more than 40 existing programs.
Read about the Lewis Center's work at lewis.ucla.edu.
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Show notes:
Rodnyansky, S., & Su, D. (2026). Preapproved Building Plans Help Cities Improve Housing Affordability. Pew Charitable Trusts.Animated intro for The Ir...Ep. 121: Exclusionary Zoning and the Great Migration with Alexander Sahn
Why is exclusionary zoning, which restricts land to expensive single-family houses, so commonplace in the US compared to other countries? Alexander Sahn shares strong evidence that local responses to a wave of migration by Southern Blacks in the middle of the 20th century played a big role.
Read about the Lewis Center's work at lewis.ucla.edu.
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Show notes:
Sahn, A. (2025). Racial diversity and exclusionary zoning: Evidence...YIMBY Country with Michael Andersen
This episode features clips from a few episodes of Michael Andersen's one-shot podcast series, YIMBY Country: "A podcast mini-series about what happens after you legalize housing. In this case, in New Zealand."
Read about the Lewis Center's work at lewis.ucla.edu.
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Show notes:
Listen to YIMBY Country on Apple Podcasts and Spotify.Episode 45 of UCLA Housing Voice: What Happened When Auckland Upzoned Everywhere with Ryan Greenaway-McGrevy...Ep 120: How Exclusionary Zoning Hurts Poor Neighborhoods with Matthew Mleczko
When cities adopt exclusionary zoning, their housing stock becomes scarcer and less affordable over time. Matt Mleczko shares research suggesting that the impacts extend beyond exclusionary jurisdictions’ borders, hurting poor communities that have no say over their neighbors’ land use policies.
Read about the Lewis Center's work at lewis.ucla.edu.
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Show notes:
Mleczko, M. (2026). The Cumulative Exposure to Exclusionary Zoning in Impoverished Neighborhoods. Demography, 63(1), 213-239.The Nati...Ep 119: Responding to Supply Skepticism with Vicki Been
Supply skeptics don’t believe that building more homes improves affordability. Vicki Been tells us what the latest research says about their main arguments.
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Show notes:
Been, V., Ellen, I. G., & O’Regan, K. (2025). Supply skepticism revisited. Housing Policy Debate, 35(1), 96-113.Been, V., Ellen, I. G., & O’Regan, K. (2019). Supply skepticism: Housing supply and affordability. Housing Policy Debate...Ep 118: Road Scholars on Microtransit with Michael Hyland
Transit agencies are using microtransit services to increase the reach and access of their overall service. We talk with Mike Hyland about how agencies can think about pricing and fleet sizing to balance cost and service. Also, how should agencies measure the overall success of their microtransit services?
Show notes:
Hyland, M., Saha, R., & Hu, S. (2026). Peak Pricing and Transfer Discounts Can Make Microtransit More Efficient. UC Office of the President: University of California Institute of Transportation Studies. http://dx.doi.org/10.7922/G2HT2MPDSaha, Ritun and Hu, Siwei and Hyland, Michael, Optimal Fare...Ep 117: Road Scholars on Density, Displacement, and Driving with Dan Chatman
Does building housing near rail stations reduce driving, even if it prices out lower-income residents? Dan Chatman's research suggests the answer hinges not on who lives there, but on how much housing gets built.
Chatman, D. G., Xu, R., Park, J., & Spevack, A. (2019). Does Transit-Oriented Gentrification Increase Driving? Journal of Planning Education and Research, 39(4), 482-495. https://journals.sagepub.com/doi/abs/10.1177/0739456X19872255Chatman, Dan (2015) Does Transit-Oriented Development Need the Transit? Access Magazine. https://accessmagazine.org/fall-2015/does-transit-oriented-development-need-the-transit/Chatman, D. G., Rodynansky, S., Boarnet, M., Comandon, A., Snyder, B., Patel, K., & Atkins, J. (2025). Assessing the Quantification Methodology for the A...Ep 116: ‘Stuck’ Book Club pt. 3 with Yoni Appelbaum
Part 3 of our book club series on Yoni Appelbaum's 'Stuck', covering chapters 9–10. Appelbaum himself joins us to wrap up the series.
Read about the Lewis Center's work at lewis.ucla.edu.
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Show notes:
Appelbaum, Y. (2025). Stuck: How the Privileged and the Propertied Broke the Engine of American Opportunity. Penguin Random House.UCLA Housing Voice episode 112: ‘Stuck’ Book Club pt. 1 with Attorney General Rob Bonta.UCLA Housing Voice episode...Ep 115: Road Scholars on Major Transit Stops with Jacob Wasserman and Aaron Barrall
California created a definition for major transit stops in state code and ties this definition to a lot of housing policies. Jacob Wasserman and Aaron Barrall explore the different ways this definition could be interpreted and how different approaches could mean more or less land available for increased development.
Show notes:
Wasserman, J.L., Barrall, A., Millard-Ball, A., and Lee, A. (2026) “Stop” and Think about it: How the Different Interpretations of What Counts as a “Major Transit Stop” in California Make a Difference https://storymaps.arcgis.com/stories/41f86455a03a494c9a7b55e15bba1e8bWasser...Ep 114: 'Stuck' Book Club pt. 2 with Giselle Hale
Part 2 of our book club series on Yoni Appelbaum's 'Stuck', covering chapters 5–8. Giselle Hale joins us for the walkthrough, sharing her perspective as a former mayor and part of the Abundance movement.
Read about the Lewis Center's work at lewis.ucla.edu.
Follow our Substack at uclahousingvoice.substack.com.
Email Shane at at shanephillips@ucla.edu and follow him on Bluesky and LinkedIn.
Show notes:
Appelbaum, Y. (2025). Stuck: How the Privileged and the Propertied Broke the Engine of American Opportunity. Penguin Random House.Sightline Institute’s Cruel Musical Chai...Ep 113: Road Scholars on Parking Requirements with UC(LA)'s Amy Lee
California passed a landmark law in 2022 prohibiting cities from mandating minimum parking requirements near major transit stops. Amy Lee explores how cities and developers have responded.
Show Notes
Lee, A., Millard-Ball, A., & Manville, M. (2025). State Preemption in Theory and Practice: The Case of Parking Requirements. Urban Affairs Review, 1–31. https://doi.org/10.1177/10780874251385240Abstract: In U.S. law, states can override actions of local governments that contravene state interests. In practice, preemptions are often more ambiguous nudges, and local responses can vary by interpretation and interests. This paper explores one such case of state preemption: California’s 2022 law that...Ep 112: 'Stuck' Book Club pt. 1 with Attorney General Rob Bonta
We're doing a three-part book club series on Yoni Appelbaum's 'Stuck: How the Privileged and the Propertied Broke the Engine of American Opportunity.' This is episode one, covering chapters 1 through 4.
In the second half of the show, California Attorney General Rob Bonta joins us to talk about connections between the book's themes and his work enforcing housing and immigration law.
Read about the Lewis Center's work at lewis.ucla.edu.
Follow our Substack at uclahousingvoice.substack.com.
Email Shane at at shanephillips@ucla.edu and follow him on Bluesky and L...
Ep 111: Land Value Tax Would Fix This with Lars Doucet (Incentives Series pt. 11)
We close out the Incentives Series with Lars Doucet offering a primer on land value taxes, the ultimate incentive-aligned housing policy. This is part 11 of our series on misaligned incentives in housing policy.
Read about the Lewis Center's work at lewis.ucla.edu.
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Show notes:
Doucet, L. (2025). Land value return is needed, pragmatic, and achievable. Progress and Poverty [Substack].Doucet, L. (2025). Enacting Land Value Return in...
Ep 110: The Measure ULA Episode with Jason Ward and Mott Smith (Incentives Series pt. 10)
We're joined by our co-authors to discuss a few Lewis Center studies on Measure ULA, a transfer tax in the city of Los Angeles, that made a big splash. This is part 10 of our series on misaligned incentives in housing policy.
Read about the Lewis Center's work at lewis.ucla.edu.
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Email Shane at at shanephillips@ucla.edu and follow him on Bluesky and LinkedIn.
Show notes:
Manville, M., & Smith, M. (2025). The Unintended Consequences of Measure ULA. UCLA Lewis Center for...Ep 109: The Renter Wealth Creation Fund with Chris Herrmann
Enterprise Community Partners has been running a renter wealth-building program since 2022. How’s it going? And what comes next?
Read about the Lewis Center's work at lewis.ucla.edu.
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Email Shane at at shanephillips@ucla.edu and follow him on Bluesky and LinkedIn.
Show notes:
Enterprise Community Partners’ Renter Wealth Creation Fund website.The Renter Wealth Creation Fund term sheet.UCLA Housing Voice episode 108: Building Wealth by Renting with Shane Phillips and Bob Simpson.Phillips, S. (2025). Building Renter Wealth: An Evaluation of S...Ep 108: Building Wealth by Renting with Shane Phillips and Bob Simpson
Joined by a 20-year veteran of Fannie Mae, Shane shares findings from his work on a proposed new model for building renter wealth: shared prosperity rental housing.
Read about the Lewis Center's work at lewis.ucla.edu.
Follow our Substack at uclahousingvoice.substack.com.
Email Shane at at shanephillips@ucla.edu and follow him on Bluesky and LinkedIn.
Show notes:
Phillips, S. (2025). Building Renter Wealth: An Evaluation of Shared Prosperity Rental (SPR) Housing Program Design and Feasibility. UCLA Lewis Center for Regional Policy Studies.Executive summary for the...Ep 107: A Better Mortgage with Kevin Erdmann (Incentives Series pt. 9)
Fixed-rate mortgages are expensive, but adjustable-rate mortgages are volatile — but do they have to be? Kevin Erdmann pitches an alternative that captures the best qualities of both. This is part 9 of our series on misaligned incentives in housing policy.
Read about the Lewis Center's work at lewis.ucla.edu.
Follow our Substack at uclahousingvoice.substack.com.
Email Shane at at shanephillips@ucla.edu and follow him on Bluesky and LinkedIn.
Show notes:
Erdmann, K. (2021). A Suggested Mortgage Amortization Structure: Fixed Amortization, Adjustable Principal. Mercatus Center.UCLA Housing Voice ep...Highlights: Ep 106: Mortgage Lending Standards with Kevin Erdmann
This is the shortened "highlights" version of episode 106. You can listen to the full interview here.
Was the housing market really oversupplied in the mid-2000s? Kevin Erdmann says no, and he explains how this misunderstanding is at the root of present-day affordability problems. This is part 8 of our series on misaligned incentives in housing policy.
Read about the Lewis Center's work at lewis.ucla.edu.
Follow our Substack at uclahousingvoice.substack.com.
Email Shane at at shanephillips@ucla.edu and follow him on Bluesky and LinkedIn.
Show...
Ep 106: Mortgage Lending Standards with Kevin Erdmann (Incentives Series pt. 8)
Was the housing market really oversupplied in the mid-2000s? Kevin Erdmann says no, and he explains how this misunderstanding is at the root of present-day affordability problems. This is part 8 of our series on misaligned incentives in housing policy.
Read about the Lewis Center's work at lewis.ucla.edu.
Follow our Substack at uclahousingvoice.substack.com.
Email Shane at at shanephillips@ucla.edu and follow him on Bluesky and LinkedIn.
Show notes:
Erdmann, K. (2018). Housing Was Undersupplied during the Great Housing Bubble. Mercatus Center.Erdmann, K. (2024). Getting...Ep 105: Shane Talks Housing on Lusk Perspectives
Shane makes a guest appearance on USC's Lusk Perspectives to talk state housing law, barriers to missing middle housing and condos, managing transportation systems in densifying cities, building wealth for tenants, and more.
Read about the Lewis Center's work at lewis.ucla.edu.
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Email Shane at at shanephillips@ucla.edu and follow him on Bluesky and LinkedIn.
Show notes:
Overview of 40 years of California ADU reform by the California Housing Defense Fund.State of Los Angeles County Housing and Neighborhoods. Neighborhood...Ep 104: Why We Don't Build Condos with Muhammad Alameldin (Incentives Series pt. 7)
Why do many U.S. states build so few condos? Muhammad Alameldin explains the role of construction defect liability laws — and how to fix them. This is part 7 of our series on misaligned incentives in housing policy.
Read about the Lewis Center's work at lewis.ucla.edu.
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Email Shane at at shanephillips@ucla.edu and follow him on Bluesky and LinkedIn.
Show notes:
Alameldin, M., & Karlinsky, S. (2024). Construction Defect Liability in California: How Reform Could Increase Affordable Homeownership Opportunities. UC Berkeley Te...Ep 103: Fire Safety in Multifamily Housing with Alex Horowitz (Incentives Series pt. 6)
In which types of homes are people safest from fires? Alex Horowitz shares research showing that multifamily is safer than single-family housing, newer homes are much safer than older homes, and that a single stairwell’s just as good as two. This is part 6 of our series on misaligned incentives in housing policy.
Read about the Lewis Center's work at lewis.ucla.edu.
Follow our Substack at uclahousingvoice.substack.com.
Email Shane at at shanephillips@ucla.edu and follow him on Bluesky and LinkedIn.
Show notes:
Rodnyansky, S., Ho...Ep 102: Minimum Standards vs. Affordability with Benjamin Schneider (Incentives Series pt. 5)
We’ve been grappling with trade-offs between stricter building codes and declining affordability for over 100 years. Benjamin Schneider helps us trace the history. This is part 5 of our series on misaligned incentives in housing policy.
Read about the Lewis Center's work at lewis.ucla.edu.
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Show notes:
Schneider, B. (2025). The Unfinished Metropolis: Igniting the City-Building Revolution. Island Press.Schneider, B. (2025 September 22). 106 Years Ago She Predicted Today’s Hous...Ep 101: Beyond Zoning with John Zeanah and Andre D. Jones (Incentives Series pt. 4)
Your city just legalized “missing middle” housing in its zoning code… now what? With Memphis, Tennessee, as a case study, John Zeanah and Andre D. Jones discuss the hidden non-zoning barriers to developing small apartment buildings — and how to lower them. This is part 4 of our series on misaligned incentives in housing policy.
Read about the Lewis Center's work at lewis.ucla.edu.
Follow our Substack at uclahousingvoice.substack.com.
Email Shane at at shanephillips@ucla.edu and follow him on Bluesky and LinkedIn.
Show notes:
Zeanah, J. (2025). Beyond Z...Ep 100: The Big 100!! Listener Questions, (Re-)Meet the Hosts, and Book Club
The hosts gather to celebrate the 100th episode of UCLA Housing Voice. We also answer listener questions and announce the first book for our book club.
Read about the Lewis Center's work at lewis.ucla.edu.
Follow our Substack at uclahousingvoice.substack.com.
Email Shane at at shanephillips@ucla.edu and follow him on Bluesky and LinkedIn.
Show notes:
Appelbaum, Y. (2025). Stuck: How the Privileged and the Propertied Broke the Engine of American Opportunity. Penguin Random House.Appelbaum, Y. (2025 February 10). How Progressives Froze the American Dream. The Atlantic.Phillips, S. (2020...Ep 99: The ‘International’ Code Council with Jesse Zwick (Incentives Series pt. 3)
North American buildings are built different — literally. Councilmember Jesse Zwick explains how the organization behind our unusual standards is built to fail, and he makes the case for a new approach. This is part 3 of our series on misaligned incentives in housing policy.
Read about the Lewis Center's work at lewis.ucla.edu.
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Email Shane at at shanephillips@ucla.edu and follow him on Bluesky and LinkedIn.
Show notes:
Zwick, J. (2025). Out of Code: The Hidden Costs of US Building Standards.Epi...Ep 98: Elevators with Stephen Smith (Incentives Series pt. 2)
Elevators in the U.S. and Canada cost 3–5 times as much as elevators in other high-income countries. Stephen Smith explains why and how our well-intentioned elevator standards make cities less safe and accessible. This is part two of our series on misaligned incentives in housing policy.
Read about the Lewis Center's work at lewis.ucla.edu.
Follow our Substack at uclahousingvoice.substack.com.
Email Shane at at shanephillips@ucla.edu and follow him on Bluesky and LinkedIn.
Show notes:
Smith, S. (2024). Elevators. Center for Building in North America.Pa...Ep 97: Single-Stair Buildings and Eco-Districts with Michael Eliason (Incentives Series pt. 1)
This is the first episode of our series on misaligned incentives in housing policy. Michael Eliason shares insights from his book, Building for People, on building code reforms and eco-district redevelopment projects throughout Europe.
Read about the Lewis Center's work at lewis.ucla.edu.
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Email Shane at at shanephillips@ucla.edu and follow him on Bluesky and LinkedIn.
Show notes:
Eliason, M. (2024). Building for People: Designing Livable, Affordable, Low-Carbon Communities. Island Press.Youtube video of Vauban, an eco-district in Freiburg, Germany...Ep 96: Direct-to-Tenant Rent Assistance with Vincent Reina
Housing vouchers provide critical assistance to low-income renters, but roughly 40% of vouchers go unused, in part due to difficulty finding landlords to accept them. Vincent Reina shares findings from a pilot program that instead gives cash assistance directly to tenants.
Abstract:
This article examines a new rental assistance program in Philadelphia, called PHLHousing+, that disburses unconditional cash payments directly to tenants to eliminate their housing cost burden. The program is designed as a 2.5-year randomized controlled trial that aims to test the impact of direct- to-tenant cash assistance on household outcomes compared with t...
A few announcements!
Our next interview will be out soon. In the meantime, we're asking for listener questions for a special recording celebrating our 100th episode)(!!), and ideas for a UCLA Housing Voice book club. Send 'em to shanephillips@ucla.edu.
Ep 95: Low-Rise Multifamily with Tobias Peter
Seattle’s low-rise multifamily zones have produced more than 20,000 townhomes over the past 30 years. Tobias Peter discusses the impacts on affordability, homeownership, and more — including lessons for other cities.
Show notes:
Peter, T., Pinto, E., & Tracy, J. (2025). Low-Rise Multifamily and Housing Supply: A Case Study of Seattle. Journal of Housing Economics, 102082.The full catalog of AEI Housing Supply Case Studies.The Urban Institute study on upzoning effectiveness: Stacy, C., Davis, C., Freemark, Y. S., Lo, L., MacDonald, G., Zheng, V., & Pendall, R. (2023). Land-use reforms and housing costs: Does allowing for increased density lead to grea...Encore Episode: Housing Vouchers with Rob Collinson
Episode Summary: Every year, more than two million low-income households receive rental assistance through the Housing Choice Voucher program, a federal program that helps renters afford housing on the private market. Currently, only about one-quarter of those eligible for vouchers receive them due to lack of program funding, though Democrats and the Biden administration have proposed expanding it. For our first episode of 2022, Rob Collinson of the University of Notre Dame joins us to talk about how we can get more bang for our buck from housing vouchers, the benefits and drawbacks of the program’s design, an...
Ep 94: Ride-hailing for People with Disabilities with Abigail Cochran (Road Scholars pt. 4)
For people with disabilities, ride-hailing services like Uber and Lyft can be a lifeline or a pain — or both. Abigail Cochran shares what she learned from individuals with disabilities about what’s working and what’s not.
Show Notes:
Cochran, A. L. (2022). How and why do people with disabilities use app-based ridehailing? Case Studies on Transport Policy, 10(4), 2556-2562.99% Invisible podcast episode on the “curb cut effect.”Venkataram, P. S., Flynn, J. A., Bhuiya, M. M. R., Barajas, J. M., & Handy, S. (2023). Framing availability and usability of transportation for people with disabilities. Transportation Research Interdisciplinary Perspectiv...Ep 93: Equity Requirements in US Shared Micromobility Programs with Anne Brown (Road Scholars pt. 3)
Shared micromobility programs offering scooters and bikes have exploded across the US in recent years, but the benefits haven't been shared evenly. Anne Brown joins to discuss the equity goals and mandates cities are requiring of operators, and which seem to be most effective.
Show Notes:
Brown, A., & Howell, A. (2024). Mobility for the people: Equity requirements in US shared micromobility programs. Journal of Cycling and Micromobility Research, Volume 2, 2024, 100020,ISSN 2950-1059, https://doi.org/10.1016/j.jcmr.2024.100020. Brown, A., & Howell, A. (2025.) From Paper to Practice: Shared Micromobility Requirements and Outcomes (preprint; forthcoming Transportation Research Interdisplinary Perspectives).B...Ep 92: How Housing Influences Transportation Choices with Adam Millard-Ball (Road Scholars pt. 2)
Do people drive less because they live in buildings that don’t provide parking, or do they live in buildings that don’t provide parking because they drive less? That question has huge implications for how we build and rebuild our cities, yet researchers have struggled for decades to answer it conclusively. UCLA professor Adam Millard-Ball joins us to discuss new research that finally — we hope — puts the question to bed. Taking advantage of San Francisco’s affordable housing lottery, Millard-Ball and colleagues find that (as-good-as-)randomly assigning tenants to different buildings and neighborhoods has substantial impacts on their transporta...
Ep 91: Neighborhood Change and Transit Ridership with Mike Manville (Road Scholars pt. 1)
Many studies have looked at the effects of new transit infrastructure on housing prices, gentrification, and other neighborhood changes. But how does housing policy — specifically rising rents and worsening affordability — affect transit? Mike Manville takes the guest seat in the first episode of our four-part series on transportation research: Road Scholars.
Show Notes
Manville, M., King, H., Matute, J., & Lau, T. (2024). Neighborhood change and transit ridership: Evidence from Los Angeles and Orange Counties. Journal of Transport Geography, 121, 104048.Three previous episodes discussing why housing supply matters for affordability: Episode 79 of UCLA Housing Voice: Who Pays For I...Ep 90: How to Evaluate Zoning Reforms with Aaron Barrall pt. 2
When a city proposes zoning changes, how do you know whether they’ll be effective? Aaron Barrall shares how we approached the problem in Los Angeles, with lessons for similar upzoning efforts around the world. This is the second episode in a two-part conversation.
Show notes:
Barrall, A., & Phillips, S. (2024). CHIPing In: Evaluating the effects of LA’s Citywide Housing Incentive Program on neighborhood development potential. UCLA Lewis Center for Regional Policy Studies.YouTube recording of Aaron’s and Shane’s presentation at UCLA on the report’s findings.Wikipedia article about the États-Unis neighborhoo...Road Scholars Trailer
