The price of homes has grown way faster than income.

房價的增長速度遠遠超過了收入的增長速度。

Rent too.

租金也是。

We're in a housing crisis.

我們正處於住房危機之中。

Housing affordability crisis.

住房負擔危機。

And the main reason is simple.

主要原因很簡單。

Supply and demand.

供求關係。

When the supply of houses is low, the prices are high.

房屋供應少，價格就高。

When the supply is high, prices are low.

供應量大，價格就低。

There aren't enough homes in this country for people that want to own.

這個國家沒有足夠的房子讓人們擁有。

It really is about building more homes.

這確實是為了建造更多的房屋。

It's easy for the head of the Home Builders Association to say the solution is to build more houses, but he's right.

房屋建築商協會負責人很容易就會說，解決方案就是建造更多的房屋，但他是對的。

And both presidential candidates think they can help.

兩位總統候選人都認為他們可以提供幫助。

It's too difficult to build, and it's driving prices up.

建造難度太大，導致價格上漲。

It's too expensive to build the homes, and they're building them and they cost a fortune.

建房太貴了，他們正在建房，而且造價不菲。

But how much can a president even do?

但一個總統能做多少呢？

Here's how affordable housing is built, where that process can get unaffordable, and the differences between both candidates' plans.

以下是經濟適用房的建造方式、建造過程中哪些地方會出現負擔不起的情況，以及兩位候選人的計劃之間的差異。

So you, a developer, want to build an affordable home.

是以，你作為開發商，想要建造經濟適用房。

First you have to find some land.

首先，你必須找到一些土地。

And that's where you'll also find your first major hurdle.

這也是你遇到的第一個主要障礙。

Zoning.

分區。

Maybe there's currently one old house you want to tear down and put up three new houses.

也許目前有一棟老房子，你想拆掉它，再建三棟新房子。

Or the land is currently a parking lot, and you want to turn it into an apartment building.

或者，這塊土地目前是一個停車場，而您想把它改建成一棟公寓樓。

The kind with businesses on the first floor, even.

甚至是一樓有生意的那種。

These changes would all require the local government, like a city council, to rezone that plot of land.

這些變化都需要當地政府（如市議會）對該地塊進行重新規劃。

While some local governments may be willing to do that, you've got neighbors.

雖然有些地方政府可能願意這樣做，但你還有鄰居。

And my backyarders.

還有我的後院

Citizens who don't want more traffic, they don't want a line at Starbucks, they think there's pressure on the school system.

市民們不希望交通堵塞，不希望星巴克排隊，他們認為學校系統承受著壓力。

They just don't want more people in their neighborhoods.

他們只是不想讓更多的人住進他們的社區。

They will show up at town hall meetings, and they will stop these developments.

他們會出現在市政廳會議上，他們會阻止這些發展。

But let's assume you get past the NIMBYs.

不過，我們還是假設你能躲過那些 "不友好的人"。

Now you have to prepare your land.

現在，你必須準備好你的土地。

That can include the cost of demolishing that old house.

這可能包括拆除老房子的費用。

And it will probably mean following local and federal requirements, like getting environmental reports, checking for contaminants in the soil, or creating a plan for stormwater.

這可能意味著要遵守當地和聯邦的要求，比如獲取環境報告、檢查土壤中的汙染物或制定雨水計劃。

Important, but sometimes they're roadblocks.

很重要，但有時也會成為路障。

They take time, they cost money, you've got to hire expert consultants.

這需要時間和金錢，還需要聘請專家顧問。

And that all, of course, impacts the ability to deliver an affordable home.

當然，這一切都會影響到提供經濟適用房的能力。

Then you have to go back to that local city council with your big plans to get approval.

然後，你必須帶著你的大計劃回到當地市議會，以獲得準許。

And they will charge you an impact fee for several thousand dollars.

他們還會向你收取幾千美元的影響費。

Impact fees are designed to kind of translate the cost of housing, the social cost of housing in a way, into the community.

影響費用旨在將住房成本、住房的社會成本轉化為社區成本。

And so if you're going to build a development and you're going to impact the school system, we got to make sure we have enough classrooms and enough books and enough teachers.

是以，如果你要建設一個項目，並對學校系統產生影響，我們就必須確保有足夠的教室、足夠的書籍和足夠的教師。

Often they will even require you to add more parking or repave the roads or build parks or sidewalks in the neighborhood.

通常情況下，他們甚至會要求你增加停車位或重新鋪設道路，或在附近修建公園或人行道。

More and more state governments and certainly local governments have gotten out of the infrastructure business because it's really expensive.

越來越多的州政府，當然還有地方政府已經退出了基礎設施建設領域，因為這實在是太昂貴了。

So what they do is they turn around and put that burden on the builder.

是以，他們的做法是轉過身來把這個負擔推給建築商。

Of course, in order to sell a house at an affordable price, you have to build that house at an affordable price.

當然，要想以負擔得起的價格出售房屋，就必須以負擔得起的價格建造房屋。

Which is why most affordable homes get some kind of financial help, like the low income tax credit, where you get direct cash help if you will later rent or sell to families who meet certain conditions.

這就是為什麼大多數經濟適用房都能獲得某種財政幫助，比如低收入稅收抵免，如果你以後將房屋出租或出售給符合特定條件的家庭，你就能獲得直接的現金幫助。

Then, of course, interest rates can also affect the price to build your house.

當然，利率也會影響建房的價格。

But the biggest cost to a home builder like you is the actual building of the house.

但對於像您這樣的房屋建築商來說，最大的成本是房屋的實際建造。

About half of that cost is materials, especially lumber.

其中大約一半的成本是材料費，尤其是木材。

Lumber really is the backbone of building in this country.

木材確實是這個國家建築業的支柱。

And it's expensive.

而且價格昂貴。

It's come down from the pandemic highs, but it's staying high thanks to tariffs on Canadian imports and just general demand.

它已經從大流行病的高點回落，但由於加拿大進口關稅和一般需求，它仍保持在高位。

If you got certain tax credits or want to sell to certain first-time homebuyers with federal loans, you'll have to build two federal energy codes.

如果您獲得了某些稅收抵免，或想通過聯邦貸款賣給某些首次購房者，您就必須遵守兩項聯邦能源法規。

That usually means having thicker lumber, better insulation and better windows.

這通常意味著要有更厚的木材、更好的隔熱材料和更好的窗戶。

Then there's the cost of the labor.

然後是勞動力成本。

Not just the people hired to build the home, but the electricians, the plumbers, the tile guys.

不只是僱來建房的人，還有電工、水管工、瓷磚工。

You could hire 20 or more independent contractors to finish the home.

您可以僱傭 20 個或更多的獨立承包商來裝修房屋。

And throughout the build, you have to get city permits and have building inspectors come out.

在整個建設過程中，你必須獲得市政許可，並請建築檢查員前來檢查。

Understaffing at City Hall or in these trades can lead to months of delays.

市政廳或這些行業人手不足，可能導致數月的延誤。

Delays are delays and time is money.

延誤就是延誤，時間就是金錢。

There aren't enough inspectors in the country to inspect homes and properties.

國內沒有足夠的檢查員來檢查房屋和財產。

So they're spread thin, which means it may take them a week to get out to your home.

是以，他們的人手比較分散，這意味著他們可能需要一週的時間才能趕到你家。

Once you get everything inspected and approved, you can finally sell or rent that house.

一旦一切都經過檢查和準許，您就可以出售或出租房子了。

You did it.

你做到了

But for it to be affordable for this family depends entirely on this process and how much each step costs.

但這個家庭能否負擔得起，完全取決於這個過程以及每個步驟的成本。

So here's where the two 2024 candidates' plans come in.

這就是兩位 2024 年候選人的計劃。

Former President Donald Trump wants to focus on these steps, especially here.

前總統唐納德-特朗普希望重點關注這些步驟，尤其是在這裡。

We will open up new tracts of federal land for large-scale housing construction so that we can get housing on the market.

我們將開放新的聯邦土地，用於大規模的住房建設，以便讓住房進入市場。

The federal government does own a lot of land, especially in the West.

聯邦政府的確擁有大量土地，尤其是在西部地區。

But outside of military bases, it's mainly national parks and places where there's not really a housing crisis.

但在軍事基地之外，主要是國家公園和不存在住房危機的地方。

One big exception is Nevada.

內華達州是一個很大的例外。

The federal government owns a lot of land around Las Vegas, where some neighborhoods have seen home prices nearly double over the last decade.

聯邦政府在拉斯維加斯周邊擁有大量土地，在過去十年中，一些街區的房價幾乎翻了一番。

Trump also wants to cut regulations, although he hasn't specified which ones.

特朗普還希望削減法規，儘管他還沒有具體說明是哪些法規。

And when it comes to those NIMBYs, he's on their side.

說到那些 "NIMBY"，他站在他們一邊。

I will save America's suburbs by protecting single-family zoning.

我將通過保護單戶分區來拯救美國的郊區。

The radical left wants to abolish the suburbs by forcing apartment complexes and low-income housing into the suburbs.

激進的左派希望通過在郊區強行建造公寓樓和低收入住房來廢除郊區。

Vice President Kamala Harris' plan involves these steps.

副總統卡馬拉-哈里斯的計劃包括這些步驟。

But she's really focused here — funding.

但她真正關注的是資金問題。

With expanded tax credits and grants at this part of the process to fund more homes to be sold to first-time homebuyers.

在這一過程中擴大稅收抵免和贈款，資助更多房屋出售給首次購房者。

We will make sure those homes actually go to working and middle-class Americans, not just investors.

我們將確保這些房屋真正落入美國工薪階層和中產階級手中，而不僅僅是投資者手中。

She also wants to create a fund to incentivize local governments to allow more housing, repurpose federal land, and also help out at the very end of this process.

她還希望建立一個基金，激勵地方政府允許更多的住房，重新利用聯邦土地，並在這一過程的最後階段提供幫助。

My administration will provide first-time homebuyers with $25,000 to help with the down payment on a new home.

我的政府將為首次購房者提供 2.5 萬美元，幫助他們支付新房首付。

Harris also wants to create government programs to encourage more Americans to go into these trades to bring down delays and labor costs.

哈里斯還希望制定政府計劃，鼓勵更多的美國人從事這些行業，以降低延誤和勞動力成本。

We will double the number of registered apprenticeships by the end of my first term.

在我的第一個任期結束時，我們將把註冊學徒的數量翻一番。

But big things, like interest rates or getting land rezoned, are largely out of their hands.

但像利率或土地重新規劃這樣的大事，在很大程度上就不是他們所能左右的了。

We asked builders, economists, and researchers what they would do.

我們詢問了建築商、經濟學家和研究人員他們會怎麼做。

They all point at the same things.

它們都指向同樣的東西。

They want the tariffs on lumber reduced.

他們希望降低木材關稅。

They want to get more people into the trades.

他們希望讓更多的人進入這個行業。

They want interest rates to come down.

他們希望利率下降。

And they all point at this step.

它們都指向這一步。

I think the land comes first.

我認為土地是第一位的。

You could have a pile of cheap lumber if you have no place to build on, then there's no point in having a big pile of cheap lumber.

你可以有一堆廉價木材，如果你沒有地方建房，那麼有一大堆廉價木材也沒有意義。

We need local governments to have courage to look at the NIMBYs and say, no, we're going to promote housing production in our community.

我們需要地方政府鼓起勇氣，正視那些 "NIMBY "們，然後說，不，我們要促進我們社區的住房建設。

While this process puts most of the pressure on local and state governments, the president can play a pivotal role in making housing more affordable.

雖然這一過程給地方和州政府帶來了很大壓力，但總統也可以在提高住房可負擔性方面發揮關鍵作用。

There are things the federal government can do to lower its burden of that regulatory

聯邦政府可以採取一些措施來減輕監管負擔。

But then also use the bully pulpit to talk about getting more kids involved in the trades, getting local governments to get out of the way and provide more land and more local land use provisions that allow for more home building.

但同時也要利用這個講壇，讓更多的孩子參與到各行各業中來，讓地方政府不礙事，提供更多的土地和更多的地方土地使用規定，允許更多的房屋建築。

So there are roles for everybody to play in this.

是以，每個人都可以在其中發揮作用。

And it shouldn't just be pushed down on the local level.

而且不應該只在地方一級推行。