Choosing a Tool

Once the problem is defined, goals are set, and there is some familiarity with the concepts, communities are in a better position to begin choosing tools. 

At this point, it may help to revisit some key questions:

1. Does the community have development opportunities, such as vacant lots or buildings?   Real estate development tools are particularly effective in these circumstances.
2. Is there support or opposition to new housing development in the community?  Does that feeling depend on rental vs. ownership?  Low- vs. moderate-income?  Some of the most important goals and tools can be the hardest to achieve, particularly when a group does not have a track record to which neighbors can point and have confidence in. Sometimes compromising on the program can help a group get started and gain support for future, more controversial efforts.

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   Now's a good time to go back to problems and goals. Are there some tool sets that match better than others? An exciting tool shouldn't turn a group away from its goals.
3. What does the group currently have power over? How much power can organizing and mobilizing efforts generate?  Tools that aim to control the market are most likely to be achieved by organizations that already have or can gain power at the citywide level.
4. What financial resources can the community/city access?   This is also important for real estate development tools because they often require substantial funding, especially if a community does not have a lot of vacant land or buildings.
5. Are there different levels of resources available for rental housing, ownership, or limited-equity ownership?  While commitment to strategy is important, it is also important to know what types of tools have easier access to funding than others. It is also important to know what public money is currently being spent on.
6. What role does the organization want to play? Are there groups doing some of the work already?  Are there groups in nearby communities that can provide mentorship?  Are there nonprofit housing organizations that could be partners? In deciding on specific strategies, the group should discuss what role or roles to play-organizer, developer, planner, etc. In all likelihood, it will be very hard to know the exact role at the beginning of the process.  In fact, many community groups begin a process playing one type of role and then over time shift and adjust according to community conditions and need.
   
   In some cases, neighborhood groups decide to play an organizing or planning role-creating "rules of the game" for development in their community.  In other cases, groups partner with existing nonprofit or for-profit housing organizations who are already developing or renovating housing around their city or region.  Some groups may also decide to create their own nonprofit development organizations to focus on their community.  Sometimes, tenant organizations organize to purchase their own building, but don't want to pursue development tools elsewhere. 

In the end, there is no mathematical formula for choosing a housing strategy for a particular neighborhood. Being familiar with the pros and cons of each strategy and asking lots of questions about the community and the organizations involved will help. Evaluate periodically; sometimes conditions will change and new strategies will be called for.