PEER Homes, SPC

Disability Conscious Affordable Housing: Designing Homes for Every Stage of Life

Most people don’t think much about curb cuts.

They’re those little ramps at street corners where the sidewalk slopes gently down to meet the street. If you’ve ever pushed a stroller, rolled a suitcase through an airport district, wheeled a bicycle across an intersection, or dragged a garbage bin to the curb, you’ve probably used one without giving it a second thought.

The interesting thing about curb cuts is that they weren’t built for most of us.

They were built because wheelchair users needed them.

For decades, most intersections simply ended in a six-inch concrete wall. To someone walking, it was a trivial obstacle. To someone using a wheelchair, it was an impassable barrier.

Disability advocates fought for curb cuts and countless other accessibility improvements, often facing resistance from people who argued they were too expensive, too burdensome, or only benefited a tiny minority of residents. Yet today it’s difficult to imagine a city without them. Once installed, they quickly proved useful not only to wheelchair users but also to parents with strollers, delivery workers, travelers with rolling luggage, cyclists, children, seniors, and just about everyone else.

Economists and urban planners sometimes refer to this phenomenon as the “curb cut effect.” Design for people at the margins, and you often end up improving life for everyone.

I think about that principle whenever housing developers talk about accessibility.

Too often, accessibility is framed as a special accommodation. A concession. An extra feature. Something added reluctantly to satisfy regulations or avoid legal trouble.

But what if we’ve been thinking about it backwards?

What if accessibility isn’t a niche concern at all?

What if it is simply one of the best ways to discover what makes housing work?

The Hidden Majority

The older I get, the more I suspect that much of our housing is designed around an imaginary person.

This person is perpetually healthy. Their knees never ache. Their eyesight remains sharp. They never push a stroller, break a leg, develop arthritis, undergo surgery, or grow old. They move effortlessly through stairways, narrow hallways, and cramped bathrooms. Their abilities never change.

It’s a remarkable achievement because none of us have ever met this person.

Real people are messier.

According to the Centers for Disease Control and Prevention, more than one in four American adults lives with a disability. That’s more than 70 million people. If people with disabilities formed their own nation, it would be one of the largest countries on Earth.

Yet even that statistic understates the reality.

Disability is often portrayed as a separate category of people, but disability advocates have long pointed out that this framing misses something important. Disability is not a niche experience. It is a human experience.

A teenager suffers a spinal injury in a car accident.

A construction worker develops chronic back pain.

A parent undergoes cancer treatment.

A veteran returns home with lasting injuries.

A retiree loses mobility.

A child is born with cerebral palsy.

Given enough time, nearly all of us will experience some form of disability, whether temporary or permanent.

This has led many advocates to describe the non-disabled population as merely the “temporarily able-bodied.”

That’s a profound way to think about housing.

Instead of designing homes for a small minority, we begin designing homes for our future selves.

The Day Americans Crawled Up the Capitol Steps

For much of American history, people with disabilities were expected to adapt to inaccessible spaces rather than society adapting to them.

Buildings lacked ramps.

Public transportation was often inaccessible.

Employers could openly discriminate.

Many Americans with disabilities found themselves excluded from schools, workplaces, businesses, and public life.

By 1990, disability rights advocates had spent years pushing Congress to pass what would become the Americans with Disabilities Act. Progress was slow, and frustration was growing.

Then came one of the most remarkable demonstrations in modern civil rights history.

On March 12, 1990, activists gathered in Washington, D.C., and marched toward the United States Capitol. When they reached the base of the Capitol’s imposing staircase, dozens of participants abandoned their wheelchairs, crutches, walkers, and other mobility devices.

Then they began climbing.

Step by step, they pulled themselves upward using only their arms and determination.

Among them was eight-year-old Jennifer Keelan, who had cerebral palsy. As television cameras rolled, she climbed the steps with her hands and knees, reportedly saying, “I’ll take all night if I have to.”

The protest became known as the Capitol Crawl.

Its message was impossible to ignore.

If Americans with disabilities had to crawl into their own Capitol building, what barriers were they encountering everywhere else?

Less than five months later, President George H. W. Bush signed the Americans with Disabilities Act into law.

Today the ADA is widely regarded as one of the most significant civil rights laws in American history. Yet it’s easy to forget how controversial many of its provisions once seemed.

That’s often the story of progress.

Yesterday’s unreasonable demand becomes today’s common sense.

Accessibility Is Full of Things We Barely Notice

Consider a few features that many of us encounter every day:

Automatic doors.

Elevators.

Accessible parking spaces.

Captions on television.

Audio announcements in airports.

Curb cuts.

These features were often implemented because people with disabilities advocated for them.

Yet their benefits quickly extended far beyond their original purpose.

Captions help people watching in noisy environments.

Automatic doors help someone carrying groceries.

Elevators assist delivery workers, parents with strollers, and travelers with luggage.

Curb cuts benefit nearly everyone who moves through a city.

Again and again, accessibility reveals itself not as a special-interest concern but as a form of practical wisdom.

The same principle applies to housing.

A step-free entrance helps someone using a wheelchair. It also helps a parent pushing a stroller, a teenager wheeling in a bicycle, a mover carrying a couch, and an eighty-year-old returning from the grocery store.

A walk-in shower may allow someone with limited mobility to bathe independently. It also happens to be easier to clean, safer for older adults, and more convenient for anyone recovering from an injury.

Good lighting helps people with low vision. It also makes every resident feel safer and more comfortable.

Wider hallways accommodate wheelchairs. They also make homes feel more spacious and forgiving.

The accessible solution frequently turns out to be the better solution.

Why Are We Still Arguing About This?

One might assume these lessons settled the debate long ago.

They didn’t.

Even decades after passage of the ADA, accessibility improvements are still frequently opposed as too expensive, too burdensome, or unnecessary.

A good example emerged in the early 2010s, when requirements for accessible swimming pool lifts became the subject of fierce debate. Opponents argued that compliance costs would be excessive and that many facilities should be exempt. Deadlines were extended, implementation delayed, and the issue became a national political controversy.

The arguments sounded strikingly familiar.

Too expensive.

Too disruptive.

Benefits too few people.

Yet history suggests these objections often underestimate the broader value of accessibility.

The same criticisms were leveled against curb cuts.

Against elevators.

Against accessible transit.

Against the ADA itself.

Again and again, society discovers that making spaces usable by more people rarely diminishes quality of life. More often, it improves it.

Housing for the People We Become

At PEER Homes, we’re interested in housing that works not just for residents today but for the people they may become tomorrow.

That doesn’t mean every home needs expensive technology or specialized equipment.

In fact, some of the most valuable accessibility features are surprisingly ordinary:

A no-step entrance.

A slightly wider doorway.

Good lighting.

Reinforced bathroom walls that can accept grab bars in the future.

Lever-style door handles.

Thoughtful layouts.

These are not extravagant features. They are examples of foresight.

And foresight is something affordable housing desperately needs.

Too often, housing is designed around immediate budgets and immediate needs. We focus on getting units built, and rightly so. Housing shortages are real. But if we build homes that become difficult to use after an injury, an illness, or a few decades of aging, have we really solved the problem?

Or have we simply postponed it?

The lesson of the curb cut is that inclusion is not a cost imposed on society. It is an investment in a better society.

The people who fought for curb cuts were asking for something very specific. What they ultimately created was something universal.

The same may be true of housing.

When we design homes that work for people with disabilities, we often create homes that work better for parents, children, older adults, visitors, caregivers, and eventually ourselves.

That’s not merely accessible housing.

That’s good housing.

Ecologically Conscious Affordable Housing: Why Sustainability and Affordability Belong Together

Affordable housing and environmental sustainability are often presented as competing priorities.

One side worries that environmental standards make housing more expensive.

The other worries that affordability concerns will lead to shortcuts that harm the environment.

At PEER Homes, we believe this is a false choice.

The best housing solutions should be both affordable and environmentally responsible.

In fact, many of the same decisions that reduce environmental impact can also reduce long-term housing costs, improve resident comfort, and create more resilient communities.

The goal is not to build perfect buildings.

The goal is to build homes that respect both people and the planet.

Affordability Is About More Than Rent

When people discuss housing affordability, they usually focus on monthly rent or mortgage payments.

Those costs matter.

But housing expenses extend far beyond rent.

Residents also pay for:

Electricity
Heating and cooling
Water
Maintenance
Transportation
Household supplies

A home that is inexpensive to rent but expensive to operate may not truly be affordable.

An energy-efficient home can reduce utility bills month after month for years.

Well-insulated walls can lower heating costs during Inland Northwest winters.

Efficient cooling systems can protect residents during summer heat.

Thoughtful landscaping can reduce water consumption.

These savings may seem modest individually, but they compound over time.

For households living on tight budgets, lower operating costs can make a meaningful difference.

Sustainability Begins with Efficiency

Environmental sustainability is often associated with advanced technologies.

Solar panels.

Geothermal systems.

Battery storage.

Smart-home automation.

These tools can be valuable.

But the most sustainable building is often the one that wastes the least.

Efficiency should come first.

Before generating energy, we should reduce the amount of energy required.

That means:

High-quality insulation
Effective air sealing
Efficient windows
Thoughtful building orientation
Durable construction
Appropriate shading

These improvements frequently deliver greater returns than more complicated technologies.

Good design remains one of the most powerful sustainability tools available.

Durable Housing Is Sustainable Housing

Environmental conversations sometimes focus exclusively on energy use.

But sustainability also involves longevity.

Every time a roof is prematurely replaced, materials are consumed.

Every time flooring fails after a few years, resources are wasted.

Every time low-quality fixtures require replacement, additional environmental costs are incurred.

Durable materials often carry a slightly higher upfront cost, but they can dramatically reduce maintenance, replacement, and waste over the life of a property.

This is particularly important for affordable housing.

Properties must remain financially sustainable while continuing to provide quality housing.

Durability serves both goals.

A home that lasts longer is generally better for residents, owners, and the environment.

Water Matters

Water often receives less attention than energy, but it is equally important.

Many regions of the American West are experiencing increasing pressure on water resources.

Responsible housing should recognize this reality.

Simple strategies can reduce water consumption without sacrificing quality of life:

Water-efficient fixtures
Drought-tolerant landscaping
Native plants
Smart irrigation systems
Rainwater management
Permeable surfaces

These approaches often reduce utility costs while supporting local environmental goals.

Good stewardship of water resources benefits entire communities.

Housing Resilience in a Changing Climate

Ecological responsibility is not only about reducing environmental impact.

It is also about preparing for environmental realities.

The Inland Northwest is already experiencing challenges associated with wildfire smoke, extreme heat, and changing weather patterns.

Housing should help residents navigate these challenges safely.

Resilient housing may include:

Improved indoor air filtration
Heat pumps
Better insulation
Passive cooling strategies
Shade trees
Fire-resistant landscaping
Efficient building envelopes

These features help protect residents while reducing environmental impacts.

The most resilient housing often turns out to be the most comfortable housing as well.

Building Smaller, Living Better

For decades, housing trends favored larger and larger homes.

Bigger homes require more materials, more land, more energy, and more maintenance.

They also cost more to build and operate.

PEER Homes has long explored compact housing concepts because smaller homes can often provide everything people need while consuming fewer resources.

This is not about forcing people into tiny spaces.

It is about eliminating waste.

Thoughtful design can make modest homes feel comfortable, functional, and inviting.

A well-designed home of reasonable size often provides a better quality of life than a much larger home with a poorly considered layout.

Sustainability is not about sacrifice.

It is about efficiency.

Stewardship Rather Than Consumption

At its core, environmental sustainability is a philosophy of stewardship.

Stewardship recognizes that land, water, materials, and energy are valuable resources.

We should use them wisely.

That principle aligns naturally with affordable housing.

Both seek to avoid waste.

Both seek long-term thinking.

Both seek solutions that remain viable for future generations.

The challenge is not simply to build more housing.

The challenge is to build housing that communities can be proud of decades from now.

Housing People and Respecting the Planet

At PEER Homes, we reject the idea that environmental responsibility is a luxury reserved for affluent communities.

Everyone deserves access to healthy, efficient, resilient housing.

Affordable housing residents should not be expected to tolerate higher utility bills, poorer air quality, or lower environmental standards.

Ecological responsibility should not increase inequality.

It should help reduce it.

The best affordable housing supports both human flourishing and environmental stewardship.

Those goals are not in conflict.

They are deeply connected.

A home that uses resources wisely, protects resident health, reduces operating costs, and remains durable for decades is not merely environmentally conscious housing.

It is good housing.

And good housing should be available to everyone.

Socially Conscious Affordable Housing: Building Communities, Not Just Buildings

When most people think about housing, they think about buildings.

Bedrooms.

Bathrooms.

Kitchens.

Roofs.

Walls.

But housing is about far more than structures.

Housing is where community begins.

At PEER Homes, we believe socially conscious affordable housing should do more than provide shelter. It should help create the conditions that allow people to build relationships, participate in community life, and experience a sense of belonging.

The goal is not simply to house people.

The goal is to help people feel at home.

Housing Is a Social Infrastructure

Roads move people.

Utilities deliver services.

Parks provide recreation.

Housing provides something equally important: social infrastructure.

The design and location of housing influence how often neighbors interact, whether children can safely play outdoors, whether older adults experience isolation, and whether residents feel connected to the communities around them.

When housing is poorly planned, people can become disconnected from schools, jobs, services, transportation, and one another.

When housing is thoughtfully designed, communities become stronger.

Socially conscious housing recognizes that human beings are inherently social creatures.

We need privacy.

But we also need connection.

The most successful neighborhoods provide both.

The Hidden Cost of Isolation

America faces a growing epidemic of loneliness and social isolation.

Many people live alone.

Many older adults struggle to maintain social connections.

Remote work has reduced some forms of daily interaction.

Community organizations, civic clubs, and faith institutions often report declining participation.

Housing cannot solve all of these challenges.

But housing can either make them worse or make them better.

A neighborhood where residents rarely see one another may unintentionally reinforce isolation.

A neighborhood with welcoming sidewalks, shared spaces, parks, gathering places, and opportunities for casual interaction can foster connection.

The difference may seem subtle.

Its impact can be profound.

Placemaking Matters

PEER Homes has long advocated for placemaking.

Placemaking is the intentional creation of spaces where people want to spend time.

These are the places that become the heart of a neighborhood.

A small plaza.

A community garden.

A playground.

A local coffee shop.

A public market.

A shaded bench beneath a tree.

These places encourage the interactions that help transform a collection of residents into a community.

People are more likely to know their neighbors when they have opportunities to encounter them.

Strong communities rarely emerge by accident.

They are often the product of thoughtful design.

Density and Community Can Coexist

Discussions about housing density often become polarized.

Some view density as inherently harmful.

Others view density as the solution to every housing challenge.

Reality is more nuanced.

Density alone is neither good nor bad.

What matters is how it is designed.

A well-designed apartment building can foster stronger social connections than a disconnected subdivision.

A thoughtfully planned mixed-use neighborhood can feel more human-scaled than a sprawling development dominated by parking lots.

The question is not whether housing is dense.

The question is whether housing creates opportunities for people to interact, connect, and thrive.

Socially conscious housing seeks density where appropriate while preserving dignity, privacy, and quality of life.

Mixed-Income Communities Are Stronger Communities

Housing inequality often leads to physical separation.

Higher-income households cluster in some neighborhoods.

Lower-income households are concentrated in others.

These patterns can reinforce disparities in education, health outcomes, transportation access, and economic opportunity.

Socially conscious housing encourages diverse communities.

Teachers, nurses, retirees, service workers, tradespeople, young professionals, and families should be able to live in the same neighborhoods.

Diverse communities are more resilient.

They expose people to different experiences and perspectives.

They create opportunities that might otherwise never exist.

Affordable housing should not isolate people from opportunity.

It should help connect them to it.

Walkability Is About People

Walkability is often discussed in terms of transportation.

But its greatest benefits may be social.

Walkable neighborhoods create opportunities for spontaneous interaction.

Neighbors wave to one another.

Children play outside.

Residents visit local businesses.

People spend time in public spaces.

Communities become more visible and connected.

Car-oriented development has many advantages, particularly in regions like the Inland Northwest, but communities function differently when every interaction requires driving from one private space to another.

Socially conscious housing considers how residents move through their communities and how those movements shape social life.

Safety Through Community

Many people think of safety primarily in terms of policing, locks, alarms, and security systems.

These tools have their place.

But strong communities also create safety.

Residents who know one another are more likely to notice problems.

Neighbors who trust one another are more likely to help during emergencies.

Communities with active public spaces often feel safer because people are present and engaged.

Social connection is not a replacement for public safety.

It is one of its foundations.

Housing as a Platform for Human Flourishing

At PEER Homes, we believe housing should support human flourishing.

That means more than affordability.

It means more than physical structures.

It means creating environments where people can build meaningful lives.

A socially conscious housing development should ask questions beyond cost per square foot.

Will residents feel welcome?

Will they have opportunities to connect?

Will children have safe places to play?

Will older adults be able to remain engaged?

Will neighbors know one another?

Will this development strengthen the surrounding community?

These questions matter because housing is ultimately about people.

Building Communities, Not Just Buildings

Affordable housing is often measured by the number of units produced.

That is understandable. We need more housing.

But the ultimate measure of success is not simply how many units are built.

It is whether the people who live there thrive.

Socially conscious affordable housing recognizes that human beings need both shelter and belonging.

We need privacy and community.

We need homes and neighborhoods.

We need places where we can build relationships, contribute to civic life, and feel connected to something larger than ourselves.

At PEER Homes, we believe the best housing does not merely provide a place to live.

It helps create a place to belong.

Comfortable Affordable Housing: Why Affordability Shouldn’t Mean Sacrificing Quality of Life

When people hear the phrase “affordable housing,” they often picture compromise.

Smaller rooms. Thin walls. Little privacy. Limited amenities. Functional but uninspiring spaces designed to meet a budget rather than support a good life.

At PEER Homes, we believe affordable housing should be affordable, but we reject the idea that affordability requires discomfort.

Housing is more than shelter. It is where we sleep, recover, work, learn, raise families, host friends, celebrate milestones, and endure life’s hardships. The quality of our homes shapes our physical health, mental well-being, relationships, productivity, and sense of belonging.

A home does not need to be large or expensive to be comfortable.

But it should be comfortable.

The False Choice Between Affordability and Comfort

Too often, discussions about affordable housing focus exclusively on cost.

Cost matters. If a family cannot afford a home, little else matters.

But affordability is not the only measure of success.

Imagine two apartments with identical rents. One receives abundant natural light, blocks outside noise, provides privacy, maintains comfortable temperatures year-round, and offers a pleasant place to spend time. The other is dark, noisy, drafty, and uncomfortable.

Both may be affordable.

Only one feels like home.

The goal should not be to provide the cheapest possible housing. The goal should be to provide the highest quality housing that can be delivered at a price residents can afford.

That distinction matters.

Affordable housing should not be treated as a lesser product reserved for people with fewer financial resources. Every resident deserves a home that respects their dignity.

Comfort Is Not Luxury

Many of the most important features of comfortable housing are surprisingly simple.

Comfort often comes from thoughtful design rather than expensive materials.

Natural light improves mood and helps regulate sleep cycles.

Good insulation keeps homes warmer in winter and cooler in summer while reducing energy costs.

Sound attenuation reduces stress and improves privacy.

Functional storage helps smaller spaces feel organized and spacious.

Windows that frame pleasant views can make even modest homes feel inviting.

Outdoor spaces encourage social interaction, recreation, and mental restoration.

These features are not luxuries.

They are quality-of-life investments.

In fact, many of them reduce long-term costs by improving energy efficiency, reducing maintenance needs, and increasing tenant satisfaction and retention.

The Psychology of Home

Researchers have long recognized that our environments influence our behavior and well-being.

A home should provide refuge from the stresses of daily life.

When people feel safe and comfortable at home, they sleep better, experience less stress, and are better able to focus on work, school, relationships, and personal goals.

Housing insecurity is damaging enough. Residents should not also have to contend with environments that undermine their health and well-being.

Comfortable housing supports human flourishing.

That principle applies whether a person rents a luxury condominium or uses a Housing Choice Voucher.

Human needs do not change based on income.

Small Spaces Can Still Feel Generous

PEER Homes has often explored compact housing concepts.

Some people assume smaller homes must feel cramped or restrictive. In reality, thoughtful design can make modest spaces feel surprisingly comfortable.

Good layouts eliminate wasted square footage.

Open sightlines make rooms feel larger.

Natural light extends perceived space.

Built-in storage reduces clutter.

Shared community amenities can supplement private living areas.

A well-designed 600-square-foot home can often feel more comfortable than a poorly designed home twice its size.

Comfort is not measured solely in square feet.

Comfort comes from how a space functions.

Comfort Supports Housing Stability

Comfortable housing is also practical housing.

When people enjoy where they live, they are more likely to remain long-term residents. Stable housing benefits tenants, neighborhoods, property owners, schools, employers, and communities.

Lower turnover reduces vacancy costs.

Residents develop stronger community ties.

Neighborhoods become more stable.

Property management becomes easier.

In other words, comfort is not merely a resident benefit. It is a sound operational strategy.

This is one reason PEER Homes views comfort as part of affordability rather than separate from it.

Housing that works well for people tends to work better for communities as well.

What Comfortable Affordable Housing Looks Like

For PEER Homes, comfortable affordable housing may include:

Abundant natural light
Effective insulation and energy efficiency
Good indoor air quality
Noise reduction and privacy
Universal design features
Functional storage
Access to outdoor space
Durable and attractive materials
Walkable neighborhoods
Safe and welcoming common areas

None of these features require extravagance.

They require intentionality.

The best affordable housing projects often succeed because someone cared enough to ask a simple question:

“What would make this a better place to live?”

Housing People, Not Units

Affordable housing conversations often focus on units, density, costs, and regulations.

Those topics matter.

But housing ultimately exists for people.

People do not experience housing as spreadsheets, zoning codes, or financial models.

They experience housing as daily life.

The feeling of sunlight through a window.

A quiet night’s sleep.

A comfortable chair.

A safe walk home.

A conversation with a neighbor.

The peace of knowing they can remain in their community.

At PEER Homes, we believe affordable housing should support those experiences.

Affordability is essential.

Comfort is essential.

Dignity is essential.

The challenge before us is not choosing one over the others.

It is designing and operating housing that achieves all three.

Healthy Housing in 2026: What “Pandemic-Informed Design” Means Now

In 2020, PEER Homes began thinking about “pandemic-informed housing.” At the time, the question felt urgent and specific: How could better home design reduce the spread of COVID-19?

The ideas were practical: handwashing near entries, transitional spaces for shoes and outerwear, touchless fixtures, antimicrobial surfaces, and better air filtration. Some of those ideas still have value. Others now feel tied to a very particular moment in history.

But the central lesson has aged well.

A healthy home is not just shelter. It is infrastructure for human well-being.

In 2026, pandemic-informed housing should no longer mean designing homes around one virus. It should mean designing homes that help people stay healthier through the full range of risks we now understand more clearly: respiratory illness, wildfire smoke, extreme heat, poor ventilation, asthma triggers, household crowding, aging, disability, and the daily stress of housing insecurity.

That is especially important in affordable housing.

Too often, healthy housing is treated as a luxury feature. Better ventilation, cleaner air, safer materials, and energy resilience are marketed as premium upgrades for people who can afford them. PEER Homes believes the opposite. The people most likely to live in older, draftier, poorly ventilated, or overcrowded housing are often the people who would benefit most from healthier design.

Healthy housing should not be boutique. It should be basic.

From Pandemic Design to Healthy Homes

The COVID-19 pandemic made indoor air visible.

Most of us had spent our lives thinking about cleanliness in terms of surfaces: countertops, doorknobs, faucets, shared objects. The pandemic reminded us that air is shared too.

That shift matters. It changes how we think about housing.

A home with poor ventilation can trap respiratory particles, cooking pollution, moisture, mold, allergens, and smoke. A home with leaky windows and inadequate filtration can allow wildfire smoke to enter. A home without cooling or shading can become dangerous during extreme heat. A home that is unaffordable can force people into overcrowded arrangements that increase health risks long before anyone thinks about architecture or HVAC.

The lesson is not that every home needs to become a medical facility. The lesson is that homes should be designed and operated with health in mind.

That means asking practical questions:

Can residents breathe clean air indoors during wildfire season?

Can the home reduce exposure to respiratory viruses during winter?

Can moisture be controlled before it becomes mold?

Can older adults, children, and people with disabilities use the space safely?

Can healthy features be maintained affordably over time?

Can all of this be done without pushing the rent beyond reach?

For PEER Homes, the answer must be yes.

Indoor Air Quality Is Affordable Housing Policy

In the Inland Northwest, healthy housing must include indoor air quality.

Wildfire smoke is no longer an occasional inconvenience. It is a recurring public health concern. Smoke can enter homes through windows, doors, ventilation systems, and tiny gaps in the building envelope. Once inside, fine particles can remain in indoor air and affect residents, especially children, older adults, and people with asthma, heart disease, or respiratory conditions.

This makes filtration and air sealing part of housing justice.

A low-income renter should not have to choose between breathing smoke indoors and buying an expensive portable air purifier. A senior on a fixed income should not have to manage a dangerous indoor environment during a smoke event. A family using a Housing Choice Voucher should not be expected to accept unhealthy air as the hidden cost of affordability.

Healthy affordable housing should include:

HVAC systems that can accommodate high-efficiency filters
Portable HEPA filtration where central systems are not available
Tight but properly ventilated building envelopes
Kitchen and bathroom exhaust that actually works
Low-VOC materials and finishes
Moisture control to reduce mold risk
Windows and shading that support both comfort and safety
Clear resident instructions for smoke events, filter changes, and ventilation

None of this is glamorous. That is partly the point.

The most important housing innovations are often the ones residents never have to think about. Clean air. Safe water. Dry walls. Comfortable temperatures. A quiet night of sleep.

Healthy Design Must Be Practical

PEER Homes is not interested in design ideas that only work on paper.

A healthy housing feature is only useful if it can survive the realities of acquisition, construction, maintenance, tenant turnover, and rent limits. A well-intentioned system that is too expensive to install, too complicated to repair, or too fragile for daily use is not equitable. It is ornamental.

That is why pandemic-informed housing in 2026 should be less about futuristic gadgets and more about durable basics.

A touchless faucet may be nice. A reliable bathroom fan matters more.

UV sterilization may be interesting. A well-fitted air filter that a property manager can replace on schedule matters more.

A dramatic entry vestibule may work in new construction. In an existing rental home, a simple bench, washable flooring, storage hooks, and good ventilation may accomplish much of the same practical goal.

This is where ethical design and practical ownership meet.

If PEER Homes acquires a rental house, the immediate question is not, “How do we make this perfect?” The question is, “What improvements will most improve health, affordability, dignity, and long-term resilience?”

That might mean air sealing.

It might mean upgrading filters.

It might mean replacing carpet with healthier, easier-to-clean flooring.

It might mean adding shade trees.

It might mean installing a heat pump.

It might mean making the entry safer, brighter, and more accessible.

It might mean choosing materials that hold up well, clean easily, and do not create unnecessary chemical exposure.

Small choices add up. In affordable housing, they matter because they affect daily life.

The Next Generation of Affordable Housing Should Be Resilient

Pandemic-informed housing belongs inside a broader concept: resilient housing.

A resilient home helps residents remain safe and stable during disruption. That disruption might be a pandemic, but it might also be a smoke event, heat wave, power outage, job loss, disability, aging, or rising rent.

The ethical obligation is not merely to provide a roof. It is to provide a home that supports stability.

For PEER Homes, that means approaching affordable rental housing with a long-term owner’s mindset. We are not trying to extract the maximum possible rent from a property and move on. We are trying to prove that housing can be financially sustainable while still being healthy, dignified, and accessible.

That distinction matters.

Affordable housing should not mean the cheapest possible housing. It should mean housing where the cost to the resident is fair, and the quality of the home still respects their humanity.

What PEER Homes Will Carry Forward

Some of the pandemic-era ideas from 2020 will remain part of our thinking. Handwashing still matters. Entry transitions still make sense. Cleaner surfaces, better ventilation, and thoughtful storage are still useful.

But our thinking has matured.

In 2026, PEER Homes is less interested in “pandemic-proof” housing and more interested in health-forward housing. No home can eliminate risk. No design can guarantee safety. But better housing can reduce avoidable harm.

That is the work.

We want homes that are affordable enough to serve people with limited incomes, practical enough to operate responsibly, and healthy enough to support real human flourishing.

That may begin with one rental house.

But one house can still embody a philosophy.

If a home is made safer, cleaner, more efficient, more accessible, and more affordable, that is not a small thing to the person living there. It is the difference between being housed and being truly at home.

PEER Homes still believes everyone deserves a healthy home.

And in 2026, we believe that means designing, acquiring, and operating housing that helps people breathe easier, live safer, and stay rooted in community.

Scalable Affordable Housing

PEER Homes Affordable 2bd 2ba 6 Story Elevation Northwest

For any housing solution to sustainably address the inequality faced by marginalized and vulnerable populations, that solution must be scalable. It’s “easy” to house one family. It’s “easy” to include a small handful of affordable housing units in a large residential development project. But a large-scale problem like that of housing inequality requires solutions that are just as feasible for one family as they are for a thousand.

It’s estimated that 3,300 people were experiencing homelessness in Spokane, Washington, last fall–1.5% of the city’s population. At PEER Homes, we want to make sure everyone gets home.

Scalable designs like the The PEER Homes 2×2 Affordable Home make that possible. This ultra-efficient, compact 625ft² rectangular floor-plan accommodates four adults safely, comfortably, healthfully, and sustainably; and it does so whether it’s built as a single-family residence on its own lot, clustered in a community of cottages, or stacked and staggered into duplexes, triplexes, or high-rises.

Cleverly designed to be inexpensive to build and to use materials and space efficiently, The PEER Homes 2×2 utilizes a single “wet wall” for all plumbing, HVAC, power, and telecommunications. Not only can units be sandwiched together to share utility access, but their long-term maintenance is made simpler and cheaper.

This design delivers scalable density. Using just 0.04 acres–that’s 32’x44′–of land, pairs of sandwiched 2x2s can be stacked as high as desired. A 12-unit, 6-story configuration houses 48 people on just 1,400ft² of property, all while staying under the 55-foot height limit for zoning areas like Spokane’s Centers and Corridors.

PEER Homes Affordable 2bd 2ba 6 Story Elevation North

PEER Homes is committed to ensuring all residences can withstand feasibility analysis and produce a reasonable rate of return while collecting only Fair Market Rents (FMR), as defined by HUD’s Office of Policy Development and Research.

Rented at the 2021 FMR of $1,007, these 2-bedroom units are ideal for Spokane Housing Authority Section 8 Housing Choice Vouchers and other forms of housing assistance. Even with a 5% vacancy rate this 12 unit building generates nearly $138,000 per year in rent revenue while remaining affordable and accessible for all.

PEER Homes doesn’t see affordable housing as charity or a write-off. Housing can be both profitable for builders and developers AND affordable and accessible to everyone.

Pandemic-Informed Housing

PEER Homes is learning lessons from the novel coronavirus pandemic to design and build housing that can slow the spread of pathogens.

We should all be thoroughly washing our hands more often, and scrubbing as soon as we walk in the door is a proven method for keeping our homes free from the pathogens we picked up while out and about.

Residents and guests stop to remove outwear and wash their hands before entering the home.

By situating washrooms at both entries, everyone is reminded to wash well before entering the home. The vestibule at the front entry provides seating for you and your guests to remove shoes, masks, and outerwear and then store them in this transitional space away from the rest of the home.

Ultraviolet sterilization kills microbes on masks and other belongings.

Automatic ultraviolet sterilization lamps mounted above mask hooks and shoe storage kill pathogens on your belongings while you’re not wearing them. (We deploy the same technology at the kitchen sink to kill the microbes that live in your dish scrubber, so you can use it safely for much longer–and it doesn’t stink!)

Touch-less light switches and faucets cut down on fomite contamination. High-touch surfaces that can’t be made touch-less can be made safer with antimicrobial materials, including copper.

HVAC registers are HEPA filtered to improve air quality and safety. As a bonus, this filtration keeps indoor air healthy even when the outdoor Air Quality Index climbs into the Hazardous PM2.5 concentrations that are becoming more common during the autumn fire season.

We at PEER Homes believe everyone deserves a healthy home, and we’re applying the lessons of the global COVID-19 pandemic to make sure everyone gets home safe.

Placemaking in Spokane

PEER Homes is committed to “placemaking”–deliberately designing public spaces where friends and families gather, social and economic exchanges occur, and cultures mix. The Project for Public Spaces has found that the best spots have activities, are accessible, are comfortable, and are sociable. They are the kinds of places that locals might bring visitors from out of town.

Each of PEER Homes residential housing projects incorporates ideas from the practice of placemaking. We believe that home is more than a bedroom, bathroom, and kitchen. Home is the community in which we live. Home is a place. PEER Homes creates places that make us all feel at home.

Spokane Housing Action Plan Working Group

PEER Homes is on the City of Spokane’s Housing Action Plan Working Group. The group is formulating a plan to help increase housing options that are affordable and accessible for people and families of all incomes. As Spokane grows, we are facing a gap in housing supply. The plan will provide a strategic approach to address current and future housing needs of the Spokane community. When completed, it will provide a coordinated vision that supports more people being able to find a home that meets their needs with access to opportunities, services and amenities. This process builds upon previous community discussions and initiatives around infill development, housing quality, and affordable housing funding.

Spokane’s Housing Action Plan will:

Encourage construction of additional affordable and market rate housing that are accessible to a variety of income levels. This includes options accessible to people and families with low and moderate incomes and cost-burdened households.
Examine population, workforce and housing trends.
Assess housing policies, development regulations, and other city programs that influence the development of housing.
Consider strategies to minimize displacement, particularly in neighborhoods with communities at high risk of displacement.

The City received a grant from the Washington Department of Commerce to complete the plan, which is expected to adopted by City Council in April 2021.

PEER Homes is part of the City’s conversation on housing regulation, land use and housing policy, and equity in housing. We’re speaking up on systemic racism, inaccessible spaces, and extractive economics.

Residential Property Design Contest

Whiteboard photo by Kaleidico on Unsplash

We’re looking for bold mixed-use urban site ideas. The projects should be a dense blend of affordable/accessible housing (1bd/1ba, 2bd/1ba), pedestrian/bicycle-friendly place-making, retail/dining, and a small food market. Our favorite designs will incorporate underground parking, green/passive/living-house building concepts, ADA/universal design and accessibility, solar/geothermal power and HVAC, xeriscaping, rainwater catchment, food gardening, flexible outdoor space that can handle snow, rain, and hot sun.

Let your imagination run wild, and create properties that will buzz with diversity and joy. Contact us for more design parameters and contest rules.

Request Contest Entry Packet