CITY OF HARDIN

HOUSING STUDY

2012

Prepared by the Hardin-Big Horn City-County Planning Board

Members—City-County Planning Board

Jim Eshleman, Chair

Linda Greenwalt

Debbey Warren

Mike Martinsen

Bill Hodges

Jeff McDowell

Carla Colstad

Tom Zelka

Gloria Menke, Secretary

Cal Cumin, Planning Advisor

Members—Hardin Common Council

Joe Koebbe, Mayor

Carla Colstad

Bill Hert

Kenton Kepp

Jeremy Krebs

Randy Angevine

Jerry Wemple

Big Horn County Commissioners

Chad Fenner, Chair

John Pretty On Top

Sidney Fitzpatrick

INDEX

CITY-COUNTY OFFICIALS 2

PURPOSE 5

GENERAL 5

BACKGROUND AND SETTING 6

APPROACH TO THIS HOUSING ANALYSIS 8

RECOMMENDATIONS 8

RESIDENTIAL PROPERTY CONDITION MAP Between 8 & 9

RESIDENTIAL PROPERTY CONDITION SUMMARY Between 8 & 9

MOBILE HOME AND MOBILE HOME PARKS 11

LONG-TERM HOUSING PLANNING 13

APPENDIX TO RECOMMENDATIONS SECTION 14

Powers and Duties of Local Boards of Health 14

Trailer Court Licensure 16

Trailer Court Inspection and Compliance Requirements 17

Trailer Court Noxious Plant, Animal, Dust, and Other

Public Health Controls 18

Trailer Court Miscellaneous License Requirements 19

Performance Requirements for Local Health Boards 19

HARDIN HOUSING STATUS 21

Table 1: Hardin Selected Social Characteristics, Total Households: 1277 21

Table 2: HUD –Adjusted Home Income Limits 2011 23

Table 2A: HUD Income Limits Documentation in 2010

Inflation-Adjusted Dollars—Montana 23

Table 3: U. S. Poverty Levels, Contiguous 48 States 2010 24

Table 4: Household and Family Income in Hardin 2009 25

Table 5: March 2010 Multiple Listing Service, Real Estate

For Sale—Hardin 26

Table 6: Selected Housing Characteristics 2010 27

Units in Structure

Mobile Homes

Multiple Family

Year Structure Built, Bedrooms per Unit

Rooms per Unit, Bedrooms per Unit

Size of Renter Occupied Units

Size of Owner Occupied Units

Occupancy per Room

Average Household Size

Table 7: Facilities, Heating Fuel, and Occupancy 31

Table 8: Value (of 728 Housing Units) 31

OWNER OCCUPIED HOUSING 32

Table 9: Value-Specific Owner-Occupied Units 1990 31

Table 10: Home Value 2005-2009 32

Table 11: Hardin Monthly Housing Costs 2006-2010 33

Table 12: Selected Monthly Costs—Owner-Occupied Units

With Mortgage 32

Table 13: Selected Monthly Owner Costs as Percent of

Household Income 35

Table 14: Selected Monthly Owner Costs (Housing Units With

Mortgage (318)) 35

Owner-Occupied Housing Units Without Mortgage (of 410

Units)

Percent of Housing Units Without Mortgage (of 410 Units)

RENTAL HOUSING 36

Table 15: Gross Rent (Of Units Paying Rent: 510) 37 Table 16: Gross Rent as Percentage of Household Income (Units

Paying Rent) 37

Table 17: Hardin Building Permits 37

STRENGTHS, WEAKNESSES, AND OPPORTUNITIES 38

APPENDIX

GENERAL HOUSING, INCOME, AND EMPLOYMENT

INFORMATION 39

Table A1: Hardin Demographic Estimates, 2006-2010 41

Table A2: Big Horn County Education Levels, 25 Years and

Older 2006-2010 41

Table A3: County Employment by Industry, Annual Average 2010 45

Table A4: Top Ten Private Employers in Big Horn County by

Employment Class (2^nd Quarter 2011) 46

HARDIN HOUSING STUDY 2012

PURPOSE

To assess the need for housing by type (rental, multi-family, single-family, etc.).

To inventory existing housing in Hardin by type, condition, and location.

To determine housing resources available.

To make recommendations to decision makers regarding how to address housing needs.

To be able to justify requests for governmental assistance programs.

To highlight housing blight and suggest remedies.

GENERAL

Improving housing is almost always seen as a positive by the community, and makes a huge difference in the lives of people who can move out of an unsafe, deteriorating apartment into a clean, safe, well-maintained one.  There are a large number of specific reasons for improving the quality of housing, a few of which are:

1.  It adds to the physical and social attractiveness of the area.  Better housing looks better, and makes people feel good about moving into the area.

2.  It increases property values.  This is good for homeowners--who typically have more of their net worth tied up in their home than anywhere else--for developers, who stand to gain more from their investment, and for the community, which increases its tax base, and can therefore offer more services.

3.  Improved housing increases pride in the neighborhood for everyone.  That attitude often leads to everyone taking better care of their property, whether they own or rent, and can change the character of the neighborhood for the better.

4.  Well-built housing is kinder to the environment.  If it’s planned and built in an environmentally responsible way, improved housing can conserve energy and resources, provide residents with a healthier and safer place to live, and last indefinitely.

5.  Improving the quality of housing is cheaper for both the developer and the community in the long run.  Planning and building well will reduce maintenance and repair costs, saving the developer money over time.  Improved, well-managed housing is also likely to have social consequences that save money for the community as well – lower violence and vandalism rates, and fewer social problems in general, as well as eventual neighborhood development and increased tax revenues.

6.  Improved housing can increase the potential or actual workforce in the area.  By  providing housing close to area jobs, it increases the number of people available to fill those jobs as well as adding to the market for local retail sales.

7.  It can preserve open space and/or reuse unused, previously-built space.  With the use of cluster housing and other strategies, improved housing can preserve or create open space for residents, or even the whole neighborhood, to enjoy.  In some cases, it can turn an eyesore into a community asset.

8.  It can replace or restore an aging housing stock.  Buildings, like people, have a life span, and when it’s over, they need to be replaced.  Some are still healthy, and simply in need of a makeover.  Others really have reached the end of their useful lives, and should be torn down.  In either case, they can be turned into improved housing, either by restoration or by rebuilding on or near the original site.  This action creates housing that will last through several future generations.

9.   Improving the quality of housing can be part of a plan for anticipating the growth of the community.  Providing more quality housing will both hedge against and attract population growth.  The character of the housing can guide that growth: the affordability, size, and location of housing can help determine who its residents will be.

10.  Improving the quality of housing is the right thing to do.  Everyone has a right to an adequate weather-tight and safe place to live.  In most developed countries, the free market will supply those places for people who can afford them.  For those who can’t afford them, the society should feel an obligation to provide basic housing that meets those criteria, so that no child will grow up eating lead paint, no senior will freeze to death in a cold apartment, and no family will feel threatened in its own house. 

BACKGROUND AND SETTING

Before the coming of the white man, the area of what is now Hardin and its environs was the home of the Absaroka or Crow Indians. The town of Hardin was founded in 1907 and is, accordingly, one of Montana’s younger towns. The land on which the community is located was purchased in 1906 by the Lincoln Land Company of Nebraska. Nearby Fort Custer was abandoned in 1902. For its 20-year existence, Fort Custer, with its hospital, opera house, military band, and tree-lined avenues, was the general hub of the area; Paddlewheel river boats brought tourists up the river, contributing mightily to area commerce.[1] The C. B. & Q. Railroad Depot which had been located across the Little Big Horn River was moved to its present site on the south side of Hardin.

Although several Indian names were considered for the new community, the present name comes from Samuel H. Hardin, an area cattleman and close friend of the president of Lincoln Land Company. In 1910, 63 residents circulated a petition to incorporate Hardin. After a favorable vote, the community became incorporated on January 3, 1911. Tom Mouat became the first mayor and A. N. Mitchell the first city clerk. Big Horn County was formed in 1913 from parts of Rosebud and Yellowstone Counties, and Hardin became the county seat. The County Courthouse was moved five times in Hardin before it located on its present site in 1936.

As the service area for the surrounding farm and ranch land, Hardin grew and prospered, the population increasing to over 2,500 people. The opening of the interstate highway adversely affected the downtown area, but new commercial enterprises were opened in the north interchange area (Highway 47).

In May of 1969, by Resolution 869, the Hardin City Council, expressed its wishes to conduct a city planning program under enabling legislation granted by the State. The jurisdictional area of the Hardin-Big Horn City-County Planning Board area includes the incorporated area of the City of Hardin and those areas extending out from the City limits one mile south, two miles north, one mile east, and three miles west.

The City of Hardin is located approximately one mile west of the confluence of the Bighorn and Little Bighorn Rivers in south-central Montana. The terrain within central Hardin is very level (which contributes to the drainage problems that affect portions of the community). Except for the County Fairgrounds, some light industrial development, and the County Airport, all development has been north of the railroad tracks. Interstate Highway 90 is located immediately north of the existing residential and commercial community. The Two Rivers Economic Development Authority administers a large industrial park north of the interstate. Although Hardin’s growth has traditionally been to the west, the location in 1970 of the interstate highway provided further impetus to continue the residential growth pattern. There are two accesses from the interstate: one directly north of the City and another three quarters of a mile east of the City limits. A new County Airport is planned south of the interstate and west of Hardin.

Immediately east and south of Hardin are the borders of the Crow Indian Reservation. The Northern Cheyenne Indian Reservation is about 40 miles east of the community. Custer Battlefield National Monument is 15 miles southeast of Hardin, and the Big Horn National Recreation Area and Yellowtail Dam are located 45 miles to the south.

The climate of the Hardin area is continental and semi-arid. Although temperatures can vary considerably both from day to day and season to season, general characteristics of the area are low relative humidity, moderate winds, generally sunny, and relatively light precipitation. The frost free growing season averages about 125 days, sufficient length for most small grains, alfalfa, and hay crops. Sugar beets, a major product of the area, declined drastically with the closing of the Holly Sugar Refinery at Hardin in 1971, but production has rebounded; last year 9631 acres of beets were reported planted, as well as 1187 acres of barley and malt barley, 111,862 acres of wheat and winter wheat, 1384 acres of corn, 943 acres of oats, and 2610 acres of peas and lentils.[2] Sunflowers are also grown, and there is a potential for even more specialized crops such as bird seed and popcorn. Because of the semi-arid climate and the wide moisture variations, irrigation has an important role as a moisture stabilizer and in increasing land productivity. The completion of Yellowtail Dam 45 miles southwest of Hardin has greatly increased the irrigation potential in the area, and is also protection against spring flooding from heavy snow melt. The production of livestock, mainly prime beef, is the contribution of the ranchlands and feedlots around Hardin.

APPROACH TO THIS HOUSING ANALYSIS

The Hardin-Big Horn City-County Planning Board used in-house and available resources to prepare this housing analysis. Individual Board members, who are most familiar with many of the problems in the community, talked to local realtors, real estate bankers, local agencies such as HRDC, and to the local tax office; they also conducted a windshield survey of all housing in the community and mapped location, exterior condition, and vacant land. Data were then compiled by Hardin’s Planner and reviewed and continually refined by the Planning Board members over the several months of the study.

RECOMMENDATIONS

1. Hardin has a City-wide housing problem, most of which involves the existing poor quality of housing units, especially rentals, and which is shown on the Residential Property Condition Map and Summary Graphic included here. (Information gathered via windshield survey conducted by the Planning Board.) Hardin currently attempts to facilitate housing assistance through the Two Rivers Authority; however, the City needs an agency to focus on its housing problems and should establish a housing authority (HA). Both the Cheyenne and Crow Reservations have housing authorities. There are minimum standards that should apply to all rental housing. The aim of such standards is to ensure homes are safe to live in, warm, energy efficient, and do not cause harm or illness to the occupiers. The Housing Act 2004 gives powers to Local Housing Authorities. An HA is a non-profit corporation which mission is to assist in providing safe, decent, and affordable housing to individuals and families in Hardin.

2. A City housing authority could work with State HA agencies to better coordinate available housing programs to include New Construction, Substantial Rehabilitation, Existing Housing Certificate Programs, housing programs to help veterans, the Regional Office for the Developmental Disabilities Program (DDP), Montana Department of Health and Human Services (MDHHS), and development of rental housing using the Federal Low Income Housing Tax Credit (LIHTC) program (the major Federal incentive program for building affordable rental housing), USDA’s Rural Development Program, and Federal HOME funds (the largest Federal block grant program designed exclusively to create affordable housing for low-income households). These many different programs need to be reviewed for applicability to Hardin.

3. A Hardin HA should contact other housing agencies both in Billings and in similar-sized communities in Montana to learn methodologies and experience in addressing common housing problems.

4. A housing authority could provide counseling to those seeking housing assistance regarding availability of funding assistance, education about housing, available programs, home maintenance, etc. Help consumers find affordable low-interest mortgages.  Homebuyers may be eligible for Farmer’s Home Administration (FHA) or other low-interest loans that they’re unaware of. Provide buyer/renter education.  Some communities educate potential residents of affordable housing developments on how to use credit, how to decide what they can actually afford to pay for housing, understanding mortgage rates, what goes into the purchase of a home, etc.  The purpose here is to make sure that once an individual or family takes up residence in an affordable house or apartment, they’ll be able to maintain payments and stay for a long period. The availability of a housing education program would also serve to keep Hardin’s housing situation information more current allowing continual upgrade of housing data to refine further housing programs and funding applications.

5. Encourage non-profit organizations to get involved in the construction of new housing units—from apartments to single-family. Non-profits should also be encouraged to explore opportunities to provide assistance of helping low‐income families and/or landlords replace, repair, and weatherize older, substandard mobile homes.

6. Consider reducing the minimum lot size and yard setback requirements in the Zoning Ordinance for construction of new single-family housing in all zones allowing residential development, except of the R1 Single-Family Residential District.

7. A most effective action is to offer the developer an incentive, i.e., something he/she wants--in return for what the City wants.  Hardin should consider providing excess City land to housing developers who will provide the type of housing the City deems necessary. The terms of such provision can be carefully constructed to both provide incentives to the housing developer and give the City what it needs or desires for housing. The City should not sell such lands for churches, etc., in return for short-term gain at the cost of long-term public need and benefit.

8. Other steps the community can take as well, either alone or with developers, lenders, residents, and others, include subsidies--payments used to help someone pay for something--can be offered in a number of ways.  The most familiar is offering subsidies to renters, which actually get passed on to landlords.  Many of the programs listed in Section 2 above use subsidies.

9. Encourage Universal Design in new housing construction programs for more accessible housing options. Universal Design is an approach to building that includes wider hallways and doorways for wheelchair access, ramps instead of stairs, and other techniques to make a home accessible to anyone of any ability. It should be a priority when helping fund future housing programs, so that low income housing projects can serve the elderly and disabled in any unit, improving availability of units and making all units multi-functional. Universal Design also could be encouraged in remodeling or renovation projects through education and outreach provided by the Housing Authority. Another advantage of Universal Design is cost reduction to builders in using varied designs, as one design can be replicated throughout many units.

10. Support property maintenance and repair for “Aging in Place” which allows the elderly to maintain their independence and financial stability longer by staying in their current residences. Those who provide services to the elderly see this as a way to reduce individual and community costs for many services, including housing costs, health care, transportation, and other services. Continued application of the housing rehabilitation program, minor home repair program for elderly and special needs populations to provide property upkeep and maintenance services, and residential access improvements for homes and apartments will help elderly residents maintain their independence, continue to afford existing housing, and help fill the need of seniors that may not qualify for assistance or be able to afford some assisted living facilities.

11. The issue of the homeless in Hardin needs to be addressed, and a HA could coordinate addressing this issue with existing State and Federal agencies designed to deal with the issue.

12. At present the Code Enforcement Officer is authorized to deal with external issues on properties within the City limits. City code needs to include the interior of units if an inspector is invited into the housing unit by the occupant.

13. Engage banks to provide services to low-income people.  Communities can use the Community Reinvestment Act (CRA), which mandates that banks provide certain services to communities in which they operate, to obtain low-interest loans for low-income home buyers, or to persuade banks to make loans to developers for affordable housing. 

14. Utilize sweat equity programs.  A local HA can initiate programs whereby low-income families can pay for part of the cost of a home with “sweat equity,” i.e., their labor.  Many of these programs involve a construction supervisor provided and paid by the agency or community, who works with a team of prospective homeowners to collaboratively build houses for each of them.  The houses are thus built for the cost of materials alone, except for work that has to be done by a licensed contractor (electricians, plumbers, etc.). Typically, houses built in this way follow a single or a small number of designs, and, rather than being built one at a time, the houses usually all go up at the same rate, with crews switching from one house to the next from week to week.  This is to ensure that everyone helps with all the houses, rather than someone withdrawing when his own house is finished.

MOBILE HOMES AND MOBILE HOME PARKS

1. The City should demand that the County Sanitarian not relicense substandard mobile home parks. This demand must be kept focused until the City gets what it needs to improve slum conditions. The following are pertinent sections of the State statute regarding local Boards of Health (see Appendix to these Recommendations for the complete statute):

MCA 50-2-116. Powers and duties of local boards of health. (1) In order to carry out the purposes of the public health system, in collaboration with federal, state, and local partners, each local board of health shall:

     (f) identify, assess, prevent, and ameliorate conditions of public health importance through:

     (v) abatement of public health nuisances;
     (vi) inspections;
     (i) bring and pursue actions and issue orders necessary to abate, restrain, or prosecute the violation of public health laws, rules, and local regulations;
     (ii) for the removal of filth that might cause disease or adversely affect public health;
     (3) A local board of health may provide, implement, facilitate, or encourage other public health services and functions as considered reasonable and necessary.

2. The City should add to Chapter 8 of its municipal code (Community Decay) that no tires are allowed on the roofs of any housing units.

3. Require all manufactured housing to be on permanent foundations.

4. The HA, representing the City, needs to be proactive in pursuing improvement of slum trailer parks and should obtain copies of each trailer park’s rules and regulations; those parks that do not have such rules need to be required to establish and enforce such rules as required by Title 37, Chapter 111 of Montana Codes Annotated (see next section herein). Failure to comply should be part of the input for consideration of license renewal—as well as a basis for fining.

5. Trailer park rules should, at a minimum, require enforcement of the following rules. (The City will need to allow a reasonable compliance time period.):

a. Trailers being moved into existing parks can be no older than five years at the time of move-in.

b. All new tenants sign for and receive a copy of the trailer park’s regulations.

c. Trailer park management must approve in writing all change of ownerships, all removals and replacements, and may require that a trailer be moved for non-compliance.

d. All single-wide trailers must be at least 14 feet wide and 70 feet long, and all double-wide be at least 24 feet wide and 40 feet long.

e. All wheels, hitches, and tongues must be removed, and the trailer set as low to the ground as possible.

f. Skirting must be painted to match the home and done as soon as the home is set and blocked.

g. Only one storage shed be allowed, and it shall be a maximum size of 8 by 12 feet, wooden, and painted to match the home.

h. Provide for management or other authority to accomplish trailer or lot compliance work if trailer occupant fails to do so, and that the monetary cost of this be clear.

i. A maximum of two vehicles per lot be allowed.

j. No automobiles may be stored anywhere in the park.

k. Trucks over one ton are prohibited.

l. Recreational vehicles, boats, and trailers are permitted only in the park storage area, one unit per lot.

m. Inoperable vehicles must be removed after seven days.

n. All motorized vehicles must be in operating condition and properly licensed.

o. All dogs and cats must be registered with the park owner, and management will charge ($5.00) per animal per month.

p. All dogs and cats must be kept inside from 10:00 pm to 7:00 am.

q. No rottweilers or pitbulls are allowed.

6. The State procedure for licensing trailer parks is attached in the Appendix. One of the requirements is that the trailer park manager must not accept trailers in excess of what the park is licensed for—and of the approved type.

7. Also in the Appendix to this section is the Inspections and Compliance Requirements of the State health authority governing trailer parks. Of note is that within 15 days any inspection by the Sanitarian, the latter shall give the park operator a copy of the inspection report. The City should obtain copies of these reports through the Sanitarian or the Board of Health. Paragraph (6) of the statute states, “A local board of health may adopt regulations which are more stringent than this subchapter pursuant to MCA 50-2-116 and that part of the duties of local boards of health include the following subsections:

(1)(f) identify, assess, prevent, and ameliorate conditions of public health importance--

(1)(f)(v) abatement of public health nuisances

(1)(f)(vii) collecting and maintaining health information

(3) –provide, implement, facilitate, or encourage other public health services and functions considered reasonable and necessary

8. Under ARM 37.111.218, also in the Appendix, it states, “The grounds, buildings and structures of a campground or trailer court must be maintained free of harborage for insects, rodents, and other vermin.” Furthermore, “All areas must be maintained free of accumulations of litter, rubbish, debris, burnable materials, or standing water which may provide rodent harborage or breeding places for flies, mosquitoes, rodents, and other pests.

9. Under Performance Requirements for Local Health Authorities (MCA 37-111-235) the local sanitarian “—submits quarterly reports to the department within 10 days following the close of each quarter of the fiscal year”; and, “—performs inspections of each campground and trailer court within its jurisdiction at least once every 12 months.” The City needs to obtain copies of these reports. These performance requirements are in the Appendix.

10. New trailer courts need to have just one master water meter, and the HA needs to work with the City Attorney to explore options for requiring existing courts to change to one master meter.

LONG-TERM HOUSING PLANNING

Housing improvement needs to be worked at continuously and long-term. Over time a Hardin Housing Authority could develop defensible approaches defining what specific housing deterioration issues are to reduce or eliminate hazards to health and safety. Such clear definitions with substantial reasoning and validation eases the legal approach to regulating substandard housing. For example, the City may want to define specifically constitutes slum properties both reflect on the landlords, to bolster neighborhood activism against same, and refine the City’s available tools for dealing with slum issues. A slum property could be defined as residential rental property that has deteriorated or is in a state of disrepair and that manifests one or more of the following conditions that are a danger to the health or safety of the public:

a. Structurally unsound exterior surfaces, roof, walls, doors, floors, stairwells, porches or railings.

b. Lack of potable water, adequate sanitation facilities, adequate water or waste pipe connections.

c. Hazardous electrical systems or gas connections.

d. Lack of safe, rapid egress.

e. Accumulation of human or animal waste, medical or biological waste, gaseous or combustible materials, dangerous or corrosive liquids, flammable or explosive materials or drug paraphernalia.

A property defined as a slum would subject to immediate inspection and to annual inspections for three years, with the inspection costs assessed to the property's owner. A slum property could be constituted a public nuisance, and abated by repair, rehabilitation, demolition, or removal. If the property owner fails to comply with the notice and order, and does not appeal the notice, the inspector will file a certificate of designation as a slum property with the County Recorder's office. A property defined as a slum could be prevented from being occupied.

Hardin could also, sometime in the carefully prepared future, implement a system of fines where landowners could face up to $5000 (for example) a day for outstanding violations and provide a means of collecting such fines (such as the aforementioned liens on the property or all of the landowner’s properties). In Hardin many depressed properties are

just sold between landowners and real estate companies in a continuous juggle of ownership, ‘the slumlord shuffle.’ The City should also consider a fine for property owners who leave a housing unit vacant for three months without showing a good-faith effort to address deterioration issues as noticed by the City.

Another long-term objective to improve housing conditions would be legislative. A Hardin housing authority could work with other authorities and interested groups in Montana to obtain legal authority providing rental housing be assessed to reflect the income it generates, not just the assessed value. It would also be useful to be able to place liens against all assets of a slumlord when assessing cleanup, repair, or demolition of slum properties—and not just the specific housing under consideration. This would be more effective in holding people and companies responsible for the damage they’ve done to their tenants and to their communities.  It is understood that the real estate lobby in Montana’s Legislature is very powerful.

Such procedures will take time to develop and need approval by the Common Council—and must be coordinated with the City Attorney for legal implementation and inclusion of an appeal process. City has to have the desire and be aggressive enough to change the accepting culture of the past that has created the housing mess of today--a new belief that it is unacceptable to allow run-down housing in the City.

Community support rarely drops out of the sky: it’s usually the result of public education and persuasion, articles in the media, many one-on-one conversations, and many other actions, events, and spreading of information over a long period.  In the end, it is up to the City to decide if it wants to improve its housing stock—to consider the many facets of the poor housing situation and the myriad details and tasks that must be addressed to improve the appearance of the City.

APPENDIX TO RECOMMENDATIONS SECTION

MCA 50-2-116. Powers and duties of local boards of health. (1) In order to carry out the purposes of the public health system, in collaboration with federal, state, and local partners, each local board of health shall:
     (a) appoint and fix the salary of a local health officer who is:
     (i) a physician;
     (ii) a person with a master's degree in public health; or
     (iii) a person with equivalent education and experience, as determined by the department;
     (b) elect a presiding officer and other necessary officers;
     (c) employ qualified staff;
     (d) adopt bylaws to govern meetings;
     (e) hold regular meetings at least quarterly and hold special meetings as necessary;
     (f) identify, assess, prevent, and ameliorate conditions of public health importance through:
     (i) epidemiological tracking and investigation;
     (ii) screening and testing;
     (iii) isolation and quarantine measures;
     (iv) diagnosis, treatment, and case management;
     (v) abatement of public health nuisances;
     (vi) inspections;
     (vii) collecting and maintaining health information;
     (viii) education and training of health professionals; or
     (ix) other public health measures as allowed by law;
     (g) protect the public from the introduction and spread of communicable disease or other conditions of public health importance, including through actions to ensure the removal of filth or other contaminants that might cause disease or adversely affect public health;
     (h) supervise or make inspections for conditions of public health importance and issue written orders for compliance or for correction, destruction, or removal of the conditions;
     (i) bring and pursue actions and issue orders necessary to abate, restrain, or prosecute the violation of public health laws, rules, and local regulations;
     (j) identify to the department an administrative liaison for public health. The liaison must be the local health officer in jurisdictions that employ a full-time local health officer. In jurisdictions that do not employ a full-time local health officer, the liaison must be the highest ranking public health professional employed by the jurisdiction.
     (k) subject to the provisions of MCA 50-2-130, adopt necessary regulations that are not less stringent than state standards for the control and disposal of sewage from private and public buildings and facilities that are not regulated by Title 75, chapter 6, or Title 76, chapter 4. The regulations must describe standards for granting variances from the minimum requirements that are identical to standards promulgated by the board of environmental review and must provide for appeal of variance decisions to the department as required by 75-5-305.
     (2) Local boards of health may:
     (a) accept and spend funds received from a federal agency, the state, a school district, or other persons or entities;
     (b) adopt necessary fees to administer regulations for the control and disposal of sewage from private and public buildings and facilities;
     (c) adopt regulations that do not conflict with rules adopted by the department:
     (i) for the control of communicable diseases;
     (ii) for the removal of filth that might cause disease or adversely affect public health;
     (iii) subject to the provisions of 50-2-130, for sanitation in public and private buildings and facilities that affects public health and for the maintenance of sewage treatment systems that do not discharge effluent directly into state water and that are not required to have an operating permit as required by rules adopted under 75-5-401;
     (iv) subject to the provisions of 50-2-130 and Title 50, chapter 48, for tattooing and body-piercing establishments and that are not less stringent than state standards for tattooing and body-piercing establishments;
     (v) for the establishment of institutional controls that have be

en selected or approved by the:
     (vi) to implement the public health laws; and
     (d) promote cooperation and formal collaborative agreements between the local board of health and tribes, tribal organizations, and the Indian health service regarding public health planning, priority setting, information and data sharing, reporting, resource allocation, service delivery, jurisdiction, and other matters addressed in this title.
     (3) A local board of health may provide, implement, facilitate, or encourage other public health services and functions as considered reasonable and necessary.

MCA 37.111.211 Trailer Court Licensure

(1) It is unlawful for any person to operate a campground or trailer court unless the person holds a current license issued by the department (Montana Department of Public Health and Human Services (MDPHHS)) and validated by the local health officer in the name of the person for the specific campground or trailer court.

(2) The applicant shall submit a nonrefundable $40 license application fee to the department. An applicant shall submit a complete application and fee prior to opening the establishment for use.

(3) The department or the local health authority shall make a pre-licensing inspection after a complete license application and fee have been received. A license will be issued if the campground or trailer court is in compliance with this subchapter and the act. If the establishment is not in compliance with this subchapter and the act, the department shall commence proceedings to deny the license application pursuant to 50-52-207 , MCA.

(4) A licensee shall give notice in writing to the department at least 30 days prior to selling, transferring, giving away, or otherwise disposing of interest in or control of any campground or trailer court. The notice must include the name and address of the person succeeding to the ownership or control of the campground or trailer court.

(5) Upon receiving a complete application in writing for issuance or renewal of a license and a fee of $40, the department shall issue or renew the license if the campground or trailer court is in compliance with all applicable provisions of the act and this subchapter.

(6) The holder of a license for a general services campground, limited services campground, or trailer court must post the license on the property at a location approved by the department or local health authority.

(7) (a) Except as provided in (b) , the licensee or manager of a trailer court or campground may not accept camping units that would exceed the number and types of sites approved under the license for the campground.

(b) A campground may accommodate an overflow of camping units for a period that may not exceed 14 days in a calendar year if the local health authority issues written approval for the overflow prior to its occurrence and the campground licensee or manager has ensured that adequate public health measures, including provision of sewage and solid waste disposal and potable water, are provided for the overflow.

MCA 37.111.212 Trailer Court Inspection and Compliance Requirements

(1) A licensee shall permit representatives of the MDPHHS or local health authority to inspect the campground or trailer court at reasonable hours for determining compliance with the requirements of the act and this subchapter.

(2) A licensee shall arrange for access to any part of the trailer space or campsite at reasonable times for the purpose of making necessary repairs or alterations to effect compliance with this subchapter or with any lawful order issued pursuant to the provisions of this subchapter.

(3) Within 15 days after each inspection, representatives of the department or the local health authority shall give the operator a copy of an inspection report that notes any deficiencies and sets a time schedule for compliance.

(a) If plans for correction are not required, the department or health authority shall determine an acceptable time schedule for correction.

(b) If plans for correction are required, the licensee shall submit necessary plans that include a proposed time schedule for corrective measures. The time schedule and plans, if approved, shall become conditions of licensure.

(4) Modifications are not required for the water supply system or sewage system serving a campground or trailer court approved and constructed in accordance with a prior regulation, unless upgrading is necessary due to system failure as described in ARM 37.111.215(3) and 37.111.216(4) .

(5) Violation of this subchapter or the act may be subject to an action for injunctive relief by the department pursuant to 50-1-103 , 50-52-104 , or 50-52-106 , MCA, or a criminal charge may be brought pursuant to MCA 50-52-105.

(6) A local board of health may adopt regulations which are more stringent than this subchapter, pursuant to MCA 50-2-116 , Powers and duties of local boards of health to include the following subsections:

(1)(f) identify, assess, prevent, and ameliorate conditions of public health importance--

(1)(f)(v) abatement of public health nuisances

(1)(f)(vii) collecting and maintaining health information

(3) –provide, implement, facilitate, or encourage other public health services and functions considered reasonable and necessary

ARM 37.111.218 Trailer Court Noxious Plant, Animal, Dust, and Other Public Health Controls.

(1) The licensee or manager of any campground or trailer court must take immediate measures to alleviate public health or sanitation hazards presented by the presence of solid waste at the campground or trailer court.

(2) The grounds, buildings and structures of a campground or trailer court must be maintained free of harborage for insects, rodents, and other vermin. Extermination methods and other measures to control insects and rodents must conform with the requirements of the local health authority.

(3) Each campground and trailer court, with the exception of a primitive campground, must meet the following standards:

(a) All areas must be maintained free of accumulations of litter, rubbish, debris, burnable materials, or standing water which may provide rodent harborage or breeding places for flies, mosquitoes, rodents, and other pests.

(b) Where potential for rodent infestation exists, storage areas and vegetative growth must be maintained so as to prevent rodent harborage.

(c) Where the potential for insect and rodent infestation exists, any skirting of trailers must be of a type and construction which will not provide harborage. Where trailers are skirted, an access opening must be provided near service connections.

(d) The growth of brush, weeds and grass must be controlled to prevent harborage of noxious insects and other vermin. Vegetation and waste materials creating rodent harborage are not allowed within 100 feet of established structures.

(e) Campgrounds and trailer courts must be maintained to prevent the growth of noxious weeds considered detrimental to health.

(f) Trailer court roadways must be maintained in a manner that minimizes exposure of residences to continuing dust problems.

(g) All electrical cords used at a campground or trailer court must be in good repair. Driving over cords is prohibited.

(4) The licensee and manager of the campground or trailer court are responsible for ensuring that the requirements of this rule are met.

MCA 37.111.220 Trailer Court Miscellaneous Licensee Requirements.

(1) The person to whom a license is issued shall operate the campground or trailer court in compliance with this subchapter and shall provide adequate supervision to maintain the campground or trailer court, its facilities, and equipment in good repair and in a clean and sanitary condition.

(2) The licensee of a trailer court shall have a manager on duty to maintain the trailer court and its facilities in accordance with this subchapter and the act. The manager shall have authority to take immediate actions, including actions requiring expenditure of funds, to correct public health problems as they occur. The licensee shall ensure that all trailer court occupants are given an address and telephone number where the manager can be reached at all times. If the manager is not a resident at the trailer court, the manager shall visit the trailer court as often as necessary to ensure that these requirements are met.

(3) Signs must be placed in conspicuous places indicating restrictions placed on the types of trailers permitted in a general services or limited services campground, based on the type and amount of facilities provided.

(4) Each campsite and trailer space in a general services or limited services campground must be clearly marked with an identification number or other symbol.

(5) Addresses or identification numbers must be clearly marked on each mobile home lot in a trailer court.

(6) Every licensee or manager operating a campground shall notify the MDPHHS or local health authority immediately of any suspected communicable or contagious disease within the campground.

MCA 37.111.235    Performance Requirements for Local Health Authorities

(1) For a local board of health to qualify for reimbursement under 50-52-302 , MCA, the local health authority shall either:

(a) enter into a written, signed cooperative agreement with MDPHHS that meets the requirements of 50-52-302 (1) , MCA, and establishes the duties and responsibilities of the local health authority and department; or

(b) meet each of the following requirements:

( i ) demonstrate by February 1 of each year that at least one person working for the local health authority has been determined by the department to be qualified to make trailer court and campground inspections under Title 50, chapter 52, MCA, and rules promulgated thereunder ; and

(ii) ensure that the local board of health, local health officer, sanitarian-in-training, or registered sanitarian:

(A) using forms approved by the department, submits quarterly reports to the department within 10 days following the close of each quarter of the fiscal year (first quarter ending September 30; second quarter ending December 31; third quarter ending March 31; fourth quarter ending June 30) ;

(B) upon request by the department, conducts an inspection to determine compliance with the requirements of this subchapter;

(C) performs inspections of each campground and trailer court within its jurisdiction at least once every 12 months, unless waived on a case-by-case basis by the department;

(D) provides copies of program documentation, including but not limited to inspection reports, plans of correction, and enforcement actions within seven days after receipt of a written request by the department, and keeps all documentation for a period of five years from the date of its creation; and

(E) demonstrates to the department, on a quarterly basis within 30 days following the close of each quarter of the fiscal year, that it has expended department reimbursements under this rule and 50-52-302 , MCA, only for inspections of establishments licensed under Title 50, chapter 52, MCA, or for enforcement of Title 50, chapter 52.

(2) A failure by the local health authority to meet all of these minimum performance requirements shall result in withholding of funds payable to the local board of health under 50-52-302 , MCA, for the period of noncompliance, as determined by the department.

HARDIN HOUSING STATUS

In Hardin, for 2010, 26.9 percent of families and 31.5 percent of the population lived below poverty level.[3] Of those people less than 18 years of age, approximately 33

percent were below poverty; of those 65 years old and older, approximately 13 percent.[4] This compares to poverty levels in the U. S. in 2010 at 15.1 percent for individuals and 12.1 percent for families (9.3 percent in 2000).

Poverty is defined as a state of privation and a lack of necessities. It is also defined as the state of one who lacks a usual or socially acceptable amount of money or material possessions. The government’s definition of poverty is based on total income received. For example, the poverty level of 2011 was set at $22,350 (total yearly income) for a family of four.

Table 1

Hardin Selected Social Characteristics

Total Households: 1277

Families 684 (53.6%)

Non-family 593 (46.4%)

Alone 541

65 years old+ 201

Source: US Census Bureau, ACS (Set 1)2006-2010

The Census Bureau determines poverty status by comparing annual income to a set of dollar values called poverty thresholds that vary by family size, number of children and age of householder. The most common measure of poverty is if a family's before tax money income is less than the dollar value of their threshold, then that family and every individual in it are considered to be in poverty. For people not living in families, poverty status is determined by comparing the individual's income to his or her poverty threshold.

Another set of guidelines used for evaluating income levels is established annually by HUD for the purposes of distributing program monies and services to lower income households. These income level standards are formulated using several variables including size of household and income in relation to the median household income of the area. The basic guidelines for households ranging in size from one person to eight for 2009 in Montana are shown in Table 2, HUD-Adjusted Income.

Per capita income is the mean money income received in the past 12 months computed for every man, woman, and child in a geographic area. It is derived by dividing the total income of all people 15 years old and over in a geographic area by the total population in that area. (Income is not collected for people under 15 years old even though those people are included in the denominator of per capita income. This measure is rounded to the nearest whole dollar.)

A household includes all the persons who occupy a housing unit. A housing unit is a house, an apartment, a mobile home, a group of rooms, or a single room that is occupied (or if vacant, is intended for occupancy) as separate living quarters. Separate living quarters are those in which the occupants live and eat separately from any other persons in the building and which have direct access from the outside of the building or through a common hall. The occupants may be a single family, one person living alone, two or more families living together, or any other group of related or unrelated persons who share living arrangements. (People not living in households are classified as living in group quarters.)

Table 2

HUD-Adjusted Home Income Limits 2011

Program 1pers 2 3 4 5 6 7 8

30% Limits* 11,750 13,400 15,100 16,750 18,100 19,450 20,800 22,150

VLI 19,600 22,400 25,200 27,950 30,200 32,450 34,700 36,900

60% Limits 23,520 26,880 30,240 33,540 36,240 38,940 41,640 44,280

LI 31,300 35,800 40,250 44,700 48,300 51,900 55,450 59,050

*Percent of median family income

Source: U. S. Department of Housing and Urban Development—Montana, 28June2011

Table 2A

HUD Income Limits Documentation in 2010 Inflation Adjusted Dollars--Montana

Family Size Median Family Income (Total $54,507)

2 $49,743

3 $56,308

4 $68,313

5 $59,017

6 $65,356

7+ $67,154

Source: American Community Survey

As shown, HUD defines low income for a family of four as $44,700 and very low income for a family of four at $27,950. The number of families in Hardin that were classified as low income was approximately 64.1 percent; the number at very low income: 36.7 percent. In 2000 median family income was $33,729.

Table 3

U. S. Poverty Levels, Contiguous 48 States 2010

Persons in Family Unit Income

1 $10,890

2 $14,710

3 $18,530

4 $22,350

5 $26,170

6 $29,990

7 $33,810

8 $37,630

For each additional person add $3,820

Source: U. S. Department of Housing and Human Services, Figures for Poverty 2011

A housing unit is a house, an apartment, a mobile home, a group of rooms, or a single room that is occupied (or if vacant, is intended for occupancy) as separate living quarters. Separate living quarters are those in which the occupants live and eat separately from any other persons in the building and which have direct access from the outside of the building or through a common hall. A housing unit is owner-occupied if the owner or co-owner lives in the unit, even if it is mortaged or not fully paid for.

A household consists of all the people who occupy a housing unit. A house, an apartment or other group of rooms, or a single room, is regarded as a housing unit when it is occupied or intended for occupancy as separate living quarters; that is, when the occupants do not live with any other persons in the structure and there is direct access from the outside or through a common hall.

In 2009 the average Hardin family size was 3.72. The median family income (MHI) in Hardin was $36,571 (2009 dollars adjusted for inflation) (U. S. $62,353 percent).

(MHI is defined as the income level at which 50 percent of the households in Hardin made more than that amount and 50 percent of households made less than that amount. MHI is used to determine income levels of low income households.

Table 4

Household and Family Income in Hardin 2009

Median Household Income in Hardin: $27,363

Median Household Income in Montana: $42,322

Median Family Income in Hardin: $36,930

Median Family Income in Montana: $55,010

Number of Households with Income: Number of Families with Income:

<$10k 14.1% (183) 15.2% (103)

$10k to $14,999 13.2% (170) 11.7% (79)

$15k to $19,999 12.0% (155) 3.8% (26) ($15k-$24,999)

$20k to$24,999 6.9% (90)

$25k to $29,999 9.9% (128) 6.0% (40)

$30k to $34,999 7.2% (93) 9.5% (64)

$40k to $45,999 5.5% (71) 12.9% (87)

$45k to $49,999 3.0% (39) 5.0% (34)

$50k to $59,999 5.5% (71) 4.7% (32)

$60k to $74,999 1.5% (19) 6.1% (41)

$75k to $99,999 6.8% (88) 2.7% (19)

$100k to $124,999 3.8% (50) 12.7% (86)

$125k to $149,999 1.3% (17) 5.35 (36)

$150k to $$199,999 0.8% (11) 2.7% (18)

>$200,000 0.0% 1.7% (11)

Source: Hardin, Montana Income, Earnings, and Wages Data; City-Data.com

Approximately 77.2 percent of the households in Hardin are low income with 56.1 percent falling in the very low income level. Median household income in 2009 adjusted for inflation was $27,363 (U. S. $51,425) and per capita income was $13,988 (U. S. $27,041). In 2000 MHI was $29,076; for the State it was $22,371.[5]

One way to look at affordability of housing is to compare what a household making the median household income can afford compared to the median sale price of homes in Hardin. The “affordability gap” is defined as the difference between the median housing price and the home that a household making the median household income can afford. To determine the gap, a home considered affordable to the median household income was calculated by taking 30 percent of the monthly median household income as a principle a and interest payment, assuming a 30-year fixed mortgage at 6 percent interest, 3 percent down payment, and taxes and insurance costs of 1.5 percent of the home price. Table 1 provides the results of this analysis for one-, two- and four-person households and shows that not even a four person household earning 80% of median income ($49,500) could afford the median priced home in Hardin of $125,500 in 2009. The median home value is based here on Table 1. (This median value differs from that given by Dan Kern, Hardin Realtor, who gives the median home value now at $93,000.) As part of a state-wide White Paper on housing, referenced in a Yellowstone County housing study, it was noted that, “Montana continues to have an affordability problem for both renting and purchasing a place to live.” Hardin’s not alone. The “affordability gap” is the difference between the median housing price and the home that a household making the median household income can afford.

Table 5

March 2012 Multiple Listing Service, Real Estate for Sale—Hardin

Location Bedrooms Bathrooms Asking Price

601 W First Street 4 2 $142,500

835 W Division Street 3 3 $249,500

1415 N Center Avenue 5 2 $177,400

1016 N Crow Avenue 2 1 $125,000

1015 N Crawford Avenue 5 2 $125,000

510 N 13^th Street 3 3 $189,000

326 W 5^th Street 3 2 $76,000

1008 N Crow Avenue 4 2 $124,500

601 N Cheyenne Avenue 2 0 $65,000

Source: American Fact Finder

With local employment trends currently up in the air, this study does not include projections of future growth in employment, households, and needs for affordable housing. (There is, however, County employment data included in the Appendix.) Instead, this analysis is based on current market and demographic conditions as best they can be determined.

This section of the study uses a multiplier of 3.75 times annual income to roughly estimate affordable prices. This assumes a five percent mortgage interest rate, a three percent down payment, as well as monthly carrying costs equal to about 0.27 percent of the home price, or about $350 per month for a purchase price of $130,000. Carrying costs include real estate taxes, property insurance, and mortgage insurance premiums.

Overcrowding is not a significant problem in Hardin. Only 37 dwelling units (2.5 percent) were reported by the 2010 Census to have more than 1.5 occupants per room

Housing units in multi-unit structures are units in structures containing two or more housing units. Excluded from this category are single-family homes, mobile homes, and occupied living quarters that do not fit in the previous categories, such as houseboats, railroad cars, campers, and vans.

Units in structure is determined for both occupied and vacant housing units. A structure is a separate building that either has open spaces on all sides or is separated from other structures by dividing walls that extend from ground to roof. In determining the number of units in a structure, all housing units, both occupied and vacant, are counted. Stores and office space are excluded. The statistics are presented for the number of housing units in structures of specified type and size, not for the number of residential buildings. The percentage shown is calculated by dividing the number units in multi-unit structures by the total number of housing units.

Tenure provides a measurement of home ownership, which has served as an indicator of the nation’s economy for decades. These data are used to aid in the distribution of funds for programs such as those involving mortgage insurance, rental housing, and national defense housing. Data on tenure allows planners to evaluate the overall viability of housing markets and to assess the stability of neighborhoods. The data also serve in understanding the characteristics of owner occupied and renter occupied units to aid builders, mortgage lenders, planning officials, government agencies, etc., in the planning of housing programs and services.

ACS’s 2005-2010 Census derived data indicates that 76 percent of Hardin’s total households were occupied by the same people for the last year. Of the 1264 owner-occupied units 44 percent moved in since 2006, 9 percent moved in between 2000 and 2004; between 1990 and 1999 22 percent moved in, and between 1970 and 1990 22 percent moved in; about 5 percent moved in before 1969.

A housing unit is owner occupied if the owner or co-owner lives in the unit even if it is mortgaged or not fully paid for. Mobile homes occupied by owners with installment loan balances also are included in this category.

All occupied housing units which are not owner occupied, whether they are rented or occupied without payment of rent, are classified as renter occupied. “No rent paid” units are separately identified in the rent tabulations. Such units are generally provided free by friends or relatives or in exchange for services such as resident manager, caretaker, minister, or tenant farmer. “Rented” includes units in continuing care, sometimes called life care arrangements. These arrangements usually involve a contract between one or more individuals and own companies.

Table 6

Selected Housing Characteristics 2010

Total housing units 1483

Vacant 206 (13.2%)

Rental vacancy rate 18.5%

Average household size 2.63

Average family size 3.72

Occupied housing units 1277

Owner occupied households 728 (57%)

Renter occupied households 549 (43%)

Table 6 Continued

Units in Structure (1468 Housing Units)*

1 detached 976

1 attached 13

2 25

3-4 105

5-9 123

10-19 0

20+ 33

Mobile Homes 193

Multi-family 377 (25.4%)*

Year Structure Built (ACS 2006-10, Sel H Char)

2005+ 0

2000-2004 7

1990-1999 109

1980-1989 92

1970-1979 364

1960-1969 167

1950-1959 168

1940-1949 192

Before 1939 369

(before 1960: 896 (50.0%) with 369 before 1939 (25.1%)

Rooms Per 1468 Housing Units* Bedrooms Per 1468 Housing Units*

1 0 0 0

2 86 1 189

3 146 2 602

4 423 3 392

5 174 4 224

6 325 5+ 61

7 107

8 76

9+ 131

Median 5.0

Size of renter occupied units: 2.86 rooms

Size of owner occupied units: 2.45 rooms

Occupancy per room: 1 or less: 1172

1.01-1.50: 73

>1.51 37

Table 6 Continued

Average household size: 2.63 (US 2.60)

Sources: US Census Bureau, ACS, Set 3, 2006-2010

US Census Bureau, ACS, Demographic and Housing, Year Estimates, 2006-2020

US Census Bureau, Census 2000 Summary File 3

*US Census Bureau, Selected Housing Characteristics, 2006-2010, ACS, Five-Year Estimates

The data on units in structure applies to both occupied and vacant housing units. A structure is a separate building that either has open spaces on all sides or is separated from other structures by dividing walls that extend from ground to roof. In determining the number of units in a structure, all housing units, both occupied and vacant, are counted. Stores and office space are excluded. The data are presented for the number of housing units in structures of specified type and size, not for the number of residential buildings.

The units-in-structure provides information on the housing inventory by subdividing the inventory into one-family homes, apartments, and mobile homes. When the data is used in conjunction with tenure, year structure built, and income, units in structure serves as the basic identifier of housing used in many Federal programs. The data also serve to aid in the planning of roads, hospitals, utility lines, schools, playgrounds, shopping centers, emergency preparedness plans, and energy consumption and supplies.

Mobile homes--both occupied and vacant mobile homes to which no permanent rooms have been added are counted in this category. Mobile homes used only for business purposes or for extra sleeping space and mobile homes in storage are not counted in the housing inventory.

The data on bedrooms applies to both occupied and vacant housing units. The number of bedrooms is the count of rooms designed to be used as bedrooms, that is, the number of rooms that would be listed as bedrooms if the house, apartment, or mobile home were on the market for sale or for rent. Included are all rooms intended to be used as bedrooms even if they currently are being used for some other purpose. A housing unit consisting of only one room is classified, by definition, as having no bedroom. Bedrooms provide the basis for estimating the amount of living and sleeping spaces within a housing unit. These data allow officials to evaluate the adequacy of the housing stock to shelter the population, and to determine any housing deficiencies in neighborhoods. The data also allow officials to track the changing physical characteristics of the housing inventory over time.

As with bedrooms, the data applies to both occupied and vacant housing units. The statistics on rooms are in terms of the number of housing units with a specified number of rooms--the number of whole rooms used for living purposes. For each unit, rooms include living rooms, dining rooms, kitchens, bedrooms, finished recreation rooms, enclosed porches suitable for year-round use, and lodger's rooms. Excluded bathrooms, open porches, balconies, halls or foyers, half-rooms, utility rooms, unfinished attics or basements, or other unfinished space used for storage. A partially divided room is a separate room only if there is a partition from floor to ceiling, but not if the partition consists solely of shelves or cabinets.

Rooms provide the basis for estimating the amount of living and sleeping spaces within a housing unit, data that allow officials to plan and allocate funding for additional housing to relieve crowded housing conditions. The data also serve to aid in planning for future services and infrastructure, such as home energy assistance programs and the development of waste treatment facilities.

One-Unit, Detached--This is a one-unit structure detached from any other house, that is, with open space on all four sides. Such structures are considered detached even if they have an adjoining shed or garage. A one-family house that contains a business is considered detached as long as the building has open space on all four sides. Mobile homes to which one or more permanent rooms have been added or built also are included.

One-Unit, Attached--This is a one-unit structure that has one or more walls extending from ground to roof separating it from adjoining structures. In row houses (sometimes called townhouses), double houses, or houses attached to nonresidential structures, each house is a separate, attached structure if the dividing or common wall goes from ground to roof.

Two or More Apartments--These are units in structures containing two or more housing units, further categorized as units in structures up to 50 apartments.

Complete plumbing facilities include: (a) hot and cold running water, (b) a flush toilet, and (c) a bathtub or shower. All three facilities must be located inside the house, apartment, or mobile home, but not necessarily in the same room. Housing units are classified as lacking complete plumbing facilities when any of the three facilities is not present. Plumbing facilities provide an indication of living standards and assess the quality of household facilities within the housing inventory. These data provide assistance in the assessment of water resources and to serve as an aid to identify possible areas of ground water contamination. The data also are used to forecast the need for additional water and sewage facilities, aid in the development of policies based on fair market rent, and to identify areas in need of rehabilitation loans or grants.

Table 7

Facilities, Heating Fuel, and Occupancy

Facilities

Lacking complete plumbing facilities 0 13 or 15*

Lacking complete kitchen facilites 20 4 or 13

(AFF: 1416 units: 52 lack plumb; 24 of occup lack kit ???)

Heating Fuel

Utility gas 975 1062*

Gas 19 16

Electricity 215 193

Fuel oil, kerosene, etc. 0 0

Coal 0 0

Wood 20 14

Other 39 0

None 9 0

Occupancy per Room

1 or less 1172 1165 (1285 total housing units)*

1.01-1.50 68 73

>1.51 37 47

Sources: US Census Bureau, ACS, Set 3, 2006-2010

US Census Bureau, ACS, Demographic and Housing, Year Estimates, 2006-2020

US Census Bureau, Census 2000 Summary File 3

Table 8

Value (of 728 Housing Units)

<$50,000 110* 153** 86***

$50,000-99,999 434 402 393

$100,000-149,999 114 32 134

$150,000-199,999 25 0 39

$200,000-299,999 19 0 26

$300,000-499,999 0 0 21

$500,000-999,999 26 0 11

$1,000,000+ 0 0 0

Median $78,100 $65,800 $90,200

*Census, American Community Surveys, Set 3, 2006-2010

**Specified Owner Occupied Units: (587) Census: American Fact Finder

***2010 Census, American Community Surveys Five Year Estimates 2006-2010

Value is the respondent's estimate of how much the property (house and lot) would sell for if it were for sale. This tabulation includes only specified owner-occupied housing units--one-family houses on less than ten acres without a business or medical office on the property. These data exclude mobile homes, houses with a business or medical office, houses on ten or more acres, and housing units in multi-unit structures. Certain tabulations elsewhere include the value of all owner-occupied housing units and vacant-for-sale housing units. Also available are data on mortgage status and selected monthly owner costs. (The median divides the value distribution into two equal parts: one-half of the cases falling below the median value of the property (house and lot) and one-half above the median.

OWNER-OCCUPIED HOUSING

Table 9

Value--Specified Owner-Occupied Units (1990)

587 Unit Sample

Less than $50,000 153 26.1%

$50,000 to $99,999 402 68.5%

$100,000 to $149,999 32 5.5%

$150,000 to $199,999 0 0.0%

$200,000 to $299,999 0 0.0%

$300,000 to $499,999 0 0.0%

$500,000 to $999,999 0 0.0%

$1,000,000 or more 0 0.0%

Median $65,800

Source: Profile of Selected Housing Characteristics: 2000

Census 2000 Summary File 3 (SF 3--Sample Data)

Table 10

Home Value 2005-2009

Owner-occupied homes 728

Median value $78,100

Median of selected monthly

owner costs with mortgage $1,004

Source: U.S. Census Bureau, 2005-2009 American Community Survey

Table 11

Hardin Monthly Housing Costs 2006-2010

Total Housing Units: 1264

<$100 43

$100-199 20

$200-299 131

$300-399 241

$400-499 82

$500-599 91

$600-699 156

$700-799 282

$800-899 5

$900-999 0

$1000-1499 132

$1500-1999 33

$2000+ 0

No cash rent 48

Source: US Census Bureau, American Community Surveys (ACM)

Table 12

Selected Monthly Costs--Owner Occupied Housing Units With Mortgage

Housing units with mortgage (318)

<$300 0 13* (of units)

$300-499 11 59

$500-699 42 126

$700-999 105 100

$1000-1499 146 41

$1500-19,999 14 7

$2,000+ 0 0

Median $1004 $644

Sources: US Census Bureau, ACS, Set 3, 2006-2010

US Census Bureau, ACS, Demographic and Housing, Year Estimates, 2006-2020

US Census Bureau, Census 2000 Summary File 3

Specified owner-occupied units include only one-family houses on less than 10 acres (without a business or medical office on the property. The data for “specified units” exclude mobile homes, houses with a business or medical office, houses on 10 or more acres, and housing units in multi-unit buildings.

Specified owner-occupied units include only one-family houses on less than 10 acres without a business or medical office on the property. The data for “specified units” exclude mobile homes, houses with a business or medical office, houses on 10 or more acres, and housing units in multiunit buildings. As with owner-occupied, specified owner-occupied unit information is used to maintain a comparable universe between the American Community Survey (ACS) and earlier census data.

Selected monthly owner costs are the sum of payments for mortgages, deeds of trust, contracts to purchase, or similar debts on the property (including payments for the first mortgage, second mortgages, home equity loans, and other junior mortgages); real estate taxes; fire, hazard, and flood insurance on the property; utilities (electricity, gas, and water and sewer); and fuels (oil, coal, kerosene, wood, etc.). It also includes, where appropriate, the monthly condominium fee for condominiums and mobile home costs (installment loan payments, personal property taxes, site rent, registration fees, and license fees). Selected monthly owner costs were tabulated for all owner-occupied units, and usually are shown separately for units “with a mortgage” and for units “not mortgaged.”

Selected monthly owner costs provide information on the monthly housing cost expenses for owners. When the data is used in conjunction with income data, the information offers an excellent measure of housing affordability and excessive shelter costs. The data also serve to aid in the development of housing programs to meet the needs of people at different economic levels.

To inflate selected monthly owner costs from previous years, the dollar values are inflated to the latest year’s dollar values by multiplying by a factor equal to the average annual Consumer Price Index.

Selected monthly owner costs as a percentage of household income is the computed ratio of selected monthly owner costs to monthly household income. The ratio is computed separately for each unit and rounded to the nearest whole percentage. The data are tabulated only for owner-occupied units.

Separate distributions are often shown for units “with a mortgage” and for units “not mortgaged.” Units occupied by households reporting no income or a net loss are included in the “not computed” category. Selected monthly owner costs as a percentage of household income provide information on the monthly housing cost expenses for owners. The information offers a measure of housing affordability and excessive shelter costs. The data also serve to aid in the development of housing programs to meet the needs of people at different economic levels.

Table 13

Selected Monthly Owner Costs as Percent of Household Income

Housing Units With Mortgage (318)

<20% 148 <15% (of 268 units 1999)*

20-24.9% 39 15-19% 98

25-29.9% 36 44

30-34.9% 62 24

35%+ 40 89

Sources: US Census Bureau, ACS, Set 3, 2006-2010

US Census Bureau, ACS, Demographic and Housing, Year Estimates, 2006-2020

US Census Bureau, Census 2000 Summary File 3

Table 14

Selected Monthly Owner Costs

(Housing Units With Mortgage: 318)

<$300 0

$300-$499 11

$500-$699 42

$700-$999 105

$1000-$1499 146

$1500-$1999 14

$2000+ 0

Median $1004

Housing Units Without Mortgage

(410 Units)

<$100 7

$100-$199 6

$200-$299 175

$300-$399 139

$400+ 83

Median $308

Percentage--Housing Units Without Mortgage (410)

<10% 120

10-14.9 70

15-19.9% 52

20-24.9% 47

25-29.9% 54

30-34.9% 9

Table 14 Continued

35%+ 58

Sources: U. S. Census Bureau, ACS, Set 3, 2006-2010

U. S. Census Bureau, ACS, Demographic and Housing, Year Estimates, 2006-2020

U. S. Census Bureau, Census 2000 Summary File 3

American Fact Finder, US Census Bureau

Income of households includes the income of the householder and all other individuals 15 years old and over in the household, whether they are related to the householder or not.

The median divides the income distribution into two equal parts: one-half of the cases falling below the median income and one-half above the median. For households and families, the median income is based on the distribution of the total number of households and families including those with no income. The median income for individuals is based on individuals 15 years old and over with income. Median income for households, families, and individuals is computed on the basis of a standard distribution.

As stated earlier, in Hardin, the median household income (2010) adjusted for inflation is $27,363, and the median family income is $36,930; per capita income is $13,988 ($15,956 for 2000).[6]

RENTAL HOUSING

Forty-three percent of the occupied households in Hardin are rental, and the median gross rent is $481 per month. The size of renter-occupied units averages 2.86 rooms. The rental vacancy rate is 18.5 percent.

Assessing the affordability of rental housing is, as with owner-occupied housing, complex, and an analysis can bog down in detail. As with owner-occupied units, one way to look at affordability of rental housing is to compare what a household making the median household income can afford to pay for rent compared to the median rental household income. Rent is considered affordable to the median household income is calculated by taking 30 percent of the monthly median household income (30% of $2,321=$696) as rent payment. Table 15 shows that 222 rental units (43.5%) pay more than $500 per month rent, 30 percent and more of their household income. The median income used here is from Table 4.

Table 15

Gross Rent (Occupied Units Paying Rent) (510)

<$200 10 71*

$200-299 26 48

$300-499 261 253

$500-749 153 107

$750-999 51 11

$1000-1499 9 4

$1500+ 9 3

Median $481 $412

No rent paid 39 41

Median Household Income 2005: $29,411; county: $33,535; state: $51,804*

Sources: U. S. Census Bureau, ACS, Set 3, 2006-2010

U. S. Census Bureau, ACS, Demographic and Housing, Year Estimates, 2006-2020

U. S. Census Bureau, Census 2000 Summary File 3

*American Fact Finder, U. S. Census Bureau

Table 16

Gross Rent as Percent of Household Income, (Occupied Units Paying Rent (510))

<15.0% 12 117**

15-19.9% 104 83

20-24.9% 22 39

25-29.9% 67 56

30-34.9% 54* 42

35%+ 251* 152

Not occupied 39 not computed

*305 units paying 30+ percent of household income (59.8% of rental units)

**1999

Source: Ibid.

(Average rent and vacancy rate for MHs) Mobile homes are an important source of very affordable rental housing.

Table 17

Hardin Building Permits

1 modular in last 3 years

Last single-family residence built 4 years ago

1 other just before that

2 major renovations

Source: Dallas Eidem, Hardin Building Inspector, 3.20.12

STRENGH, WEAKNESSES, OPPORTUNITIES, AND THREATS--OPINIONS ON CURRENT HOME INVENTORY WITHIN HARDIN

Stengths: Majority of newer homes are high quality in terms of construction; our local contractors do a great job.

Housing inventory includes a variety of styles and values.

Appraised values have remained stable despite what is happening in other parts of the country.

Home values still less than Billings. 

The school district is building a big new addition, and improvements are being made to the hospital, the senior citizens’ center, County Courthouse, Museum, and Fairgrounds. The County is building a new airport, and the City has a large, new industrial park ready for use.

Weaknesses: Large number of poorly maintained properties.

Too large a percentage of properties are rentals.

No current growth of new-build homes.

Opportunities: Development of good housing opportunities influences who decides to buy/rent here instead of Billings.   

The Bakken oil boom is starting to influence the economy in the area. How can Hardin keep it all from going to Billings?

Housing-support businesses still local (plumbers, electricians, etc.). 

Threats: Billings is close enough to influence where people buy/rent.

Constructions costs high and rising.

Still no economic growth in Hardin to spur new housing development.[7]

One Planning Board member interviewed bankers at local Little Horn State and First Interstate Banks, and the comments are included here under “threats.” Current lending problems are seller’s asking prices not being met, not enough money down, and the credit of buyers not being good.

The number one reason people don’t want to live in Hardin is because of the schools. Number two is the generally unfriendly atmosphere of the town. The number three reason is general community decay. The fourth reason concerns the makeup of the population.

Most people go to Billings’ mortgage companies and banks, because of local lending practices or having to deal with practices required by the main bank in Billings. In addition local real estate people have connections to Billings’ banks and agencies.

The local bankers also say that most of the homes for sale are owned by a half dozen or so people, and they are not worth what is being asked; the owners are doing short sales not on the market to friends and family members.[8] As one Planning Board member noted doing a windshield survey of housing conditions, “So many ‘For Sale’ signs.”[9]

APPENDIX

GENERAL HOUSING, INCOME, AND EMPLOYMENT INFORMATION

Money income includes amounts reported separately for wage or salary income; net self-employment income; interest, dividends, or net rental or royalty income or income from estates and trusts; Social Security or Railroad Retirement income; Supplemental Security Income (SSI); public assistance or welfare payments; retirement, survivor, or disability pensions; and all other income.

Receipts from the following sources are not included as income: capital gains, money received from the sale of property (unless the recipient was engaged in the business of selling such property); the value of income “in kind” from food stamps, public housing subsidies, medical care, employer contributions for individuals, etc.; withdrawal of bank deposits; money borrowed; tax refunds; exchange of money between relatives living in the same household; gifts and lump-sum inheritances, insurance payments, and other types of lump-sum receipts.

The poverty thresholds are updated annually to allow for changes in the cost of living using the Consumer Price Index (CPI). The latter measures change in the price of consumer goods and services purchased by households and is defined by the U. S. Bureau of Labor Statistics as a measure of the average change over time in the prices paid by urban consumers for a market basket of consumer goods and services. User fees such as water and sewer service and sales and excise taxes paid by the consumer are also included. Income taxes and investment items, like stocks, bonds, and life insurance, are not included. The definition of poverty does not vary geographically. The ACS is a continuous survey and people respond throughout the year. Since income is reported for the previous 12 months, the appropriate poverty threshold for each family is determined by multiplying the base-year poverty threshold (1982) by the average of monthly CPI va A family is a group of two people or more (one of whom is the householder) related by birth, marriage, or adoption and residing together; all such people (including related subfamily members) are considered as members of one family. Beginning with the 1980 Current Population Survey, unrelated subfamilies (referred to in the past as secondary families) are no longer included in the count of families, nor are the members of unrelated subfamilies included in the count of family members. The number of families is equal to the number of family households, however, the count of family members differs from the count of family household members because family household members include any non-relatives living in the household.

A household includes the related family members and all the unrelated people, if any, such as lodgers, foster children, wards, or employees who share the housing unit. A person living alone in a housing unit, or a group of unrelated people sharing a housing unit such as partners or roomers, is also counted as a household. The count of households excludes group quarters. There are two major categories of households, "family" and "nonfamily". A family household is a household maintained by a householder who is in a family (as defined above), and includes any unrelated people (unrelated subfamily members and/or secondary individuals) who may be residing there. The number of family households is equal to the number of families. The count of family household members differs from the count of family members, however, in that the family household members include all people living in the household, whereas family members include only the householder and his/her relatives. A nonfamily household consists of a householder living alone (a one-person household), or where the householder shares the home exclusively with people to whom he/she is not related.

One person in each household is designated as the householder. In most cases, this is the person, or one of the people, in whose name the home is owned, being bought, or rented and who is listed on line one of the survey questionnaire. If there is no such person in the household, any adult household member 15 years old and over could be designated as the householder. The householder and all people in the household related to him or her are family members. A nonfamily householder is a householder living alone or with non-relatives only. Persons per household, or average household size, is obtained by dividing the number of persons in households by the number of households (or householders).

Income of households includes the income of the householder and all other individuals 15 years old and over in the household, whether they are related to the householder or not. Because many households consist of only one person, average household income is usually less than average family income. The median divides the income distribution into two equal parts: one-half of the cases falling below the median income and one-half above the median. For households and families, the median income is based on the distribution of the total number of households and families including those with no income. The median income for individuals is based on individuals 15 years old and over with income. Median income for households, families, and individuals is computed on the basis of a standard distribution

Federal spending include expenditures or obligation for the following categories: grants, salaries and wages, procurement contracts, direct payments for individuals, and other direct payments, plus coverage/commitments in the form of direct loans, guaranteed or insured loans, and insurance. Federal grant awards are reported by state, county, and city of the initial recipient. For many grants, the initial recipient is the state government even though the grant monies are subsequently distributed to county, municipal, or other government and non-government organizations.

Table A1

Hardin Demographic Estimates, 2006-2010

2010 total population: 3450 or 3503 or 3384

Male 1603

Female 1847

65 years old+ 587 (County: 10% in 2010)

Median age 35.6

American Indian 1337 (County: 64.3% 2010)

White 1777 (County: 31.4% 2010)

(All other: 4.3% 2010)*

Asian 52

Hispanic 328

Black 26

*Montana Department of Labor and Industry, Research and Analysis Bureau

Source: US Bureau of Census, ACS, Demographic and Housing, Year Estimates, 2006-2010

Table A2

Big Horn County Education Levels, 25-Year Olds, 2006-2010

<High school 17%

High school or equivalent 37.4%

Some college 25.8%

Associate degree 8.3%

Bachelors degree 6.9%

Graduate or professional degree 4.1%

Source: Montana Department of Commerce, CEIC, ACS

Employment status is key to understanding work and unemployment patterns and the availability of workers. The Bureau of Economic Analysis uses this information, in conjunction with other data, to develop its state per capita income estimates used in the allocation formulas and eligibility criteria for many Federal programs such as Medicaid.

ACS tabulations present data separately for these subcategories: “Employee of private company workers,” “Private not-for-profit wage and salary workers,” and “Self-employed in own incorporated business workers.”

Employed includes all civilians 16 years old and over who either (1) were “at work,” that is, those who did any work at all during the reference week as paid employees, worked in their own business or profession, worked on their own farm, or worked 15 hours or more as unpaid workers on a family farm or in a family business; or (2) were “with a job but not at work,” that is, those who did not work during the reference week but had jobs or businesses from which they were temporarily absent due to illness, bad weather, industrial dispute, vacation, or other personal reasons. Excluded from the employed are people whose only activity consisted of work around the house or unpaid volunteer work for religious, charitable, and similar organizations; also excluded are all institutionalized people and people on active duty in the U. S. Armed Forces.

Civilian Employed is defined exactly the same as the term “employed” above.

Civilian Labor Force consists of people classified as employed or unemployed in accordance with the criteria described above.

Unemployed civilians 16 years old and over are classified as unemployed if they (1) were neither “at work” nor “with a job but not at work” during the reference week, and (2) were actively looking for work during the last 4 weeks, and (3) were available to start a job. Also included as unemployed are civilians who did not work at all during the reference week, were waiting to be called back to a job from which they had been laid off, and were available for work except for temporary illness. Examples of job seeking activities are:

-Registering at a public or private employment office

-Meeting with prospective employers

-Investigating possibilities for starting a professional practice or opening a business

-Placing or answering advertisements

-Writing letters of application

-Being on a union or professional register

Unemployment rate represents the number of unemployed people as a percentage of the civilian labor force. For example, if the civilian labor force equals 100 people and seven people are unemployed, then the unemployment rate would be seven percent.

Labor Force is all people classified in the civilian labor force plus members of the U. S. Armed Forces on active duty.

The labor force participation rate represents the proportion of the population that is in the labor force. For example, if there are 100 people in the population 16 years and over, and 64 of them are in the labor force, then the labor force participation rate for the population 16 years and over would be 64 percent.

All people 16 years old and over who are not classified as members of the labor force are described as not in labor force. This category consists mainly of students, homemakers, retired workers, seasonal workers interviewed in an off season who were not looking for work, institutionalized people, and people doing only incidental unpaid family work (less than 15 hours during the reference week).

Government workers includes people who were employees of any local, state, or Federal governmental unit, regardless of the activity of the particular agency. For ACS tabulations, the data are presented separately for the three levels of government. Employees of Indian tribal governments, foreign governments, the United Nations, or other formal international organizations controlled by governments were classified as “Federal government workers.”

The government categories include all government workers, though government workers may work in different industries. For example, people who work in a public elementary school or city owned bus line are coded as local government class of workers.

“Self-employed in own not incorporated business workers” includes people who worked for profit or fees in their own unincorporated business, profession, or trade, or who operated a farm, while unpaid family workers includes people who worked without pay in a business or on a farm operated by a relative.

Total income is the sum of the amounts reported separately for wage or salary income; net self-employment income; interest, dividends, or net rental, or royalty income or income from estates and trusts; Social Security or Railroad Retirement income; Supplemental Security Income (SSI); public assistance or welfare payments; retirement, survivor, or disability pensions; and all other income.

Receipts from the following sources are not included as income: capital gains, money received from the sale of property (unless the recipient was engaged in the business of selling such property); the value of income “in kind” from food stamps, public housing subsidies, medical care, employer contributions for individuals, etc.; withdrawal of bank deposits; money borrowed; tax refunds; exchange of money between relatives living in the same household; gifts and lump-sum inheritances, insurance payments, and other types of lump-sum receipts.

Income is a vital measure of general economic circumstances. Income data are used to determine poverty status, to measure economic well-being, and to assess the need for assistance. These data are included in Federal allocation formulas for many government programs. For instance:

Employment: Income data are used to identify local areas eligible for grants to stimulate economic recovery, run job-training programs, and define areas such as empowerment or enterprise zones.

Housing: Under the Low-Income Home Energy Assistance Program, income data are used to allocate funds to areas for home energy aid. Under the Community Development Block Grant Program, funding for housing assistance and other community development is based on income and other census data.

The types of income reported in the American Community Survey (ACS) are defined as follows:

1. Wage or salary income: Wage or salary income includes total money earnings received for work performed as an employee during the past 12 months. It includes wages, salary, Armed Forces pay, commissions, tips, piece-rate payments, and cash bonuses earned before deductions were made for taxes, bonds, pensions, union dues, etc.

2. Self-employment income: Self-employment income includes both farm and non-farm self-employment income. Farm self-employment income includes net money income (gross receipts minus operating expenses) from the operation of a farm by a person on his or her own account, as an owner, renter, or sharecropper. Gross receipts include the value of all products sold, government farm programs, money received from the rental of farm equipment to others, and incidental receipts from the sale of wood, sand, gravel, etc. Operating expenses include cost of feed, fertilizer, seed, and other farming supplies, cash wages paid to farmhands, depreciation charges, rent, interest on farm mortgages, farm building repairs, farm taxes (not state and federal personal income taxes), etc. The value of fuel, food, or other farm products used for family living is not included as part of net income.

Non-farm self-employment income includes net money income (gross receipts minus expenses) from one’s own business, professional enterprise, or partnership. Gross receipts include the value of all goods sold and services rendered. Expenses include costs of goods purchased, rent, heat, light, power, depreciation charges, wages and salaries paid, business taxes (not personal income taxes), etc.

3. Interest, dividends, net rental income, royalty income, or income from estates and trusts: Interest, dividends, or net rental income includes interest on savings or bonds, dividends from stockholdings or membership in associations, net income from rental of property to others and receipts from boarders or lodgers, net royalties, and periodic payments from an estate or trust fund.

4. Social Security income: Social Security income includes Social Security pensions and survivor benefits, permanent disability insurance payments made by the Social Security Administration prior to deductions for medical insurance, and railroad retirement insurance checks from the U.S. government. Medicare reimbursements are not included.

5. Supplemental Security Income (SSI): Supplemental Security Income (SSI) is a nationwide U.S. assistance program administered by the Social Security Administration that guarantees a minimum level of income for needy aged, blind, or disabled individuals. The Puerto Rico Community Survey questionnaire asks about the receipt of SSI; however, SSI is not a federally-administered program in Puerto Rico. Therefore, it is probably not being interpreted by most respondents in the same manner as SSI in the United States. The only way a resident of Puerto Rico could have appropriately reported SSI would have been if they lived in the United States at any time during the past 12-month reference period and received SSI.

6. Public assistance income: Public assistance income includes general assistance and Temporary Assistance to Needy Families (TANF). Separate payments received for hospital or other medical care (vendor payments) are excluded. This does not include Supplemental Security Income (SSI) or noncash benefits such as Food Stamps. The terms “public assistance income” and “cash public assistance” are used interchangeably in the 2010 ACS data products.

7. Retirement, survivor, or disability income: Retirement income includes: (1) retirement pensions and survivor benefits from a former employer; labor union; or federal, state, or local government; and the U.S. military; (2) disability income from companies or unions; federal, state, or local government; and the U.S. military; (3) periodic receipts from annuities and insurance; and (4) regular income from IRA and Keogh plans. This does not include Social Security income.

8. All other income: All other income includes unemployment compensation, worker’s compensation, Department of Veterans Affairs (VA) payments, alimony and child support, contributions received periodically from people not living in the household, military family allotments, and other kinds of periodic income other than earnings.

9. Income of Households: This includes the income of the householder and all other individuals 15 years old and over in the household, whether they are related to the householder or not. Because many households consist of only one person, average household income is usually less than average family income. Although the household income statistics cover the past 12 months, the characteristics of individuals and the composition of households refer to the time of interview. Thus, the income of the household does not include amounts received by individuals who were members of the household during all or part of the past 12 months if these individuals no longer resided in the household at the time of interview. Similarly, income amounts reported by individuals who did not reside in the household during the past 12 months but who were members of the household at the time of interview are included. However, the composition of most households was the same during the past 12 months as at the time of interview.

10. Income of Families: In compiling statistics on family income, the incomes of all members 15 years old and over related to the householder are summed and treated as a single amount. Although the family income statistics cover the past 12 months, the characteristics of individuals and the composition of families refer to the time of interview. Thus, the income of the family does not include amounts received by individuals who were members of the family during all or part of the past 12 months if these individuals no longer resided with the family at the time of interview. Similarly, income amounts reported by individuals who did not reside with the family during the past 12 months but who were members of the family at the time of interview are included. However, the composition of most families was the same during the past 12 months as at the time of interview.

11. Income of Individuals: Income for individuals is obtained by summing the eight types of income for each person 15 years old and over. The characteristics of individuals are based on the time of interview even though the amounts are for the past 12 months.

12. Median Income: The median divides the income distribution into two equal parts: one-half of the cases falling below the median income and one-half above the median. For households and families, the median income is based on the distribution of the total number of households and families including those with no income. The median income for individuals is based on individuals 15 years old and over with income. Median income for households, families, and individuals is computed on the basis of a standard distribution. Median income is rounded to the nearest whole dollar. Median income figures are calculated using linear interpolation.

13. Aggregate Income: Aggregate income is the sum of all incomes for a particular universe. Aggregate income is subject to rounding, which means that all cells in a matrix are rounded to the nearest hundred dollars.

14. Per Capita Income: Per capita income is the mean income computed for every man, woman, and child in a particular group including those living in group quarters. It is derived by dividing the aggregate income of a particular group by the total population in that group. (The aggregate used to calculate per capita income is rounded.) Per capita income is rounded to the nearest whole dollar.

Table A3

County Employment by Industry, Annual Averages 2010

Industry Number of Avg Annual Annual

Establishments Employmentl Wages/Job

Total all industries 460 3557 $29,066

Total private 419 2653 $26,685

Agriculture, forestry, fishing, and hunting 46 245 $24,649

Mining 3 96 $78,979

Construction 51 147 $31,155

Manufacturing 13 61 $23,224

Wholesale trade 16 144 $23,654

Retail trade 46 400 $20,307

Transportation and warehousing 10 15 $24,404

Information 7 37 $33,879

Finance and insurance 21 110 $40,956

Real estate and rental and leasing 23 167 $31,718

Professional and technical services 31 73 $24,825

Administrative and waste services 15 41 $28,008

Health care and social assistance 38 478 $35,083

Arts, entertainment, and recreation 16 50 $14,597

Accommodations and food services 51 451 $10,858

Other services (repair, maintenance, etc.) 28 114 $11,157

Local government 15 371 $29,196

State government 11 317 $34,080

Federal government 15 215 $50,794

Unemployed: 2005: 7.7%; 2010: 11.5%

Table A4

Top Ten Private Employers in Big Horn County

By Employment Class* (2^nd Quarter 2011)

Awe Kualawaache Care Center 4

Big Horn/Little Horn IGA 5

Big Horn Hospital Association 6

Colorado Energy Management/

Hardin Generating Station 4

Decker Coal Company 6

Table A4 Continued

Kennecott Energy Company/

Spring Creek Mine 7

Little Horn State Bank 4

St. Charles Mission School &

Pretty Eagle Catholic School 5

Westmoreland Resources 6

*Class 7: 250-449 employees; Class 6: 100-249 employees; Class 5: 50-99 employees; Class 4: 20-49 employees

Source: Montana Department of Labor and Industry, Research and Analysis Bureau: Quarterly Census of Employment and Wages Program (all employers covered under Montana Unemployment Insurance. Totals may not compute due to nondisclosure of confidential data or rounding.

Monthly Consumer Price Indices (CPI) factors were used to inflation-adjust these components to a reference calendar year (January through December). For example, a household interviewed in March 2010 reports their income for March 2009 through February 2010. Their income is adjusted to the 2010 reference calendar year by multiplying their reported income by 2010 average annual CPI (January-December 2010) and then dividing by the average CPI for March 2009-February 2010. In order to inflate income amounts from previous years, the dollar values on individual records are inflated to the latest year’s dollar values by multiplying by a factor equal to the average annual CPI factor for the current year, divided by the average annual CPI factor for the earlier/earliest year.

---

[1] Carla Colstad, former member, Hardin Centennial Committee, correspondence

[2] Farm Credit Service, Hardin USDA

[3] ACS

[4] ACS, AmericanTowns.com, Zipskinny, and Wikipedia composite

[5] American Community Surveys and Population Estimates Program, U. S. Census; and AmericanTowns.com; and U. S. Census 2000

[6] ACS

[7] Bill Hodges interview with Dan Kern, 804 N Center Ave, Hardin, MT 59034; (406) 665-1266 office, (406) 696-4676 mobile; 11.29.2011; (bhodges@bighornhospital.org)

[8] Mike Martinsen interviews 11.14.11

[9] Carla Colstad