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Priority: Preserve existing affordable rental and ownership housing households at or below 80% of Area Median Income (AM I). Priority Analysis and Obstacles to Meeting Underserved Needs The Alameda County HOME Consortium Housing Market Analysis describes the condition of the Consortium's housing stock, including the existence of substandard rental and ownership housing. According to data collected from the U.S. Census in 2000, about 43% of rental housing stock and 34% of the owner housing stock in the Urban County were defined as having housing problems. As compared to the County as a whole, Pleasanton's housing stock is in generally excellent condition overall a reflection of the large percentage of newly built structures. Only 660 units, or 3 percent of the existing housing stock, were built prior to 1950. As shown in Table 3, an additional 34 percent of the existing stock was constructed between 1950 and 1970, while 63 percent was built after 1970. In the 2000 census, only 60 units, or 0.3 percent of the total housing stock, were found to be lacking complete plumbing facilities, and only 14 units lacked complete kitchen facilities. Eight units lacked adequate heating equipment. At the same time, the City's Building and Safety Division estimated that no more than 100 units required major rehabilitation and no more than 10 required replacement city -wide. Through the City's housing rehabilitation program (targeted toward lower income households), approximately 35 dwellings and mobile homes units received minor home repair services, and 6 homes received major rehabilitation work between 2005 and 2009. In addition, many property owners conducted their own rehabilitation work independent of the City's program; there are several hundred older buildings in the Downtown area which have been privately restored and /or which have been well maintained through the years. In the 2000 census, dwellings had an average of 6.3 rooms per unit. Over time, the trends in new home construction have favored larger units. Consequently, very few examples of overcrowding exist in Pleasanton. Only 3.0 percent, or 694 units, contained more than one resident per room. Since 2005, the City has rehabilitated relatively few substandard units. This is because of the allocation of most of the City's housing related resources to meeting housing needs through new construction. At the same time, the City has lost fewer than 5 units to demolition, and in almost all cases these were replaced with a greater number of new units. In the short-term, housing condition is unlikely to change significantly. However, in the next five or ten years, homes that were constructed in the 1950's may begin to experience structural problems unless they have been well maintained or rehabilitated. The 660 units built prior to 1950 will require increasing maintenance to avoid demolition in the long -term. Most of the units with structural problems are located in the Downtown Strategic Plan FY2010 FY2014 City of Pleasanton Page 9