What Is “Naturally-Occurring Affordable Housing” (NOAH)?

Naturally-Occurring Affordable Housing (NOAH) refers to rental properties that are inherently affordable without relying on government subsidies or formal affordability programs. (Sanford School Executive Education). These properties often exist because of their age, location, or simpler amenity levels rather than direct regulation. (Upside)

Why NOAH Matters

  • NOAH units make up a significant portion of the affordable rental housing stock. One fact sheet estimates that in many places NOAH accounts for about 75–80% of all affordable rental units. (Housing Alliance of Pennsylvania)

  • Because they are no-subsidy units, these homes serve many working families who earn too much to qualify for subsidized housing, yet still need affordability. (Sanford School Executive Education)

  • Preserving NOAH is often more cost-efficient than building new subsidized units. Retaining and upgrading existing housing often costs far less and can be completed more quickly. (MRSC)

The Risk NOAH Faces

Even though these homes provide critical stability, they are vulnerable:

  • Because rents are market-driven rather than capped, rising property values and redevelopment pressure can lead to increased rents or conversions to market-rate housing. (Upside)

  • Older housing stock often suffers deferred maintenance or physical challenges (e.g., aged plumbing, HVAC systems, or windows). Left unaddressed, these conditions can lead to decline or loss of affordability.

  • Once sold or redeveloped, NOAH units may disappear from the affordable supply entirely, contributing to the growing housing affordability gap.

How Preservation Works — and Why It Aligns with Our Mission

At Columbus Housing Enterprise (CHE), we view NOAH as a meaningful opportunity: acquiring quality townhomes or multifamily properties, keeping rents affordable, and investing in upgrades and resident-services so they remain viable long-term. This strategy aligns with national best practices for NOAH preservation—such as securing property control before market forces drive up costs, implementing capital improvement plans, and offering supportive services that strengthen resident stability. (Housing Alliance of Pennsylvania+1)

For More Reading

  • Housing Alliance of Pennsylvania: “Affordable Housing Preservation: Naturally Occurring Affordable Housing (NOAH)” (Housing Alliance of Pennsylvania)

  • MRSC Insight (Washington State): “Protecting Your Community’s ‘Naturally Occurring Affordable Housing’” (MRSC)

  • LawInsider definition: “Naturally occurring affordable housing means multi-unit rental housing … where the majority of units are affordable to households at or below 60% AMI and without federal or state subsidies.”(lawinsider.com)