emotionally charged issues like Preservation (neighborhood cohesiveness, scale and mass, appearance and historic value); Environment (loss of greenspace, sunlight); as well as Social Impact (loss of affordability, rising taxes, fairness, etc. These arguments are designed to block or impede Replacement Housing efforts, thus limiting economic development while preserving the status quo. They actually confuse and cloud the real issue – that of recognizing the role of regenerative housing as a necessary component of community vitality and growth. Denying this natural progression of housing evolution by limiting pro-active redevelopment eventually condemns a community to economic stagnation and irrelevance.

The real challenge communities face is not the ‘McMansions’, but how Replacement Housing actually figures into their long-term strategy, policy and planning. This changes the discussion from a problem needing regulation to an opportunity requiring a comprehensive plan. Because the house is so deeply embedded in all areas of human affairs its regulation is a much more complex undertaking than would appear at first glance. We live in an intricately interconnected world where short-term, poorly-reasoned solutions to complex problems can have serious unforeseen and unintended consequences.

By its very definition, Replacement Housing is an evolutionary and natural tool for maintaining neighborhood vitality. Its function is to aid progressive community growth and revitalization. Replacement Housing must be harnessed for service not retarded or prohibited. If properly employed, it creates vitality, energy, synergy and community reinvestment. It grows equity, business and tax bases, and strengthens schools and municipal services. It is an invaluable tool for urban housing management and policy – one whose role is just now becoming recognized as some of our

housing stock approaches advanced age. Replacement Housing is not a community scourge, nor are its proponents attempting to destroy neighborhood fabric– they are just participants in a market dynamic ahead of societal recognition of its true value and worth.

Communities would be well served by studying the role and value of Replacement Housing and making it a required part of their comprehensive housing plans.