Raleigh mayor candidate Terrance Ruth answers our questions

Raleigh voters will pick a new mayor and City Council members this November.

All eight council seats, including the mayor’s, are up for grabs, with all the incumbents except for current Mayor Mary-Ann Baldwin seeking another two-year term.

Election Day is Tuesday, Nov. 5. Early voting runs from Thursday, Oct. 17, through Saturday, Nov. 2. The race is non-partisan.

To help inform voters across the state, this candidate questionnaire is available to be republished by local publications in North Carolina without any cost. Please consider subscribing to The News & Observer to help make this coverage possible.

Name: Terrance Ruth

District/seat: Raleigh mayor

Political party: Democrat

Age as of Nov. 5, 2024: 42

Campaign website: Truthforraleigh.org

Current occupation: NC State University professor

Education: PhD in Public Affairs w/ concentration in Social Work Policy

Please list any notable government or civic involvement.

https://www.linkedin.com/in/2ruth/ - Raleigh Transit Authority | Executive Director of the NC State Conference NAACP | National VP of Programming for the Repairers of the Breach | National Director of Community Innovation with Forward Cities | State Policy Evaluator with NC State Friday Institute | Professor of Policy, Research, and Evaluation | Created Community Design Hubs at ReCity to reduce the distance between local government problems and community led solutions. State Board for ESSR Funds and Learning Loss at DPI | National Fellowship with Wells Fargo and NAACP |

Offices held/sought: Ran for mayor in Raleigh’s last election

Which city council district do you live in? D

What is the top issue facing Raleigh now and how would you address it?

The rising cost of rent across Raleigh and North Carolina is unsustainable for many residents, particularly for renters making less than $30,000 annually who are left with only about $310 after paying rent. This affordability crisis is driven by a significant mismatch between the increase in rents (21%) since 2001 and the slow growth of incomes (only 2%) during the same period. If elected, I will take several immediate steps to support renters in Raleigh and ensure housing affordability is prioritized.

1. Expand and Strengthen Rental Assistance Programs

One of the most immediate steps we can take to support renters is to expand access to rental assistance programs. By increasing funding for local rental assistance, particularly for households earning below $30,000, we can prevent evictions and help families remain in stable housing. I will advocate for increasing Raleigh’s contributions to the North Carolina Housing Finance Agency’s Rental Production Program, which offers subsidies to renters to reduce the burden of rising rents.

Additionally, I will support strengthening a local housing voucher program for Raleigh, which could mirror the federal Section 8 program but provide more flexibility to assist renters in securing housing in higher-demand areas of the city. These vouchers would be targeted toward low-income households, allowing them to afford rental units in more desirable areas with access to good schools, jobs, and transit.

2. Rent Control and Rent Stabilization Policies

Although North Carolina currently prohibits rent control, I will advocate for rent stabilization measures at the local level. Rent stabilization would prevent landlords from increasing rent beyond a certain percentage each year, helping to stabilize housing costs for current tenants. While this policy would require changes at the state level, building a coalition of local leaders across North Carolina cities could lead to legislative shifts that would benefit renters throughout the state.

In the meantime, I would work on encouraging voluntary rent caps by partnering with landlords and developers who receive public subsidies, tax credits, or other incentives. In exchange for these benefits, property owners would agree to limit rent increases to an agreed-upon percentage. This can help slow rent increases while preserving affordability for residents.

3. Incentivizing the Construction of Affordable Rental Units

To increase the supply of affordable rental units, I will advocate for inclusionary zoning alternatives that provide developers with incentives to include affordable housing in their projects. This could include density bonuses, expedited permitting, or reduced fees for developers who set aside a portion of their units for low- and middle-income renters. While inclusionary zoning is not permitted in North Carolina, these incentives can create a pipeline of affordable units.

Additionally, I will support the increased use of community land trusts (CLTs) and public-private partnerships to develop new affordable housing projects that guarantee long-term affordability. CLTs can acquire land and lease it to developers at below-market rates in exchange for long-term affordability commitments, ensuring that even as property values rise, affordable rental units remain available.

4. Strengthening Tenant Protections

Another important measure is strengthening tenant protections to prevent unjust evictions and ensure renters have access to safe, stable housing. I will support policies that provide tenants with access to legal representation during eviction proceedings. Ensuring that renters have the right to legal counsel can prevent many unjust evictions and keep families in their homes.

I will also work to establish rental registries that require landlords to register their properties with the city, ensuring that tenants are protected from unsafe or substandard housing conditions. This system would allow the city to more closely monitor landlords and ensure that they meet basic health and safety requirements.

What is your strategy for increasing affordable housing in Raleigh?

If elected, I will advance racial equity in housing by prioritizing the following policies:

1. Expanding Affordable Housing and Access to Homeownership

I will advocate for expanding affordable housing options, particularly in areas that have been historically segregated or excluded from economic development. Research from the National Low Income Housing Coalition (NLIHC) shows that there is a shortage of over 7 million affordable homes for low-income renters nationwide. Raleigh can take action by increasing the stock of affordable housing through public-private partnerships, local housing trust funds, and federal support from programs like the HOME Investment Partnerships Program and the Low-Income Housing Tax Credit (LIHTC). Also, by supporting programs like Neighbor-2-Neighbor Housing ownership model.

Additionally, I will support down payment assistance programs that target first-time homebuyers from marginalized communities. Many Black families struggle with securing the funds needed for down payments, particularly because of generational wealth disparities. Programs that offer financial assistance, along with financial literacy education, can help more Black residents enter the housing market and build wealth through homeownership.

2. Community Land Trusts and Affordable Housing Preservation

I will advocate for the expansion of Community Land Trusts (CLTs) in Raleigh. CLTs are an innovative tool that helps preserve long-term affordable housing by allowing a nonprofit organization to own the land, while the homeowner owns the structure. This ensures that as property values rise, the land remains affordable and protected from speculative buying that often drives gentrification and displacement. Surrounding cities have seen success with CLTs, and expanding this model will provide more opportunities for Raleigh residents to afford homes, especially in historically underserved neighborhoods.

3. Addressing Zoning Inequities and Reducing Exclusionary Zoning

Raleigh’s current zoning policies contribute to housing inequity by restricting the development of affordable, denser housing options like duplexes, triplexes and small apartments in certain neighborhoods. I will work to address zoning practices that disproportionately affect Black and low-income residents by strengthening zoning reforms that allow for more affordable Missing Middle housing in more areas of the city. Infill development will promote equity and affordability, while also creating more inclusive communities where residents of diverse income levels can live together. Also, land acquisition must be a significant part of the strategy moving forward.

A report by the Urban Institute shows that allowing higher-density housing in areas with good schools, access to jobs, and transit can significantly narrow the racial wealth gap by making it easier for marginalized communities to access these opportunities.

4. Anti-Displacement Policies and Tenant Protections

To prevent displacement and gentrification, especially in historically Black neighborhoods, I will support anti-displacement policies that protect renters and homeowners from sudden property value spikes. This could include measures such as property tax relief for long-time residents in rapidly gentrifying areas, rent stabilization programs, and eviction prevention services. This will help reduce the pace in which we are losing naturally occurring affordable housing. According to research by PolicyLink, communities that implement strong tenant protections see a reduction in forced displacement, helping families stay in their homes and communities while keeping housing costs manageable.

5. Promoting Racial Equity in Housing Development Contracts

Finally, I will ensure that the city’s housing policies actively promote racial equity in development contracts. By implementing the recommendations of the Raleigh Disparity Study, we can ensure that minority-owned businesses, particularly Black-owned construction and real estate firms, have equitable access to city contracts and development opportunities. This will not only foster economic empowerment for these businesses but also ensure that new developments reflect the needs and desires of all of Raleigh’s communities.

Conclusion

Addressing the historical injustices in housing requires bold, innovative policies that promote affordable homeownership, preserve housing affordability, and protect against displacement. By expanding access to affordable housing, reforming zoning laws, and empowering historically marginalized communities, we can help close the racial wealth gap and create a more equitable Raleigh.

Should the city be more aggressive about requiring affording units from developers or partner with nonprofits?

Land acquisition should indeed be the cornerstone of strategies aimed at increasing housing affordability in Raleigh, NC. Here’s why:

Escalating Land Costs: Land prices in Raleigh have soared over the past decade, with the Raleigh-Cary metro area seeing a 30% rise in land prices between 2020 and 2023. This directly affects housing costs because the price of land typically constitutes 20-30% of the total housing development cost. Acquiring land now allows for future developments to be insulated from these rising costs, ensuring that affordable housing projects remain financially viable.

Developer Agreements and Voided Commitments: As observed in Raleigh and other fast-growing cities, developers who initially commit to affordable housing agreements sometimes retract those promises. For example, in 2022, multiple developers in the region voided their agreements once the projects matured, citing economic conditions, construction costs, or loopholes in zoning regulations. To mitigate this, Raleigh needs stricter legal frameworks to hold developers accountable to their initial agreements on affordability.

Binding Commitments and Enforcement: Current affordability agreements often lack robust enforcement mechanisms. Developers have, in some cases, taken advantage of relaxed penalties for not delivering on affordable housing quotas. Strengthening accountability measures, such as increasing financial penalties for non-compliance or legally binding covenants on affordability, could ensure that developers honor their commitments (RRAR).

Protecting Naturally Occurring Affordable Housing (NOAH): A study by the Urban Institute found that Raleigh is losing naturally occurring affordable housing (NOAH) at an alarming rate. Between 2010 and 2020, Raleigh lost 28% of its NOAH units (RRAR). This loss often occurs when older, lower-cost units are redeveloped into luxury housing, a trend exacerbated by increasing land values. Acquiring these NOAH properties before they are redeveloped can ensure long-term affordability, as opposed to constantly chasing affordability through new construction.

Long-Term Control and Public Ownership: By acquiring land and putting it under public control, Raleigh can dictate the terms of future developments, ensuring they meet affordability goals. Land banks, community land trusts, and public housing authorities could oversee such developments. Public land control models in cities like Chapel Hill and Durham have shown success in keeping housing affordable for decades by preventing speculative land market pressures (RRAR).

Raleigh’s Urgency for Land AcquisitionRaleigh is projected to add 250,000 new residents by 2040 (RRAR). Without aggressive land acquisition, the demand for housing will continue to outpace supply, driving prices even higher. Affordable land today could secure affordable housing for future generations, as the land itself is a fixed resource. The city’s current inventory of affordable housing is shrinking, so expanding it through land acquisition is a crucial investment.

To truly secure long-term affordability, Raleigh must focus on both acquiring land and enhancing mechanisms for accountability in affordable housing development.

Do you think Raleigh can support concert venues both downtown and in Dix Park?

Here is my article on this question:

The Crucial Impact of Red Hat Amphitheater’s Potential Move: Secure Downtown, Truth for Raleigh Residents want better communication with city leaders and a review of the Red Hat Amphitheater’s future. This echoes a pattern of residents and business owners feeling less secure about the current leadership’s decisions. The amphitheater is more than entertainment; it’s an economic driver, generating $17.5 million in 2023. Its downtown location benefits nearby businesses, like Crank Arm Brewing, which sees increased revenue on show days. Relocating the venue could hurt these businesses that rely on the amphitheater’s visitors and atmosphere.

Before announcing the decision publicly, I would have initiated a series of discussions with local businesses and residents. Many of them feel excluded from the decision-making process, contributing to the existing perception that downtown is suffering from declining foot traffic, public perception, remote work, and major crime issues. Local and small businesses are particularly concerned that every major decision could further damage downtown’s immediate vibrancy and customer support. Raleigh’s vision is “to pursue world-class quality of life by ACTIVELY COLLABORATING with our community towards a fulfilling and inspired future for all.” Residents are still waiting on the “active collaboration” from the city, especially on major decisions like this.

To address these concerns, I would share the Strength, Weaknesses, Opportunities, and Threats (SWOT) Analysis with impacted businesses. I would also strongly oppose moving the Amphitheater to Dix Park, believing that downtown needs all the positive momentum it can get. Furthermore, I would stand with local and small businesses, providing financial and programming support to help them survive this transition of the theater

Relocating the Red Hat Amphitheater would disrupt Raleigh’s cultural and social fabric. Its central location fosters community and accessibility. Moving it to a peripheral area would diminish the unique urban experience. Caution is needed to align any decision with the city’s long-term vision and community values.

Moving the amphitheater to Dix Park would be challenging and less advantageous. Costs would be higher due to infrastructure needs, including parking. Building a parking deck or using more green space would be expensive and harmful to the environment. The current downtown location eliminates the need for new parking, and the amphitheater’s design mitigates noise issues.

Relocating the Red Hat Amphitheater from downtown Raleigh would have significant cultural, social, and economic impacts. The amphitheater has hosted over 400 performers and plays a vital role in fostering community and urban vibrancy. Local businesses rely heavily on the amphitheater’s revenue, and relocation would entail higher costs, logistical challenges, and increased parking concerns. Alternatively, Dix Park could accommodate smaller venues for specific genres.

The proposed expansion of the amphitheater and convention center in Raleigh raises concerns about urban planning and connectivity. The closure of South Street should be evaluated for its impact on the city’s grid system. Balancing these developments with surrounding community needs is crucial, especially for nearby neighborhoods. The community needs to feel heard and seen prior, during and after this decision is made about the theater. While expanding the amphitheater and the Raleigh Convention Center brings clear benefits, it’s essential to balance these with the needs and voices of the community, particularly those in nearby neighborhoods like Boylan Heights and Heritage Park. Effective community engagement and transparent decision-making are essential for inclusive and beneficial growth. Residents want to feel secure about this decision and right now they are not confident. I want Raleigh residents to feel secure in 2024!

Would you describe Raleigh’s growth as too fast, too slow or just right?

Raleigh’s growth is not the problem — it is the lack of effective leadership that needs urgent attention. Growth itself is a natural and often positive phenomenon for a thriving city like Raleigh, but without visionary, inclusive leadership, it becomes unsustainable and inequitable.

Why Leadership, Not Growth, is the Issue: Lack of Strategic Planning: Raleigh’s population has grown by nearly 23% over the past decade, making it one of the fastest-growing cities in the U.S. The city’s population surged from around 400,000 in 2010 to over 470,000 by 2023 (RRAR). Yet, we lack a strategic vision to ensure this growth benefits everyone. Leadership needs to proactively address housing, infrastructure, and public services to meet the needs of this expanding population. Instead, we often react to growth, leading to crises like rising housing costs and strained transportation networks.

Affordable Housing Crisis: While the city has seen impressive development, Raleigh faces an affordable housing shortage, with a gap of 40,000 affordable units (RRAR). The leadership’s failure to focus on land acquisition and the protection of naturally occurring affordable housing has compounded this issue. Growth isn’t the problem — our leaders’ inability to protect long-term affordability through strategic land policies is. We need leaders who understand how to leverage growth for the public good.

Equitable Growth: Growth has disproportionately benefited wealthier residents and developers. Without leaders who prioritize equitable development, communities of color, especially Black and Indigenous residents, are pushed out of their neighborhoods. As we’ve seen with downtown Raleigh’s transformation, leaders must take responsibility for balancing development with maintaining cultural and community integrity. The problem isn’t that Raleigh is growing too fast — it’s that we haven’t had leaders who are courageous enough to stand up for the most vulnerable residents during this growth.

Infrastructure Strain: Raleigh’s infrastructure — such as roads, public transportation, and schools — has struggled to keep up with growth. Leadership has not prioritized future-focused infrastructure planning, which is why residents experience traffic congestion and overcrowded schools despite the city’s economic boom. Leaders who truly understand how to plan long-term for this kind of growth could ensure that the city’s infrastructure is not a liability.

Lack of Inclusivity in Decision-Making: Leadership in Raleigh has often made decisions in closed circles, disconnected from the communities most affected by rapid growth. A report in 2022 found that only 35% of Raleigh’s residents felt they had a voice in city planning decisions (RRAR). The failure of leadership to engage meaningfully with all parts of the city has led to policies that serve developers, not communities.

Statistics on Growth & Leadership Failures: Raleigh’s median home price increased 41% between 2020 and 2023 (RRAR). Public transportation ridership dropped by 12% in 2021, revealing the city’s lagging infrastructure despite booming population. The city’s housing cost burden has worsened, with over 25% of households spending more than 30% of their income on housing.

In summary, growth itself is neither too fast nor too slow. The real issue is that leadership in Raleigh has not been intentional about how this growth is managed and distributed. We need leaders who are willing to make tough decisions, hold developers accountable, and invest in communities equitably. Growth is an opportunity; leadership is the solution.

Do you think Raleigh is losing too many historic properties? If so, how should this be addressed?

Yes, Raleigh is at risk of losing too many historic properties, as development pressures have accelerated with the city’s rapid growth. Historic neighborhoods, particularly those that tell the story of Raleigh’s diverse communities, are being transformed or even erased by new commercial and residential developments.

According to the National Trust for Historic Preservation, protecting older properties is essential not only for cultural preservation but also for sustainability, as historic buildings contribute to a city’s unique character and identity. In recent years, Raleigh has seen the demolition of significant structures like the Stone Warehouse and older homes in historically Black neighborhoods, which points to a pattern of insufficient protection for these assets.

Addressing this requires stronger local preservation ordinances and proactive measures, such as increasing the number of properties on the city’s historic landmark list, expanding local historic districts, and implementing incentives for adaptive reuse rather than demolition.

Additionally, community engagement is key, ensuring that residents — especially those from marginalized neighborhoods — are part of the decision-making process to preserve their heritage while balancing new growth. This would allow Raleigh to honor its past as it moves forward, creating an inclusive strategy for development that protects the city’s historical fabric.