Rep. Ryan Clancy (D-Milwaukee) speaks before a vote on a housing-related bill in the state Assembly Tuesday. (Screenshot/WisEye)

A group of housing bills that Republican lawmakers have fast-tracked since they were first announced two weeks ago made it through the Wisconsin Assembly Tuesday — most with unanimous support, but not without criticism from Democrats.

In a floor speech before the Assembly began voting Tuesday, Rep. Kalan Haywood (D-Milwaukee), assistant minority leader, said the GOP housing package fell short of what might have been possible with bipartisan discussion.

“While there is support for many of these bills on our side, we are by no means satisfied,” Haywood said.

Haywood complimented the Republican chair of the Assembly’s Housing and Real Estate committee, Rep. Robert Brooks (R-Saukville), for his “willingness to listen and work together.”

He described bills enacted in the 2023-24 session as “a bipartisan housing package that we could build on this session,” and said that in the spring, bipartisan work had begun on a new round of bills, accompanied by “honest communication with both sides and with stakeholders.”

Those discussions stopped abruptly in June, Haywood said, and when the bills came out two weeks ago the results were “half baked.”

“There are some good things in these bills that may help create some additional housing, but we could have done much more,” Haywood said.

A series of procedural votes on the floor Tuesday surrounding one bill — AB 455, creating a grant program for condominium conversions from multi-family homes — was emblematic of the gap between how Democrats and Republicans viewed not just the legislation but the larger issue of housing.

In the Housing and Real Estate Committee meeting Friday, Oct. 3, Rep. Ryan Clancy (D-Milwaukee) managed to persuade three Republicans to join the panel’s Democrats to pass an amendment that expanded the bill to include housing cooperatives, not just condominiums.  

After the amendment was adopted, Sen. Steve Nass (R-Whitewater) sent an email written in red to all state lawmakers of both parties, mocking Clancy’s amendment as applying to “communes” and criticizing its Republican supporters.

When the bill reached the floor Tuesday, the original author, Rep. Dave Murphy (R-Greenville), submitted a rewrite, known as a substitute amendment.

The rewrite included another amendment, from Democrat, Rep. Lori Palmeri (D-Oshkosh), giving tenants of a building being converted to condos the right of first refusal to purchase their residence. But it omitted the Clancy amendment.

“We had a brief and awesome moment of bipartisanship this last week, and then we had an all red email from Senator Nass,” Clancy said on the Assembly floor. “I did not realize that my Republican colleagues were beholden to him and not even their own leadership there.”

The substitute amendment, Clancy said, would “strike out this bipartisan amendment and just turn it into another handout to developers.”

Brooks, the housing committee chair, had announced at the Republican press conference before the floor session that cooperatives would be stripped out, calling the approach “very difficult to manage because of the financing mechanisms and other things.”

Clancy said he would vote for the legislation despite the removal of his amendment. “But it is so disappointing to have to do that because we had something better in front of us,” he added.

The bill, like most of the bills up for a vote Tuesday, passed on a voice vote.

Others that passed with broad support included AB 424, updating requirements for the rental of mobile and manufactured homes; AB 451, allowing cities and villages to designate residential tax incremental districts to help fund infrastructure improvements; AB 452, allowing land subdividers to certify their designs and public improvements comply with state requirements; and AB 456, making a variety of changes to real estate transaction practices.

A handful of measures labeled as housing bills passed with little or no support from Democrats.

AB 453 would require local communities to grant rezoning requests for housing developers if they meet certain conditions, including that the area is projected as residential in the community’s comprehensive plan. The party-line vote was 55-39.

Rep. Mike Bare (D-Verona) said the measure fell short of what could have been done and that it lacked funding for local governments that would have to bear the cost it would impose. The bill’s author. Rep. David Armstrong (R-Rice Lake) vowed to seek funding in the next state budget.

AB 450 would put off the effective date of Wisconsin’s updated commercial building code until April 1, 2026. Originally blocked in 2023, the new code was reinstated by the the Department of Safety and Professional Services (DSPS) after a state Supreme Court ruling this July held that state laws allowing the Legislature to block executive branch administrative rules indefinitely were unconstitutional.

The current effective date is Nov. 1.

Rep. William Penterman (R-Hustisford) said delaying the code further was needed “for clarity” because builders had been planning projects under the previous code.

After the GOP majority rejected an attempt by Democrats to replace the bill with language that increased funding for DSPS on a 54-41 party-line vote, the legislation passed on a voice vote — but with substantial, audible cries of “No” from Democrats.

AB 366 would allow landlords to demand a written statement from a licensed health professional attesting to a tenant’s need for an emotional support animal.

“There are numerous people that have contacted us about the fraudulent means of how you can get a service dog,” state Rep. Paul Tittl (R-Manitowoc), said at a Republican press conference before the floor session.

On the floor, Clancy criticized the bill for potentially harming people for whom emotional support animals are a necessity but who are unable to see  a health professional.

“To the extent that there is a problem, where we want to actually certify that some animals are supportive and some are not, we can fix that problem,” Clancy said. “But that requires actually talking to the stakeholders before taking pen to paper.”

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No matter what kind of home you live in, challenges will pop up.

If you own your home and a pipe starts leaking, you might call a plumber. If you rent, you call your landlord. But what if you own your home and rent the land underneath it?

Thousands of Wisconsin residents own manufactured homes and pay to anchor their homes in communities, often called mobile home or trailer parks. Owners of manufactured homes are responsible for repairs to their homes but rely on park owners to maintain things like roads, water drainage and sewage. 

And if landlords don’t respond and conditions deteriorate? A patchwork of laws and regulations governing manufactured housing leaves residents unsure of where to turn.

Here’s a list of options:

• Those with issues surrounding park maintenance should file a complaint with the Department of Safety and Professional Services using its online form. DSPS licenses manufactured home communities and determines if complaints warrant inspection and potential discipline. The agency accepts anonymous complaints. Find more information here. In 16 counties, the DSPS has delegated inspection authority to local health departments. Find a list of delegated counties here. 

• If the issue involves eviction, lease agreements or other landlord-tenant issues, contact the Wisconsin Department of Agriculture, Trade and Consumer Protection. Residents can submit an online complaint here. Complainants can leave identifying information off of the form, but it may limit DATCP’s ability to help address the issue. The agency contacts businesses on behalf of tenants to try to mediate problems, although the agency lacks the power to force mediation. Complaints — resolved or not —  help the agency track potentially unfair business practices. 

• County health officials have jurisdiction over complaints related to health and safety. Find contact information for your local agency here. 

• City, town and village officials can also adopt their own regulations on manufactured housing communities. Consider asking local officials about requirements in your community and who enforces them. 

Need help paying for repairs? 

Tomorrow’s Home Foundation, partially funded by the state, grants low-income manufactured home owners up to $3,000 for repairs or modifications or up to $1,500 to dispose of uninhabitable homes. Learn more about eligibility here, and download an application here. 

Have a question or know of a resource we should add to this list? Contact Addie Costello at acostello@wisconsinwatch.org.

Have an issue with a manufactured housing park? Here’s what to know is a post from Wisconsin Watch, a non-profit investigative news site covering Wisconsin since 2009. Please consider making a contribution to support our journalism.

The state Assembly approved a rash of bills on Tuesday aimed at expanding affordable housing in Wisconsin.

The post Assembly approves GOP housing package, including building code bill appeared first on WPR.

A builder frames a house under construction. An Assembly committee advanced a dozen bills Thursday, with several aimed at expanding the construction of affordable workforce housing. (Spencer Platt | Getty Images)

A dozen bills, some aimed at addressing the need for affordable workforce housing according to their Republican authors, passed the Assembly’s Housing and Real Estate Committee Thursday, with all but three gaining bipartisan support.

Several of the measures have already been put on the tentative calendar for the Assembly floor session scheduled for Tuesday, Oct. 7.

AB 182, would modify Wisconsin’s low-income housing tax credit and require the Wisconsin Housing and Economic Development Authority (WHEDA) to ensure that 35% of the tax credits it allocates are for projects in rural areas of Wisconsin.

AB 449 would require local municipalities with zoning to permit accessory dwelling units on the property of existing single family homes.

AB 451 would create residential tax incremental districts, to encourage residential developments with the resulting increases in property tax collection used to fund infrastructure investment. That measure passed the panel 12-2.

AB 454 would establish a workforce home loan fund through WHEDA to provide gap financing for new construction or significant rehabilitation of a single family home for the borrower.

AB 455 would establish a grant program at WHEDA for the owners of apartment buildings to offset converting their properties to condominiums. In an unanimous vote, the committee approved an amendment from state Rep. Lori Palmeri (D-Oshkosh) requiring grant recipients to give current occupants in a building being converted an opportunity to purchase their unit.

State Rep. Ryan Clancy (D-Milwaukee) persuaded a majority of the committee, including four Republican members, to adopt an amendment allowing the proposed grants to be used for conversions to housing cooperatives as well as condominiums.

“Housing co-ops are an important alternative for households in our communities that lack the means to individually purchase and maintain stable housing,” Clancy said in a statement issued after the vote. “They provide the assurance of predictable costs, create the potential for innovative forms of cost sharing and cost reduction, and help strengthen the communities that embrace this well-proven model.”

Clancy’s statement also included a thank-you to the Republicans who voted with the committee’s five Democrats to pass the amendment, as well as the committee chair, Rep. Robert Brooks (R-Saukville), “for giving my proposed amendment to AB 455 a fair hearing.”

Clancy’s statement prompted Sen. Steve Nass (R-Whitewater) to email Republicans and Democrats in both chambers castigating Clancy and the Republicans who voted for his amendment for adding “communes” to the bill.

Four other bills involved largely technical matters, one lowering real estate transfer fees, one updating the requirements for renting mobile homes, one enabling subdivision developers to certify that improvements comply with state requirements, and one on changes in real estate practices for single- to four-family homes. All passed with unanimous or nearly unanimous votes.

Divided on party lines

Committee members split on a bill that would allow landlords to demand a written statement from a licensed health professional attesting to a tenant’s need for an emotional support animal.

The bill’s author, state Rep. Paul Tittl (R-Manitowoc), asserted at a public hearing that there was a “rising trend of emotional support and service animal misrepresentation in Wisconsin.” All nine committee Republicans voted for the bill and all five Democrats against it. 

On a second party-line vote, a bill giving developers an automatic rezoning right for residential projects if they met certain conditions passed with only the Republicans voting in favor.

The committee also passed on party lines legislation that would put off the effective date of Wisconsin’s updated commercial building code until April 1, 2026.

The building code update had been blocked in 2023, but a state Supreme Court ruling this July held that state laws giving the Legislature the power to block executive branch administrative rules indefinitely were unconstitutional.

After the Court’s ruling, the Department of Safety and Professional Services moved ahead to promulgate the new code, originally setting a Sept. 1 starting date. The department later postponed the effective date to Nov. 1.

In addition to the committee’s 9-5 vote Thursday on the bill postponing the date again, 29 Republican lawmakers sent DSPS Secretary-designee Dan Hereth a letter Wednesday also seeking to postpone the effective date to April 1. 

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• Wisconsin’s government is failing to enforce basic protections for owners of manufactured homes at a time when private equity firms are buying up parks to maximize profits.

• State regulators rarely inspect parks, allow many to go unlicensed and don’t even know which parks are operating.

• A patchwork of laws and regulations governing manufactured housing leaves residents unsure of where to turn when conditions deteriorate.

Priced out of traditional homes during an affordability crisis, many in Wisconsin have found another way to pursue an ownership dream.

Experts estimate that more than 100,000 Wisconsin residents live in manufactured homes, the more accurate name for what many call mobile homes or trailers — structures that make up the country’s largest portion of unsubsidized low-income housing. Many live in parks where they own their homes but rent the land beneath them. 

But Wisconsin’s government is failing to enforce basic protections for residents at a time when private equity firms are buying up parks to maximize profits, a Wisconsin Watch/WPR investigation found.

Wisconsin law requires operators to keep parks “in a clean, safe, orderly and sanitary condition at all times.” The Department of Safety and Professional Services (DSPS) is supposed to enforce that law and licensing standards. But it rarely inspects parks, allows many to go unlicensed and doesn’t even know which parks are operating.

Separate state and local agencies handle issues related to leasing, water quality, and health and safety at parks. That patchwork leaves residents unsure of where to turn when conditions deteriorate.

“I don’t know what to do or if I have any rights,” a park resident in Wisconsin Rapids wrote to the Wisconsin Department of Agriculture, Trade and Consumer Protection.

“Why is our government not looking into any of this?” a Hudson resident asked DATCP while facing septic tank failures and surging rent.

In Forest Junction: “I picked this location over a decade ago because of its affordability. I have nowhere to go.”

In Amery: “They know we do not have the resources to move the trailer out of the community.”

In Whitewater: “I don’t know who to reach out to. I’m so stuck.”

WPR and Wisconsin Watch spent six months speaking to manufactured home residents statewide. Some described tight-knit, peaceful and affordable communities. But others detailed sewage backups, dramatic rent hikes, hazardous dead trees and foul-smelling water — all while frustrations simmered with unresponsive landlords and regulators.

What many call mobile homes aren’t actually mobile. Moving them can cost more than $10,000, with risks of damaging older structures. That traps residents when park conditions worsen.

Predatory companies know this, said Paul Terranova, Midwest community organizer with the nonprofit MHAction, which advocates for park residents nationwide. 

While tallying every U.S. manufactured home community is difficult, experts estimate Wisconsin has more than 900, with 80 tied to private equity, according to data from the Private Equity Stakeholder Project, a nonprofit watchdog. 

Wisconsin regulators are paying little attention, industry professionals, advocates and residents say. That’s as neighboring Michigan and Minnesota offer more resources for residents and stronger oversight. 

WPR and Wisconsin Watch also found:

• DSPS produced documentation of just 15 parks inspected between 2022 and February.

• DSPS lacks an accurate count of manufactured homes statewide. The agency previously published comprehensive data on all licensed communities, but it now posts records for only some counties, with many parks lacking identifying information. At least 27 parks filed evictions in the last two years but do not appear in current DSPS data.

• Of the roughly 700 parks DSPS lists in licensing data, roughly 30% have expired licenses. Some park owners say poor communication and a technology overhaul made applying for licenses more difficult.

• A legislative task force as far back as 2002 flagged problems with “a scattered state regulatory approach” to the industry that leaves residents confused about who regulates what. It hasn’t been fixed.

Affordable option has roots in Wisconsin

Cindy Philby, 60, sold her traditional, fixer-upper home after realizing she couldn’t afford needed repairs.

She poured all of her money into a manufactured home she found from an Iowa seller on Craigslist. It cost $4,500 plus $10,000 to deliver it to a rented lot at the Woodland Park community in the town of Fond du Lac.

She slept at a homeless shelter in late 2023 while waiting for the home to arrive.

“My next best thing to keep a roof over my head was a trailer,” Philby said.

She was embracing a housing option pioneered in Wisconsin. 

A Marshfield man’s innovation in the 1950s set the stage for the manufactured homes we see today. Rollohome Corp. founder Elmer Frey’s “mobile homes” — wider than recreational trailers — could be lived in year-round, more affordably than traditional homes.

Manufactured homes can be made quicker, on a larger scale and with less waste than other homes. Today Wisconsin owners of manufactured homes pay a median of $553 per month for housing, compared to $1,118 for all homeowners and $917 for all renters, according to the Lincoln Institute of Land Policy.

Local zoning laws often exclude manufactured homes from residential neighborhoods. Parks allow owners to anchor their homes without requiring expensive modifications. 

Philby, like many community residents, owns her home and pays a monthly fee for the land and additional costs for utilities. Her lot is owned by Florida-based COARE Communities, a subsidiary of the private equity-backed conglomerate COARE Companies, which touts a focus “on establishing platforms across niche investment strategies.” 

Beneath an option to click on an “investor portal,” the COARE Communities website says it is “focused on solving the challenges of affordable housing through the acquisition and preservation of the most affordable type of housing in America – Manufactured Housing Communities.” 

The company hiked Philby’s base rent this year from $425 to $500, six times the rate of inflation. It declined to comment on the record for this story.

Philby has struggled to absorb the hike while relying largely on disability payments to get by. 

“They are squeezing everybody in this park to death,” she said. 

Philby and her neighbors describe a host of additional problems, including poor water drainage and crumbling roads. 

The community turns into a “mud puddle” or “lake” following heavy rains or snowmelts, they say. 

Wisconsin law requires manufactured homes to sit in “a well-drained” and “properly graded” area to prevent flooding. It’s up to DSPS to enforce the law, but the agency could not locate any inspection records for the park. The park does not appear in DSPS’ licensing database, even though the town of Fond du Lac has separately licensed it.

Philby wants more action.

“Do something,” she said. “Make these people do their work.” 

Calling for state regulators to ‘do their damn job’

Following months of door knocking in manufactured housing communities, Steve Carlson has little faith in Wisconsin regulators. He has seen dilapidated, abandoned homes and met residents who fear management will retaliate if they complain.

Carlson, a retired social worker and organizer from Washburn County, co-founded the Wisconsin Manufactured Home Owners Alliance late last year. It aims to keep manufactured home communities viable by pushing for stronger legal protections and helping residents organize. 

Carlson hopes his work will inspire state regulators to “do their damn job.”

They could look to Michigan, which recently created an inspection team focused on improving conditions at manufactured home parks — visiting them each year. 

DSPS inspects parks only when they are built, changed or draw a complaint that officials believe warrants one.

It’s possible parks built decades ago haven’t since been inspected. DSPS lacks records to show otherwise.

More regular inspections would likely require legislative action and more staff, DSPS spokesperson John Beard said in an email.

Local governments can help. 

Wisconsin law allows them to monitor parks and enforce regulations on top of state requirements.

“Some municipalities are very good, they go through the property every year,” said Amy Bliss, executive director of the Wisconsin Housing Alliance, a manufactured housing trade association.

“Others just ignore the fact that they even exist.”

The town of Fond du Lac did not inspect Woodland Park while issuing its permit. It inspects parks only when complaints relate to town ordinances, said town Clerk Patti Supple.

DSPS can separately delegate its authority to local health departments. One municipality and 16 of Wisconsin’s 72 counties regulate parks in that way. DSPS holds them to a higher standard than itself, requiring annual inspections of each park.

“What’s going on in the other 56 counties in Wisconsin? Well, it’s anybody’s guess,” Carlson said. “Maybe there aren’t a lot of problems out there. The point is we don’t know, and somebody should find out.”

He hoped Dunn County would seek delegated authority over its housing parks.

But learning the rules and carrying out inspections would require significant time and resources, Dunn County Health Director KT Gallagher said. 

DSPS would allow the county to keep 63% of community licensing fees, nowhere close to covering extra costs, health department staff said at a meeting in August.

Parks are supposed to pay licensing fees every other year that haven’t increased since at least 2006. The minimum fee of $250 would need to rise to $400 just to account for inflation since that time.

While DSPS can raise some fees, Beard said, spending extra dollars would require legislative action.

Dunn County could also raise fees, but officials worry residents would bear those costs. They also fear a scenario in which an owner closes a park instead of fixing issues flagged by an inspection. 

That happened in Eau Claire, Gallagher said. City and county inspectors closed a park, leaving some residents with nowhere to go.

That’s why DSPS avoids levying financial penalties even when inspectors find major problems. 

“DSPS focus is on gaining compliance,” Beard said. “Forfeitures are a last resort, especially when action could leave residents looking for a new home.”

States like Minnesota help address this dilemma by setting aside licensing fees for grants to defray relocation costs following a closure. Minnesota has also allocated millions of dollars in recent years for manufactured home park owners to make repairs. 

Lawmakers reject help for homeowners

One program helps owners of manufactured homes in Wisconsin. 

A portion of titling fees flows to the Tomorrow’s Home Foundation, which grants owners up to $3,000 for repairs or modifications or up to $1,500 to dispose of uninhabitable homes. The foundation received $120,000 from the state during the last budget cycle and raised additional funds on its own. 

Democratic Gov. Tony Evers this year proposed adding $40,000 to the program over two years. The Republican-led Joint Finance Committee rejected the proposal and a separate provision to add $1.68 million that could help owners repair failing septic systems.

Meanwhile, the state is missing out on uncollected fees from potentially hundreds of parks without active licenses.

Without extra funds, Dunn County declined to pursue state authority over inspections.

“This is a terrible situation without any easy answer,” said Dr. Alexandra Hall, a family physician on the county health committee. “But maybe we wouldn’t have gotten here if the state was actually enforcing its own laws.”

Licensing system causes headaches

DSPS records show Philby’s Woodland Park community had an active license in 2020, but the department lacks updated information. Beard said the agency is reaching out to the park about renewing.

Confusion has swirled around DSPS licensing dating back to 2020, Bliss said. Frustrations escalated last year — the first time park renewals were done using the LicensE, an online system for the 200-plus industries DSPS regulates. 

Among criticisms aired at a February legislative hearing: Park owners weren’t told DSPS would no longer process paper renewals; an online application asked some owners to fill out unnecessary information; and the portal charged just an $8 renewal fee instead of the accurate minimum of $250.

Addressing the rollout across all industries, Deputy Secretary Jennifer Garrett called LicensE “an overwhelming success, vastly expediting document handling and licensing decisions.” 

“We knew that the transition to an all-digital environment would present challenges to parts of this industry,” she testified to lawmakers.

The agency reached out to park representatives ahead of the change, but it lacked some contact information, Garrett added. Communities with expired licenses may have closed, rebranded, changed owners or failed to transition to the online system.

DSPS is working with the Wisconsin Housing Alliance to update missing information on its list of licensed communities, Garrett testified in February. 

Seven months later, the department’s licensing site still does not list each of the group’s members. 

Bliss said DSPS struggles to make time to meet with her alliance, making it feel like the “red-headed stepchild of the regulated community.”

The former Wisconsin Department of Commerce, which regulated manufactured homes until 2011, communicated far better, she added. 

That’s why she pushed DSPS to restart the state’s Manufactured Housing Code Council, an advisory body of representatives from across the industry and the public. 

State law requires the council to meet at least twice a year. It met this summer for the first time in more than a decade. 

To whom should residents complain? 

DSPS received just 18 complaints related to manufactured housing between 2023 and early 2025, only some from park residents. The data understates industry-wide disputes, considering that multiple agencies regulate the parks and residents don’t know where to turn.

In Minnesota, the Office of Attorney General compiled all state laws related to manufactured home parks into an online handbook. Nothing that comprehensive exists in Wisconsin’s sprawling system.

Have a problem with roads? Try DSPS, which regulates community standards and licensing.

Leasing? That’s the Department of Agriculture, Trade and Consumer Protection.

Questions about park well water? The Department of Natural Resources is likely your agency.

County and local health departments generally handle other health and safety concerns.

Philby and other Woodland Park residents sent all of their complaints to DATCP, including ones related to conditions DSPS is supposed to regulate. 

DATCP received more than 100 complaints related to manufactured homes between 2023 and this March. Dozens mentioned issues in DSPS’ domain, like flooding, sewage and roads.

DATCP must identify a pattern of violations before launching an investigation, said Michelle Reinen, an agency administrator. It cannot legally represent individual consumers.

The agency and the Wisconsin Department of Justice in 2023 reached a $75,000 settlement with a Colorado-based park operator doing business in Wisconsin. That was after fielding more than 50 complaints about “unfair and illegal” renting practices.

DATCP and DSPS say they sometimes get information from other agencies. They collaborated on a 2023 investigation — responding to the Boscobel Dial’s reporting — that found violations at Cozy Acres Mobile Home Park in Boscobel.

Lawmaker seeks more clarity 

Rep. Scott Krug, R-Rome, wants to clear up confusion for homeowners and landlords.

His legislation, AB 424, specifies landlord-tenant laws for parks and expands on reasons residents may be evicted. It would also require park owners to issue a 90-day notice before closing. He hopes to hear more ideas from the operators and residents if the bill draws a hearing.

Krug calls manufactured homes “a forgotten segment of real estate” that won’t help solve the affordability crisis without state action.

Lawmakers might look backward for inspiration. 

A 2002 government task force on manufactured housing suggested consolidating oversight of manufactured home communities to address the state’s “disparate and confusing array” of oversight efforts.

‘They can just do whatever they want’

Park residents also battle public perception. 

Members of a North Fond du Lac Facebook group complain about the condition of Woodland Park, calling it a dangerous eyesore. 

Responding to one post, Philby explained people’s struggles to afford rent and urged people to push for local solutions.

“Should just flaten it,” one commenter responded.

Residents have sought state help. Stacey Murillo complained to DATCP in 2024 about issues including roads and garbage. 

DATCP sent her complaint, with her name, to the park’s manager for mediation. Woodland Park management provided the state with evidence that it was addressing some issues.

But Murillo said too little has changed.

Philby complained to DATCP after management gave her a lease that pre-checked a box to opt out of a yearlong contract. Wisconsin law requires landlords to offer 12-month options, more protective against evictions and rent increases.

DATCP reached out to Woodland Park to mediate Philby’s complaint in April but received no response, it told Philby in a letter. 

The agency cannot order businesses to participate in mediation, but it can issue notices of noncompliance, which it did in Philby’s case.

“Since your complaint was not resolved through mediation, you have the option to contact a private attorney to discuss your legal remedies,” the agency’s letter said.

“No one in this park can afford an attorney,” Philby said, still waiting for a longer lease.

“They can just do whatever they want,” she said. “The federal government’s allowing them to do it, the town’s allowing them to do it and the state’s allowing them to do it.”

‘They are squeezing everybody in this park to death’: Owners of manufactured homes get little protection as private equity moves in is a post from Wisconsin Watch, a non-profit investigative news site covering Wisconsin since 2009. Please consider making a contribution to support our journalism.

Facilities assisting homeless Wisconsin veterans in Chippewa Falls and Green Bay have closed and — as of Tuesday — their funding officially ran out.

The post Veteran transitional housing programs in Chippewa Falls, Green Bay close doors appeared first on WPR.

Wisconsin regulators rarely inspect parks and allow many to go unlicensed — all while frustrations simmer with unresponsive landlords.

The post ‘They are squeezing everybody in this park to death’: Owners of manufactured homes get little protection as private equity moves in appeared first on WPR.

Four shuttered Kenosha schools will soon be torn down by the city, with plans in the works to build single-family homes on two of the sites. 

The post This Wisconsin city is demolishing 4 shuttered school buildings. Here’s what will be done with the sites. appeared first on WPR.

A row of framed houses under construction. (Getty Images)

Assembly Republicans proposed a package of bills they say would help increase affordable housing throughout Wisconsin on Tuesday. Rep. Rob Brooks (R-Saukville) said he hopes to build on the success of bills passed by the Legislature and signed by Gov. Tony Evers in 2023. Those measures created and expanded state loan programs and were supported with over $500 million in state funds.  

At a news conference in the state Capitol Tuesday morning, Brooks said GOP lawmakers anticipate cooperation from the governor’s office once again. The authors have worked with Wisconsin Housing and Economic Development Authority (WHEDA) on many of the bills, he said, and have put the bills on a fast track with hearings to take place soon. 

“We hope to get out more affordable housing throughout the state, and when I refer to affordable housing, I want to be clear, we’re not talking about subsidized housing. We’re talking about affordable housing,” Brooks said. “What I’m talking about is the housing stock that was built just a generation or two ago. We’re talking about small ranch homes, some of those homes built without garages or alleyways or detached garages.” 

Seven bills were drafted as of Tuesday, but Brooks said there could be up to 10 in the final package. “It’s kind of a fluid process right now,” he said. 

According to the National Association of Realtors, in 2024 the average age of a first-time homebuyer in the U.S. reached an all-time high of 38, said Tom Larson, president and CEO of the Wisconsin Realtors Association. He said that the average price of a home in Wisconsin is $340,000, and that over the last 15 years, Wisconsin has built fewer housing units per capita than the national average. 

“Housing prices continue to rise faster than wages, and the longer it takes somebody to purchase a home, the longer it takes for them to build wealth, the longer it takes for them to establish roots in our community, which has a direct impact on our labor force and our economy,” Larson said. “Wisconsin’s [housing] affordability is worse than any of our surrounding neighbors. It’s worse than Minnesota, Illinois, Michigan and Iowa.”

He said the Wisconsin real estate industry is “cautiously optimistic that the passage of these bills will help address Wisconsin’s affordability crisis.” 

New WHEDA programs 

One bipartisan bill, coauthored by Rep. Jessie Rodriguez (R-Oak Creek) and Sen. Jesse James (R-Thorp) would create a Workforce Home Loan Program through the WHEDA. The bill has two Democratic coauthors as well: Sen. LaTonya Johnson (D-Milwaukee) and Rep. Amaad Rivera-Wagner (D-Green Bay).

Rep. Dan Knodl (R-Germantown), who is also an author on the home loan legislation, said the bill is intended to help Wisconsinites who want to become homeowners. 

“Instead of putting down roots, people have been stuck in renting situations and are unable to build equity or stability, so, how do we do that to help them get into that first step of home ownership?” Knodl asked rhetorically. 

The program would allow first-time home buyers access to second mortgage loans of up to $60,000 at 0% interest. The loans could be used to help with down payments and closing costs. Knodl said the repayment terms would be flexible and tailored to household income, and there would be the option to defer payments for low-income families.

He said that the program would sustain itself through the repayments borrowers make.

“Home ownership is about more than buying a house. It’s about building stronger communities, investing in schools and growing local economies,” Knodl said.

Another bill proposed by Rep. Dave Murphy (D-Greenville) would require the agency to establish a grant program to support developers who want to convert multifamily housing to condominiums. 

WHEDA would be required to direct $10 million from the Main Street Housing Rehabilitation revolving loan fund to the grant program, which would cover up to $50,000 in reasonable attorney fees, state and local permitting fees, and any other costs associated with the conversion. 

Changes to help speed up, support development

A handful of the Republicans’ proposals would change laws to support more development and  standardize the process for a variety of housing developments.

Rep. David Armstrong (R-Rice Lake) has proposed creating residential tax increment districts, or TIDs. A TID is a financial tool  municipalities can use to designate certain areas for economic development and use the district’s property tax growth to help pay for improvements to the area. 

Armstrong said the TIDs are one of the biggest tools that municipalities have to do something about housing, and his bill would help address the biggest barrier to building more workforce housing — the cost of subdivision infrastructure, including sidewalks, curb and gutter, water, sewer and utilities. 

His bill would establish a “pay-as-you-go” TID, applying a portion of the tax increment from new homes  to offset the cost of subdivision development.

“In my area, a starter home is $400,000,” Armstrong said. “That’s not a starter home. That’s not what my workforce can afford.”

Armstrong also has a second bill that would require communities to align  comprehensive plans and the zoning ordinances. He said it would provide clarity and predictability for municipalities, builders and developers. 

Rep. Joy Goeben (R-Hobart) has authored a bill to provide a statewide framework for local regulations of “accessory dwelling units” — secondary housing units located on the same property as a primary residence. 

“Currently, Wisconsin lacks a unified approach, resulting in a confusing, patchwork of regulation that varies across local governments,” Goeben said. She said her bill “addresses that confusion” and gives property owners a pathway to add accessory units. “This legislation strikes a balance, ensuring individual property owners can efficiently add housing while maintaining reasonable community standards,” she said. 

According to the bill draft, local regulations would be allowed to limit the size and height of an accessory unit , require that a unit satisfy current setback and lot coverage requirements, and prohibit units built  after the effective date of the bill from being turned into short-term rentals.

Rep. Rob Kreibich (R-New Richmond) is proposing a bill that would set out a process for local governments and developers seeking to build a subdivision, including providing an opportunity for developers to meet informally with local representatives before submitting plans. He said the bill is meant to place local governments and developers on the same page “from the beginning of the process all the way through to the end of the process.” 

“Over the next five years, we’re gonna probably need about 140,000 housing units in the state of Wisconsin. At the current pace, we’re not going to even get close,” Kriebich said. “Delays and miscommunication oftentimes leads to delays or no subdivisions whatsoever, so this will clean up that process and again allow some tweaks in statutes to fast track new home construction in the state of Wisconsin.”

Delay new building codes

Rep. William Penterman (R-Hustisford) is seeking to delay the deadline for the implementation of new codes for commercial and multi-family residential buildings. The code changes are the first major updates to the codes in over a decade, and are being implemented following a Wisconsin Supreme Court ruling earlier this year that struck down lawmakers’ ability to indefinitely block administrative rules.

“Unfortunately, there was a recent Supreme Court ruling that will mandate that the new building code need to go into effect, and while we’re not here to prevent that, we need to have clarity as to when exactly that’s going to happen,” Penterman said. 

Currently, the Department of Safety and Professional Services has said that all commercial building plans submitted to DSPS for approval must meet the standards set in the upgraded code starting on Oct. 1, though the new code technically went into effect on Sept. 1.

Penterman has proposed a bill that would delay that requirement until April 2026. 

“This gives businesses, commercial buildings, residential housing and municipalities more time to review these plans, make sure everything’s all set to go,” Penterman said.

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Republican state lawmakers are seeking co-sponsors for more than half a dozen bills that they say are aimed at increasing Wisconsin's supply of affordable housing.

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Elizabeth Brown faced five years of housing troubles, homelessness and other barriers. But she can now say she’s a homeowner. 

Brown, 51, always wanted to be a homeowner but said it just hadn’t happened for her. Just a few years ago, Brown was choosing between feeding her children and paying her rent. After moving into a home in Milwaukee near North 20th Street and West Auer Avenue that quickly fell into disrepair, she decided it was time to make a dream a reality. 

“I just couldn’t do that anymore,” she said. “I knew I didn’t want to deal with landlords anymore.” 

Brown purchased her home through Acts Housing and moved in June 27.  

Brown is a mother of nine children, four of whom she still takes care of. She is a community organizer and the current president of Amani United, a neighborhood group.

“I love that she has this house now,” said Doris Brown, Elizabeth’s mother. “It feels like she’s reached the beginning of being settled, like she deserves to be.” 

The journey

Brown’s homebuying process took about two years. But she spent even longer preparing for it.

“It was hard because one day I was trying to survive,” she said. 

Two of Brown’s children are school-aged and two more are in college. As she prepared to buy a home, she was working to support her children and serving her community through her work as a leader for Amani United. 

Brown has spent significant time giving back to the community. She said when it came to the process of buying a home, it was that same community that supported her. 

Amanda Clark, housing coordinator for the Dominican Center, which often works in partnership with Amani United, has known Brown for eight years. She said she was excited to witness Brown become a homeowner. 

“I don’t think anyone is more deserving than Elizabeth,” she said. “Elizabeth acted as a pilot so that we can, as a community, help other residents access homeownership without as many barriers.” 

Overcoming barriers

Brown said there were many days when she just wanted to give up on becoming a homeowner. 

One challenge, she said, was simply saving the money needed to purchase her home. 

“When you are working with programs and following steps toward your goal, life is still happening,” she said. “I was homeless for six months during this process because the home I was living in just became unlivable.” 

She said there were times when she’d have to rent hotel rooms to meet her and her children’s hygiene needs or rent other places to cook for them. 

“There is always something else you need to do,” Brown said. “You think you’ve taken all the steps, then a coach will say, ‘oh you need to do this and this.’ ”

While she bought the home through Acts Housing, she said other supports, like staff from the Community Development Alliance, Milwaukee Metropolitan Community Church, Northwestern Mutual and LISC, were helpful in her journey.

A fresh start

Brown said buying a home feels like the beginning for her. 

“I’m happy, and my children are so proud of me,” she said. “But there is so much more I want to do.” 

Brown said homeownership is possible for anyone who wants to achieve it, so long as communities care. 

“It was a long fight,” Brown said. “But I’m a firm believer everything happens for a reason, and I had my experience so that I can help others do what I did.” 

A Milwaukee woman’s long journey to homeownership is a post from Wisconsin Watch, a non-profit investigative news site covering Wisconsin since 2009. Please consider making a contribution to support our journalism.

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• Klein Hall, which has helped some 1,000 veterans rebuild their lives since opening in 2007, is set to close on Sept. 12, displacing more than two dozen residents.
  
• Gov. Tony Evers proposed $1.9 million in new funding to support Klein Hall and a veterans home in Green Bay. The Legislature’s Republican-controlled budget writing committee rejected the proposal. 
  
• Elected officials have pointed fingers, but some lawmakers say their colleagues should put politics aside to prevent the closures. A pair of bills seek to do that, but opinions differ on the best path forward. 
  
• Meanwhile, most veterans already moved out of the Chippewa Falls and Green Bay homes.

Air Force veteran Blake Haynes faced an impossible choice during the height of the COVID-19 pandemic: pay rent or buy insulin. He couldn’t afford both. One month, he chose rent. His blood sugar spiked, sending him into cardiac arrest. Clinically dead for 10 minutes, he was revived by doctors, only to see him fall into a coma.

When he woke up almost three weeks later, Haynes said, everything changed for him physically and mentally. He couldn’t work. He faced eviction. He could no longer stay with his kids.

“I was going to end it all,” he said.

Eventually a nurse connected him with Veterans Outreach and Recovery. That led him to Klein Hall in Chippewa Falls, which provides housing, job training and recovery services to veterans. During his year and a half there, Haynes stayed on track with medical appointments and found direction in his life. 

Two years after leaving Klein Hall, Haynes lives a new reality. He’s renting a home, leasing a new car, staying out of the hospital for diabetes issues and pursuing a nursing degree. Most importantly, he’s back with his kids.

“I have a life,” Haynes told Wisconsin Watch.

But Klein Hall, which has helped some 1,000 veterans rebuild their lives since opening in 2007, is set to close on Sept. 12, displacing more than two dozen residents. 

That’s after lawmakers enacted a budget without funds to cover rising costs at veterans homes. 

Gov. Tony Evers proposed $1.9 million in new funding for the Veteran Housing and Recovery Program. VHRP supports the veterans homes like Klein Hall as well as facilities in Green Bay — also slated to close — and Union Grove. The Legislature’s Republican-controlled budget writing committee rejected the proposal before hashing out the two-year budget Evers signed in July. 

Evers, a Democrat, called closures “a direct result of the Legislature’s failure to approve the investments” he proposed.

Some Republicans, in turn, have sought to blame Evers, saying he should have prioritized the veterans homes earlier in the budget process. The lawmakers highlighted other funding they approved for veterans.

Amid the finger pointing, some lawmakers say their colleagues should push politics aside to prevent closures that leave veterans with fewer services. A pair of bills seek to do that, but opinions differ on which offers the best path forward. 

Meanwhile, most veterans already moved out of the Chippewa Falls and Green Bay homes, and their closure date is fast approaching. 

A ‘stepping stone’ toward recovery

Klein Hall was a place of recovery for veterans like Haynes who wanted to get their lives back on track. For Army veteran Randy Nelson, it was a chance at stability after years of battling a methamphetamine addiction. 

“I feel so lucky by everything I’ve been given, and Klein Hall was a stepping stone for me,” Nelson said.

In February, Nelson completed a two-month chemical dependency program at the St. Cloud Veteran Affairs Medical Center to address his bipolar disorder and substance use. After completing the treatment, he was advised not to return to his trailer in Minneapolis and was directed to Klein Hall, where he could continue his recovery near his daughter.

Beginning in April, Nelson took part in many of the programs that help him manage his anger and remain drug-free. He met regularly with a social worker who helped him schedule medical appointments and drove him to places he needed to go.

When veterans first enter the program, they are evaluated, with two major focus areas being mental health and substance abuse, which affects about 60% to 70% of residents, said Randy Withrow, site director of Klein Hall.

Other programs focus on housing retention and anger management, like the one Nelson joined. Each resident also has an individualized service plan. Case managers work with them on housing, finances and health, but also tailor to more individual needs like job searches or accessing disability benefits.

In their leisure time, veterans often play puzzles and games, read books from the facility’s library or spend time coloring, an activity that Withrow noted can help those with anxiety redirect their focus.

As part of his therapy, one veteran, James Heber, turned to painting to create a mural for the facility. Filled with shades of green and blue, the artwork depicts Chippewa Falls and follows a veteran’s journey at Klein Hall — from military service to homelessness to stability, ending with finding a home of their own.

“It tears me apart that we can’t save this in some way,” Withrow said. 

Finding new homes

Klein Hall can house 48 veterans. At the time the closure was announced in mid-July, the facility housed just under 30 residents. Now there are just two. Staff worked quickly as soon as news broke to find alternative housing and program options for veterans. Efforts in Green Bay look similar, where the priority is finding veterans the resources and support they need to transition into new places ahead of the closure, said Katrina Currier, site director at the Green Bay facility.

“We’re losing a critical housing program,” she added.

Fortunately, many have found new arrangements and are in the process of moving into those places, the goal being to make sure no veterans are left on the street as the facilities close, Withrow said.

Nelson recently signed a lease for a place in Eau Claire, which he found through HUD-Veterans Affairs Supportive Housing. He said he hopes to stay there until he needs assisted living.

Other veterans were relocated to the facility in Union Grove, which is the only of the three VHRP-operated sites that remain open. But the adjustment came quickly.

Marine veteran Derek Aune said the sudden closure “thrust” him and other veterans at Klein Hall “into high gear.”

Aune came to Klein Hall after spending time in and out of jail and institutions. As someone who prefers to take things slow, he said he had no place to go after being released from prison and described Klein Hall as a stable place to land, somewhere he could get back on his feet before planning where to go next.

Instead, he relocated to Union Grove, a facility much farther from the people and hometown he knows. He said the closure forced him to switch medical providers, disrupted his plan to move forward at his own pace and made it harder as someone who deals with depression.

“I’m sure it’ll be fine after a while, but it sucks when you have mental health issues like that, and then you get flung from one thing to another,” Aune said. “It’s not very easy to deal with.”

Navy veteran Rob Lewandowski arrived at Klein Hall in early July, also hoping to better his life with the support of a community of fellow veterans. Just a week later, he learned the facility was shutting down.

Lewandowski spent years recovering from PTSD and maintaining sobriety, and said he was looking for a way to become a “productive member of society” again. He left his apartment in Rice Lake, where he had been isolating, in search of that at Klein Hall.

Instead, Lewandowski found himself at Building 47, a housing facility for veterans in Minneapolis. He said he’s grateful for the sense of community and progress in his housing search he’s found there, but the move had him give up a new job opportunity in Chippewa Falls that he secured right before he had to leave.

“I really, really, really wish that they hadn’t closed. I would still be there. I’d already be working,” Lewandowski said. “I would be that much further along on the way to being self sufficient, which I strive to be and I’ll be there one day.”

Saving Klein Hall

Before the closure was announced, the facility just received new mattresses, which still remain bagged in plastic. The next project was to refresh all the furniture.

But with the facility’s remaining days numbered, the priorities have shifted. Staff are focused on placing veterans and preparing to shut down the building.

“Sadly, every day we come to work, we’re here to shut the program down,” Withrow said.

Still, some advocates haven’t given up on saving the program. The funding that was cut from the budget was intended to lease a new building for Klein Hall residents, due to the aging condition of the nearly 50-year-old facility. Withrow said the building’s biggest issues are the roof and air conditioning system, along with other plumbing problems. The main concern, he noted, is that these repairs tend to be expensive.

Jerry Green, a veteran with 40 years of experience in real estate development, said the building is so outdated that repairing it to code standards would likely cost more than leasing a new space. He works for Goldridge Companies, a real estate firm based in Eau Claire, and explained that the plan was to use the proposed budget funding to lease a new facility in Altoona, close to transit, restaurants and pharmacies. 

There would be no construction cost to the state, Green said, only the cost of leasing the replacement building for Klein Hall. He pointed to the need to save the program, noting that a number of veterans die by suicide due to their struggles. In 2023, Wisconsin Department of Health Services data showed that while veterans make up about 6% of Wisconsin’s adult population, they accounted for 15% of adult suicides. 

“(Klein Hall) gets the veterans back on course, and helps them get employment and straighten out their lives, mostly to save their life,” Green said.

It’s just a matter of coming up with the funds to pay for it, but legislators remain divided on who is to blame and how to move forward.

Sen. Eric Wimberger, R-Oconto, spoke to veterans in Howard last week, blaming Evers for the planned closures. He argued that the governor and Wisconsin Department of Veterans Affairs had enough funding to keep the facilities open. 

WDVA Assistant Deputy Secretary Joey Hoey pushed back on the claims, saying the department can’t freely spend its funds. Costs from Lutheran Social Services, the nonprofit managing the facilities, rose about 30%, he said — more than the department could cover without additional state funding.

The VHRP facilities operate under two grant and per diem awards from the Federal VA: one for Chippewa Falls, and another for Green Bay and Union Grove. Hoey told Wisconsin Watch the department could not renew the grant for Chippewa Falls without the extra funding from the state. 

In the renewal application for the other two facilities, WDVA reduced the total number of beds from 57 to 40 to reflect the closure of the Green Bay facility. Hoey said there were beds available at Union Grove to accommodate those displaced by closures.

After Evers’ funding proposal was rejected by the joint finance committee, Sen. Jeff Smith, D-Brunswick, and several other Senate Democrats introduced an amendment on the Senate floor to fund the programs. But it was voted down by all but one Republican on the committee. 

Budget committee co-chair Rep. Mark Born, R-Beaver Dam, told Wisconsin Watch in a statement that the Legislature invested in veterans’ programs in the state budget. The budget included a 15% increase to VHRP, $5 million to support the state’s veterans homes and $2.5 million for the Veterans Community Project, with additional funding to county-level services.

However, Born did not address the decision to exclude funding for the facilities set to close or outline any future plans to address those closures.

In response to the lack of funding for the facilities, Smith introduced a standalone bill aimed at keeping both Klein Hall and the facility in Green Bay open before their scheduled closure deadline. 

Smith hopes that a floor session expected in September could address this issue, but it is ultimately up to the Republican leadership to decide what gets discussed and whether the bill moves forward. Sen. Jesse James, R-Thorp, cosponsored the bill, and told Wisconsin Watch that he would “be honored to vote yes” on the bill once it reaches the Senate floor.

Sen. André Jacque, R-New Franken, introduced another bill that includes the over $1.9 million to keep the VHRP sites open, along with other veteran-focused initiatives. The legislation aims to also expand the property tax credit for veterans and fund the University of Wisconsin-Madison Recovery Project to help recover and identify remains of Wisconsin service members missing in action.

Jacque told Wisconsin Watch his bill aims to address other important veterans’ issues left out of the final budget, while also providing funds to save Klein Hall. He said “it appears that the governor could still use discretionary funds to keep the facilities open and I encourage him to do so.”

Smith expressed frustration at what he described as a “political cat and mouse game,” rather than simply passing a “clean bill” to ensure veterans have access to critical recovery and housing services.

Hoey believes that if a funding bill passes, the Green Bay facility could reopen relatively quickly. Reopening Chippewa Falls would take longer, as WDVA would have to reapply for the grant, and funds would not be available until Oct. 1, 2026.

For Smith, the solution lies in putting politics aside to do what is right for veterans.

“It is not about Democrat or Republican. This is about people that we owe every available resource to, to be sure that they are able to recover or to have housing,” he said. “We have a program for that, and it’s provided through Klein Hall, it’s provided through the facility in Green Bay, which they are also going to close, and we cannot let that happen, period.”

Lasting impact

Withrow reflected on the effect Klein Hall has had on numerous veterans. He recalled one veteran who came in after losing his leg, wheeling himself around in a wheelchair while struggling with addiction and unemployment. Withrow got to see him leave the program. The veteran now has a prosthetic leg and showed Withrow a video of him jogging. 

He witnessed another veteran come in with a poor rent history, anger issues and substance abuse. He now owns a home.

“We had residents that come in with nothing and then end up in a place that they’ve always dreamt about being, that (they) didn’t think they could have,” Withrow said.

Nelson, one of the last remaining residents at Klein Hall, moved into his new apartment. He said he’s grateful for the support he received at the facility and that it’s been instrumental in maintaining his sobriety. He didn’t think once about using during his time at the facility.

“It’s a shame that this is shutting down,” he said. “I don’t know where I’d be right now had it not been for here.”

Veterans say Klein Hall gave them a new life. Now it’s set to close. is a post from Wisconsin Watch, a non-profit investigative news site covering Wisconsin since 2009. Please consider making a contribution to support our journalism.

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• Wisconsin Watch reporters joined more than 60 volunteers in Brown County’s summer point-in-time count last month — a one-night snapshot of the number of people experiencing homelessness in communities across the United States, including Wisconsin.

• Some volunteers had experienced homelessness themselves. 

• The volunteers officially counted 179 people experiencing homelessness. That’s seen as an undercount because volunteers do not count people who are sleeping or unable to respond to surveys. And some people don’t want to be found.

At  4:31 a.m. the first slivers of light peeked through dark clouds over Green Bay’s waters. 

Along the edge of Point Comfort in the town of Scott, a pair of volunteers surveyed the landscape for people experiencing homelessness as the summer “point-in-time” (PIT) count wound down in Brown County. 

One was Cody Oberhuber, a county economic support specialist. He has missed just one count since January 2022, initially working as part of his former job at the anti-poverty agency Newcap, Inc. His passion for talking to the people behind the numbers prompted him to return this year as a volunteer after switching jobs. 

“It gives you a fresh perspective of being boots on the ground talking to these individuals, you’re kind of looking at the humanity side of things,” Oberhuber said. “That’s what drives me, that’s my mission.”

Oberhuber joined 66 other volunteers between 11:30 p.m. to nearly 6 a.m. beginning on July 23, hitting spots where the group previously encountered people experiencing homelessness. 

The PIT count serves as a one-night snapshot of the number of people experiencing homelessness in communities across the United States, including Wisconsin. Wisconsin Watch in January followed the annual winter count in Jefferson County — examining why the data recorded in the process underestimate the true levels of homelessness in communities, especially rural ones. The  U.S. Department of Housing and Urban Development mandates such winter counts. 

Wisconsin Balance of State Continuum of Care, which covers all 69 counties in Wisconsin besides Milwaukee, Dane and Racine, requires each county to also count during the summer, when the tally is typically far higher than winter, when freezing weather pushes more people to shelters.

The majority of Brown County volunteers most years work with direct housing providers or other housing-related programs, according to Meaghan Gleason, Newcap’s funder expert and the Brown County PIT count lead. 

But this year, almost half of volunteers had no association with housing providers, a record number of unaffiliated folks. Thirteen volunteers shared that they previously experienced homelessness in their life. That’s a point of pride for Gleason.

To address the problem of homelessness, she said, “we need to include the people who know what that experience is.”

The Brown County volunteers broke into groups to cover more ground. In the county’s northwest corner, a group searched for people sleeping in cars in the rural village of Pulaski. In the county’s urban center, volunteers counted people camping in Green Bay’s downtown parks. 

PIT counts often happen at night, when people settle into the places they sleep, Oberhuber said. This approach, he explained, prevents volunteers from simply assuming where someone stays. 

Volunteers usually see the most unsheltered people on downtown Green Bay’s east side, and that was the case this year. Several people sheltered in open spaces and under hooded structures, often surrounded by their belongings: bikes, coolers, wheelchairs, bags and blankets. Some slept on church steps or on park benches. Bugs swarmed in the humidity following recent rain.

A volunteer asked a man where he had gone earlier to stay dry. 

“Nowhere,” he replied. “I’m wet. I’m still wet.”

Others asked volunteers for food or dry tarps. Volunteers handed out gift cards and asked people to take a brief survey to shed light on what resources might help.

The surveys included questions such as: Have you served in the active duty or other armed forces of the U.S.? Are you fleeing or attempting to flee domestic violence, dating violence or stalking? Have you ever been in the foster care system? Is this the first time you’ve been homeless?

Some people answered questions they were comfortable with. Others thanked the volunteers and declined to participate.

“I’m going through enough as it is,” one person told the volunteers.

When people are found sleeping, decline to participate in the survey or are in locations volunteers can’t safely access, their presence is documented through observation forms. Although the official count tally excludes those observations, they paint a broader picture of the unhoused landscape. Outreach workers sometimes later follow up to verify their status and connect them with services. 

Brown County’s official tally this year: 179 people experiencing homelessness. That included 100 single individuals and 25 households with children. The official unsheltered count has increased each year since at least 2022, when 89 people were counted in July.

Northwest of Brown County, Newcap’s Northeast Coalition counts unsheltered people in mostly rural Florence, Marinette, Menominee, Oconto and Shawano counties. The summer count recorded 36 people. 

“That may not sound like much,” Gleason later wrote in an email. “But it is the highest count I have seen out of the last eight counts.”

In Brown County, volunteers tallied zero people in the rural areas Wisconsin Watch observed. But Oberhuber knows people are experiencing homelessness in communities like Pulaski, based on previous counts and conversations with police. Those people might not want to be found, Oberhuber said. They might intentionally set up camp outside of town or in the woods, where PIT count volunteers won’t look.

“That’s the difficulty with the rural count,” Oberhuber said. “There’s people out there, we just struggle to find them.”

Gleason said a “happy accident” prompted her to work in housing services after having volunteered at a shelter in college. She wouldn’t give up her position as the PIT count lead for Brown County even if someone told her to. 

She knows it’s impossible to count every person. But that’s what drives her to improve each count. Yes, homelessness is increasing, she said. 

“But if we can also increase our efficiency and our ability to capture that data and connect with those people, then that’s the best we can do in that moment.”

Homelessness is increasing in Brown County. These volunteers traded a night’s sleep to document the challenge is a post from Wisconsin Watch, a non-profit investigative news site covering Wisconsin since 2009. Please consider making a contribution to support our journalism.

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Last week’s storms destroyed Sabrena Henderson’s Milwaukee home, leaving her family displaced. 

Not only did the basement of her Garden Homes rental unit flood, destroying her washer, dryer and freezer, but the heavy rains collapsed her ceiling.

While she does have renters insurance, she said, it’s been a long process of trying to apply for assistance, file claims and figure out next steps. 

“It’s only thanks to my family that we are not homeless,” she said. “But we can’t stay in our house, and we are waiting for the landlord to do their part.” 

Additionally, Henderson is a breast cancer survivor who is still in cancer care and should not be anywhere near her home. Mold buildup could be dangerous for her immune system, she said, making cleanup another major concern.

Henderson’s family is one of thousands trying to put their lives back together.  

Impact

Two American Red Cross shelters have been set up in Milwaukee at Holler Park, 5151 S. 6th St., and Washington Senior Center, 4420 W. Vliet St., to assist temporarily displaced individuals.

Jennifer Warren, the regional communications director with the Red Cross, said on Sunday, Aug. 18, the shelters housed 39 people. 

She said since the shelter has been set up, the Red Cross has served over 1,400 meals and snacks. Workers handed out 3,400 emergency relief supplies.

Vickie Boneck, the director of marketing and communications with IMPACT 211, a central access point for people in need, said her organization is supporting local emergency management offices by collecting reports of property damage caused by flooding.

Days after the storm, calls for flood-related assistance continue. 

As of the afternoon of Aug. 18, over 16,500 flood-related service requests had been made to 211 from Milwaukee County and the surrounding counties of Waukesha, Ozaukee and Washington. About 85% of those requests originated from Milwaukee County alone.

According to 211 data, the highest concentration of service requests came from Milwaukee County’s Northwest Side and the West Milwaukee area, particularly from ZIP codes 53218, 53209 and 53216.

ZIP code 53218, where Henderson’s home falls, reported the most significant impact, with 1,851 damage reports. It also led in utility disruptions, with 2,562 reports, and had over 850 reports of structural damage.

Of the data collected, approximately 6,000 referrals were for storm-related assistance, helping connect residents to county emergency services, disaster food programs, cleanup supplies and other recovery resources.

What’s next

Milwaukee County’s disaster teams are assessing damage. The Salvation Army has teams out handing out water and snacks to those impacted. 

Benny Benedict, the emergency disaster services director for the Salvation Army of Milwaukee County, said people are still trying to understand the full impact of the floods. 

“It takes a while to figure out basically what you’re dealing with, and it seems that this flood is definitely very significant,” Benedict said. 

Teams from partner agencies are also on site to help residents clean homes and basements. 

Both the Salvation Army and the American Red Cross are accepting monetary contributions to help those impacted as on-site donations are too much to manage at the moment. 

“Today it might be the masks that everyone needs, and then we get thousands of them, and next thing you don’t know, the need is baby formula, and all we have are masks,” he said. “So the monetary donation, we don’t have to sort it, it’s very fluid, and the Salvation Army takes great care in making sure that we’re just meeting the critical needs.” 

Benedict said in his experience, this will be a case of long-term recovery for many of those impacted. 

“Preliminary numbers are showing that there is a significant number of destroyed homes,” he said. “So, we know that the unmet needs are going to be quite large. 
That could be everything from just cleanup kits, flood kits, help getting the house mucked out, basically rebuilding, and then there’s going to be needs for household items that were destroyed.”

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How to get help

Residents who wish to report property damage may contact IMPACT 211 and speak to a community resource specialist. That is also the best way to access information and referral to programs and services that may help in the aftermath of this storm. If people just want to report property damage, the best way is to complete the online form 211 Wisconsin.

Thousands of Milwaukee residents still feel effects of storm wreckage is a post from Wisconsin Watch, a non-profit investigative news site covering Wisconsin since 2009. Please consider making a contribution to support our journalism.

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• Rent Smart, a free, six-module course developed by the University of Wisconsin-Madison Division of Extension, educates people about the essentials of renting. It aims to serve people from high school students and incarcerated individuals to people in homeless shelters.
  
• Completion of the course earns renters a certificate that could make their applications more desirable to landlords.
  
• The interactive classes are accessible online, and they include “Train the Trainer” opportunities for professionals who want to educate renters in their own communities. Educators in Brown County are offering additional in-person training.

In an increasingly tough housing market, a University of Wisconsin program seeks to give renters a leg up in their search for safe, affordable housing by educating them about the process and improving their standing with landlords. 

Rent Smart, a free, six-module course developed by the University of Wisconsin-Madison Division of Extension, covers the essentials of renting — everything from what’s affordable, what to look for during an apartment inspection and what to ask a landlord while applying. 

“How do we create a really good business relationship between tenants and landlords? I think Rent Smart can help with that,” said Todd Wenzel, a UW-Madison Extension human development and relationships educator in Winnebago County and one of two state co-chairs of the program.

The program aims to serve a variety of people, from high school students and incarcerated individuals to people in homeless shelters. The interactive classes are accessible online, and they include “Train the Trainer” opportunities for professionals who want to educate renters in their own communities.

Successful participants receive a certificate outlining the modules they’ve completed. It can help renters stand out in cases when landlords receive dozens of applications for a single unit, Wenzel said.

Out of 462 people who completed the program and took a survey, 98% said they believed it “will or might help them obtain appropriate housing.” Meanwhile, 84% of those who moved after completing the course said their new housing was safe, more affordable and/or better quality.

For many participants — particularly those facing access issues, Rent Smart is their introduction to how the rental system works.

“Rent Smart (is) helping create potentially a better applicant pool of individuals,” Wenzel said. “Doesn’t matter if you’re 18 or you’re 80, or you’ve had an eviction, or you’ve been incarcerated — you have that knowledge that not only is going to help you as a tenant, but it is actually going to help the landlord.”

Patrick Leifker, executive director of the Brown County Housing Authority, said the hope is that landlords who see an applicant’s Rent Smart completion certificate will recognize the effort they’ve put in, whether that means overlooking past evictions or other challenges that might otherwise disadvantage the renter.

Rent Smart offers classes on Zoom 10 months out of the year. The remaining two months are dedicated to teaching people to administer the program locally, expanding the program’s reach. 

That’s what’s happening in Brown County, where Rent Smart trainers are working on making the curriculum more accessible. Previously, most Brown County trainers offered training only within their own organizations, Leifker said. Now, trainers are offering the classes to the broader public.

Rent Smart: just part of the housing solution 

Leifker believes programs like Rent Smart can promote housing stability for Brown County residents who most need it. 

Brown County, like many Wisconsin communities, is seeing housing prices and homelessness rise. 

Wisconsin’s Fair Market Rent for a two-bedroom apartment reached $1,204 this year, an increase of nearly 7% from 2024, according to a National Low Income Housing Coalition report released in July. Fair Market Rents estimate a typical amount a household moving today would pay for a “modest, decent-quality rental home,” according to the report.

Brown County residents must earn $22.06 per hour to afford Fair Market Rent, the report found. It’s the ninth highest wage among counties in Wisconsin, up from 12th highest in 2024.

Meanwhile, Brown County’s annual summer point-in-time count of people experiencing homelessness on a single night on July 23 identified 123 unsheltered people on the streets, a preliminary figure that does not include people in homeless shelters. That was up from 31 people counted in July 2019, according to the nonprofit Wisconsin Balance of State Continuum of Care. The figures are widely viewed as an undercount of the true homeless population.

Worsening housing challenges have prompted several Brown County organizations to step in, with some turning to renter education and landlord engagement.

Efforts to educate landlords, too 

The outreach includes making sure landlords understand what to expect when renting to housing assistance recipients.

Much of this work traces back to the formation of a landlord engagement work group as part of a broader plan to tackle homelessness in the region. The workgroup is now part of the Brown County Homeless and Housing Coalition. It allows landlords to share real-time feedback on what’s working and what isn’t. 

“For a long time … we knew that we needed each other,” Leifker said. “They needed us to help their tenants ensure that the rent was being paid on time. We knew we needed them for places for our renters to live, but it was really kind of almost on two parallel lines and we never intersected.”

Bill Paape, city of Green Bay inspection supervisor, brings his guidance to the work group, helping answer questions about inspection processes and procedures. 

The city, in partnership with the police department, hosts regular landlord training sessions that bring together speakers from various departments to support both new and experienced landlords. These sessions aim to address issues created by what he described as evolving housing needs and economic shifts.

“Housing is very tough to come by in certain areas, depending on the housing types and the affordability part of it,” Paape said. “So it’s trying to brainstorm what we can do together to make it easier on everybody.”

Still, more is needed to help renters and landlords stay afloat, starting with addressing the root causes of the housing crisis, said Rick Van Der Leest, president of the Apartment Association of Northeast Wisconsin and Fox Valley Apartment Association. Programs are needed that help tenants pay their rent, rather than just delay eviction. 

“Owners cannot be successful without our residents also being successful,” Van Der Leest said.

How to access Rent Smart

Brown County is offering in-person Rent Smart sessions on Thursdays throughout August, with details about September sessions to be later made available. Those interested in registering can find more information on the Brown County UW Extension website or call 920-391-4610. 

People across Wisconsin can find more information about online Rent Smart courses by visiting the UW Extension website.

Rent Smart training helps tenants navigate Wisconsin’s housing crunch is a post from Wisconsin Watch, a non-profit investigative news site covering Wisconsin since 2009. Please consider making a contribution to support our journalism.

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• Wisconsin’s state budget doesn’t include $24 million that Gov. Tony Evers proposed to address homelessness in the state.

• At the same time, the Trump administration is looking to pull back on resources that address housing, including consolidating a grant for permanent housing solutions into one that can only be used to provide up to two years of temporary housing.

• Rural service providers are looking to philanthropic sources and others across the state to address the growing homeless population in their local communities.

At a recent gathering of social service organizations in Brown County, participants contended with a double gut punch to their efforts to reverse Wisconsin’s recent rise in rural homelessness: almost no new support in the state budget and federal funding cuts.

The Brown County Homeless and Housing Coalition, which focuses its efforts not only on the urban growth around Green Bay but also on the rural towns along the outskirts of the county, consists of at least 45 partner and supporting member organizations — representing the vast complexity of the issue they’re attempting to fix.

Gov. Tony Evers’ budget proposal gave them reason for hope. It included over $24 million of new funding to address homelessness.

The funding would have increased support for programs, including the Housing Assistance Program that provides support services for those experiencing homelessness and the State Shelter Subsidy Grant Program that funds shelter operations. 

But after the Republican-controlled budget committee cut Evers’ proposal, organizations were left with the same state resources they had last year, despite increasing homelessness across the state and looming cuts in federal support.

Joint Finance Committee co-chairs Rep. Mark Born, R-Beaver Dam, and Sen. Howard Marklein, R-Spring Green, who both represent mostly rural districts in Wisconsin, did not reply to multiple requests for comment.

Sen. Romaine Robert Quinn, R-Birchwood, a JFC member who represents the rural northwestern corner of Wisconsin, including the city of Shell Lake where Wisconsin Watch reported on a father and daughter experiencing homelessness, declined an interview request. Sen. Eric Wimberger, R-Oconto, who represents the western part of Brown County, did not reply to multiple requests for comment.

Federal cuts coming for homeless services

President Donald Trump’s proposed federal budget reductions would cut funding for key programs administered by the U.S. Department of Housing and Urban Development (HUD), including grants that many local organizations depend on to provide housing and supportive services. 

The Trump administration’s efforts to reduce federal funding began with a Jan. 27 executive order that temporarily paused many federal grants and financial assistance programs — including those supporting homelessness services — causing immediate disruptions for organizations like RAYS Youth Services in Green Bay.

Josh Benti, program coordinator for RAYS and homeless initiative project director for the Brown County coalition, recalled how his organization’s basic services were abruptly halted, leaving it unable to support a child in need.

Benti’s organization provides services designed to promote stability and independence for youth up to age 24. They include placement in licensed foster homes, similar to emergency shelter stays.

Shortly after Trump signed the order in January, Benti received a text from his boss saying the organization could no longer move forward with placing a child in a host home. He had to inform the child it was uncertain whether the program would be funded. 

Even after federal funds were reinstated weeks later, disbursement delays further affected how employees were paid. Benti’s role, originally salaried, was switched to hourly so that he and his colleagues could maintain their positions.

Benti explained that because RAYS’ federal funds are matched by private grants, the organization’s development staff has begun applying for grants across the state. The organization seeks to expand its services and collaborate with statewide partners to become “too big to fail.” 

“We can’t do it all by ourselves,” Benti said. “We need those funds to take care of those pieces we do every day.”  

Trump’s big bill brought new limitations to RAYS through changes to social safety net programs, such as provisions introducing new work requirements for Medicaid and the Supplemental Nutrition Assistance Program, which limited eligibility and access of certain recipients. 

These policy shifts have raised additional concerns about the potential losses to critical areas of the organization, especially Medicaid. Reductions to the federal health care program for low-income people threaten a large portion of Foundations Health and Wholeness, a nonprofit that provides mental health care to uninsured and underinsured individuals, many of whom rely on Medicaid as a source of health coverage.

Carrie Poser, executive director of Wisconsin Balance of State Continuum of Care — a nonprofit committed to ending homelessness — pointed out that Medicaid cuts, along with restrictions on food stamps, won’t only affect people experiencing homelessness directly. 

“It will impact those living in poverty who are maybe just … a paycheck away from becoming homeless, and now you’ve just hit them with the potential of losing their health insurance, or losing access to food,” Poser said.

The organization manages a variety of federal grants, including funding for Coordinated Entry Systems that prioritize housing resources based on need, as well as a large federal Rapid Re-housing project of more than $5 million focused on domestic violence survivors.

Trump calls for shift from permanent to temporary housing

Trump’s budget proposal could eliminate federal funding for the Continuum of Care program, funneling those resources into state grants for up to two years of housing assistance. The shift would eliminate Permanent Supportive Housing, which is geared toward homeless individuals with disabilities. Under current law, those temporary housing grants can’t be used for permanent housing.

Trump’s budget also would zero out the funding for the Housing Opportunities for Persons with AIDS program.

“The top-line takeaway is that rural and suburban communities are going to suffer the most loss,” said Mary Frances Kenion, chief equity officer at the National Alliance to End Homelessness.

About 48% of Wisconsin’s permanent supportive housing is currently funded through Continuum of Care dollars. Areas served by the outstate organization rely on federal funding for roughly 41% of their homelessness services budget.

The outstate organization also receives Housing Assistance Program grants, which it subgrants to organizations aiming to address specific gaps in their communities and offers them support that may not be available through federal funding.

Without added state support, the organization can’t expand its efforts to end homelessness, though it can maintain current levels. Currently, Housing Assistance Program funds support half a dozen projects outside Milwaukee, Dane and Racine counties, a limited reach that additional funding would have broadened for the organization.

Additionally, more state funding for shelter operations could have helped shelters pay more staff and reopen after many closed during the COVID-19 pandemic, Poser said.

Now, as the demand for shelter continues to rise, other service providers also face limited resources to expand their services.

The shelter funds provide support to the Northwest Wisconsin Community Services Agency for operating its shelters. However, CEO Millie Rounsville said the funding has remained flat for years, despite growing demand for services.

“As you’re trying to create additional projects … there’s no additional resources to be able to support those and actually would take away resources from other communities because the pot is the same size and the programs are expanding, which means that there’s less money to go around, and no new money to address any of the increase in the unsheltered,” Rounsville said.

With no increases in funding, expanding programs or launching new initiatives to meet rising homelessness has become increasingly difficult.

As several housing assistance organizations face limitations to state and federal funding to maintain many of their day-to-day programs and services, Kenion urges them to take stock of existing resources and make contingency plans.

Kenion advised communities to map out what services they currently offer, whether that’s through permanent supportive housing or homelessness programs, and to clearly understand where their funding may come from. She added that rural communities, in particular, should begin having difficult conversations about their funding landscape and work to broaden partnerships such as those with faith-based groups, clinics, small businesses, victim service providers and philanthropies.

Rural areas face challenges accessing support

Don Cramer, a researcher for the Wisconsin Policy Forum, points to some of the difficulty rural areas might face in obtaining funding to address homelessness. 

In rural parts of the state, limited staff capacity could mean that local agencies miss out on some of the state and federal funding opportunities that their urban counterparts are able to obtain. Cramer suggested that larger cities with high homeless populations, like Milwaukee, typically have more staff and time to dedicate to pursuing grants, while smaller counties, even those with higher homeless populations, often don’t have the employees who focus their time exclusively on applying for these funds.

Cramer also pointed out that rural communities often struggle not only to secure funding, but to capture the scope of homelessness in their areas, making it even harder to recognize and address the issue.

As Wisconsin Watch previously reported following the winter “point in time” count, one of two annual nights in the year that portray the number of people experiencing homelessness across the country, the state’s mostly rural homeless population reached 3,201 last year, its highest number since 2017.

The reported number of homeless students in Wisconsin last year reached its highest number since 2019, with 20,195 students experiencing homelessness, according to a report by the Wisconsin Policy Forum. Last year was the third consecutive year the number of reported homeless students has increased after hitting its lowest level in 2021 during the pandemic. 

The sheer difference in the number of students experiencing homelessness and individuals experiencing homelessness further highlights how the methodology for quantifying homelessness across the state, which is used to determine a community’s level of need, “doesn’t make sense for those who don’t know the differences in the methodologies,” Cramer said. 

The standards of counting between Wisconsin’s Department of Public Instruction (DPI), which would count a student who may be sleeping on a relative’s couch in its homeless count, and HUD, which wouldn’t, illustrate the strict guidelines that likely don’t come close to representing the full picture of homelessness in the state. 

“When you think of the (homeless counts), many assume those are undercounts,” Cramer said. “But I think the students would be pretty accurate — because schools are working with a majority of the state’s student population, and kindergartners aren’t hiding that information.”

‘We need to take into account our increasing need’

Katie Van Groll sees this issue firsthand through her work as the director of Home Base, an arm of the Boys and Girls Club of the Fox Valley that specifically works with youth up to age 21 who are experiencing challenges related to housing insecurity. 

Van Groll added that the difference between the HUD and DPI counts contributes to a systemic misunderstanding of what homelessness looks like for young people. For example, couch surfing is much more common in young people experiencing homelessness than it is for adults, but because the HUD count doesn’t include that frequent circumstance, the difference between being sheltered and being homeless “almost gets forgotten,” Van Groll said. 

“What that does is it makes them ineligible for other funding and other resources because they don’t meet the HUD definition until they are literally on the street, and that’s what we’re trying to avoid,” Van Groll said. “The sooner that we can intervene, the quicker we can disrupt that cycle and change those generational experiences of homelessness.”

While the number of youth experiencing homelessness in the state continues to rise, Evers’ budget proposal to increase funding for the Runaway and Homeless Youth program, which already operates on a difficult-to-obtain regional lottery system that Home Base competes for each year alongside other youth-oriented programs, was denied an increase in funding. 

Only one program serving runaway and homeless youth per region receives funding by the state, which in itself “is a disservice,” Van Groll said. “Right now, we’re lucky in that we are in a current federal grant so we are not looking at reapplying to the (state) funding that was just released, but we expect that other programs may not be in the same situation.” 

“Many people are going to be like, ‘well, what are you complaining about? You’re not losing any money,’” Van Groll said. “But you kind of are because we need to take into account the state of our economy, we need to take into account our increasing need, we need to take into account the fact that losing those decreases likely impacts those programs just like it does ours, which means it continues to be largely competitive across the state, inhibiting some programs from accessing those fundings.”

Meaghan Gleason, who leads the Brown County count, announced during the Brown County coalition meeting on July 9 that the current number of volunteers signed up for the summer homeless count is lower than the last two counts. She asked attendees to contribute in any way they can. 

“I would encourage you to contact your friends, family, community members, board members, funders — anyone who may be interested in going out and helping and seeing the work that we do in action,” Gleason said. 

In a phone interview on July 16, Gleason said that after reaching out to the coalition for more volunteers, involvement for the July 23-24 overnight summer count in Brown County will now see the highest number of volunteers she’s directed since taking on the role two years ago.

Homeless advocates added that there’s been an increase in encampments, with people experiencing homelessness moving deeper into the woods as the summer goes on. 

Amid the wet and hot season lately, Peter Silski, Green Bay homeless outreach case coordinator, explained that many of the people he encounters have no other choice than to build simple tents and shelters. 

Through conversations with people experiencing homelessness and connecting them with local, grassroots programs, Silski said the goal is “to empower individuals to become self-sufficient, but we want to make sure we’re there for them for as long as they need us.”

Wisconsin Watch reporter Margaret Shreiner contributed to this report.

‘We can’t do it all by ourselves’: As rural homelessness grows in Wisconsin, Republicans balk at boosting support is a post from Wisconsin Watch, a non-profit investigative news site covering Wisconsin since 2009. Please consider making a contribution to support our journalism.