William Stoudt, Executive Director, Rebuilding Together New Orleans

Interview with Blake Haney

Key Points

• Rebuilding Together New Orleans has operated since 1988, focusing on home repairs and community revitalization
• Major emphasis on fortified roofing with 300+ roof replacements since Hurricane Ida, including 88 fortified roofs in recent year
• Organization faces challenges with funding deployment due to regulatory complexities and overlapping requirements
• Current goals include achieving 20% fortified roof coverage in Orleans Parish to reduce community risk ratings
• Advocates for increased local investment in housing solutions and greater transparency in funding allocation
• Emphasizes importance of balancing historic preservation with practical needs of current residents
• Works with local contractors through structured procurement process to reinvest in local communities

Who is Rebuilding Together?

WS: At a high level, Rebuilding Together has been in New Orleans since 1988. Our mission is to repair homes, revitalize communities, and rebuild lives. While we’re not a formal disaster response organization, much of our work intersects with disaster recovery because safe and healthy housing is often disrupted by storms.

Lately, our biggest focus has been on fortified roofing—making homes more resilient so residents don’t have to bear the brunt of future disasters. Since Hurricane Ida, we've completed over 300 roof replacements, including 88 fortified roofs last year alone. In 2024, we're on track to complete 144 projects in our core footprint and another 40 in the Bayou region.

Our work addresses a wide range of health and safety issues in homes—roof replacements, HVAC repairs, bathroom accessibility, ramps, stairs, mold remediation, termite damage, pest control, exterior painting, fencing—you name it. We aim to tackle the big mechanical and structural problems that make it hard for people to live safely in their homes.

We’re probably best known for our volunteer-driven events. Originally called Christmas in October, it later evolved into October Build, and now [Re]Builder Month. That’s how the organization got its start—neighbors helping neighbors—and we've grown from there into a year-round nonprofit dedicated to helping residents age safely in place.

Are there initiatives in other cities that you’ve looked to as examples for housing fortification measures?

Yes—Louisiana’s fortified roofing plan is largely modeled after South Alabama’s fortified program. While we haven’t followed it step by step at the state level, that concept was foundational to getting the City of New Orleans to launch its local fortified roof program in partnership with us.

Another example we’ve looked at is the use of housing trust funds. After the loss of the Neighborhood Housing Investment Fund (NIF) due to mismanagement, we began looking at how other cities had implemented successful housing trust funds. These funds can play a crucial role in long-term investment in housing.

Groups like Andreanecia Morris and the Greater New Orleans Housing Alliance have done a lot of great research on this, compiling studies and data on how cities across the country have structured and managed housing trust funds effectively. That’s the kind of model we need to consider if we want to treat housing as a fundamental, ongoing public investment.

What limitations exist with funding for the services your organization is trying to offer homeowners in the region?

Ironically, the problem right now isn’t just a lack of money—it’s the inability to use it effectively. For example, we received a $2 million Department of Energy grant to support pre-weatherization and weatherization efforts. Our goal was to replace 300 roofs with that funding, but due to federal red tape and overlapping regulations at the state level, we may lose that money before we can even deploy it.

Each federal agency has its own set of rules, and the state adds another layer. A great example is Louisiana’s Fortify Homes program. It offers a $10,000 grant toward roof replacement—but only if you already have both homeowners and flood insurance. The problem is, many people who need roof repairs can’t qualify for insurance because their roofs are in bad shape. It’s a classic Catch-22 that locks out the people who need help most.

Even when funding is in place, demand far outweighs supply. In Orleans Parish, we completed a record 144 projects last year—a 44% increase over the previous year. But we received 781 service requests during that same period. That gap highlights the scale of unmet need.

We’re facing an aging housing stock and an under-resourced, aging population. Decades of deferred maintenance have made repairs more expensive, so even as we scale up our work, the backlog grows. We’re constantly trying to stretch limited resources to meet overwhelming demand.

Is there political resistance to your efforts at the state or city level?

I wouldn’t necessarily call it outright resistance—it’s more a lack of political will. To quote Joe Biden: "Don’t tell me what you value. Show me your budget, and I’ll tell you what you value." By that standard, housing hasn’t been a priority in New Orleans for a long time. The city has historically spent very little of its own money on housing issues, which sends a clear message.

Most homeowners and renters may not realize it, but the insurance crisis is one of the biggest factors driving up the cost of living. We're seeing people drop insurance or leave the city entirely because they can't afford it anymore. That affects the overall resilience and affordability of New Orleans. If your landlord's insurance goes up, your rent probably will too.

Despite the growing urgency, there’s still little local investment in solutions like fortified roofing. The most recent city budget included virtually no city-generated funding for that. However, to be fair, the City Council did support our fortified roof program through a small allocation from the Council Discretionary Fund. And after years of advocacy, the Office of Community Development finally set aside some HUD pass-through dollars for fortified roofing. But again, that's not city money—it's federal.

If we truly care about housing, affordability, and resilience, then we need to invest in them directly.

And not to get too political, but the state’s recent response to homelessness is another example—replacing a working, if underfunded, solution with one that costs far more and is far less effective. That kind of decision-making shows how far we still have to go.

How have the city’s zoning decisions impacted affordable housing development?

We really set ourselves back after Katrina when the city rewrote the zoning laws. Neighborhoods like Mid-City and Treme—areas that historically had three- or four-unit homes—were downzoned to allow only two units. That significantly reduced density and made it harder to maintain affordable housing stock. And unfortunately, it’s not something you can easily undo.

That said, the silver lining is that we still have a lot of blight, vacant land, and unoccupied units. So the problem is solvable. There’s room for infill development without the need to build large apartment complexes way out in places like deep New Orleans East, where access to jobs and services is limited.

Unit costs are definitely a major barrier, but I think a bigger issue is the complexity and unpredictability of permitting and funding. While this isn’t our core work, what we hear from developers is that uncertainty around local, state, and federal resources makes it almost impossible to plan large-scale affordable or mixed-use housing projects.

With high interest rates and tariffs on top of that, many developers are simply waiting on the sidelines because they don’t know what support will be available when it’s time to break ground.

The good news is we don’t necessarily need to build everything from scratch. There are a lot of existing units that could be brought back online through a rental repair program—homes that were lost to storms or are partially uninhabitable because of deferred maintenance or lack of insurance funds.

For example, we see a lot of doubles where one unit is completely out of commerce because the owner couldn’t afford to repair storm damage. Reviving those units is far more cost-effective than spending $300,000 per unit to build brand new, gold-standard housing.

Ideally, we should be doing all of it—preservation, repair, and new construction—but repairs and infill offer faster and more affordable paths to increasing the housing supply.

Are there conflicting goals between historic restoration efforts and the need for new multi-tenant housing or storm-related home repairs? Can those goals be resolved?

It’s a complex issue, especially in New Orleans, where history and housing are deeply intertwined. Rebuilding Together was actually part of the Preservation Resource Center until 2020. We ultimately separated because our focus is on the people living in the homes, while their focus became increasingly centered on preserving the structures themselves. Whether or not they’d agree with that framing, that’s how things played out.

I don’t believe preservation and housing resilience are inherently at odds. But in practice, we often create unnecessary conflict by enforcing historic preservation codes in ways that disproportionately burden low-income homeowners. A good example is code enforcement—prescriptive rules can end up forcing people to spend money they don’t have on things like repainting facades or replacing windows to maintain a historic appearance.

These requirements, while well-intentioned, can push long-time residents deeper into financial stress. In some cases, homeowners face mounting fines they can't afford to pay. That, in turn, puts them at risk of falling behind on property taxes or insurance, which can lead to displacement. And too often, that displacement results in gentrification: someone else buys the property, restores it, and the neighborhood loses another resident who had deep roots there.

So while preservation is important, we need a more pragmatic approach. Historic neighborhoods are made up of both buildings and people. Preserving one at the expense of the other undermines the soul of those communities.

If we align our policies to recognize that—prioritizing flexibility, support, and creative solutions—we can absolutely pursue both goals together.

What are your hopes for the next administration in helping residents access resources to improve properties and expand affordable housing?

One of the biggest things I hope for is better implementation and transparency. Take something like roof permitting. On paper, permitting roofs is a good thing—it protects homeowners from being taken advantage of by bad contractors. Most people, even savvy homeowners, don’t know enough about roofing to ensure it’s being done right. And we’ve seen time and again how substandard work can go unchecked.

But here in New Orleans, we went over 20 years without requiring permits for roof replacements. That means we don’t even know how many roofs were properly replaced after Hurricane Ida, which increases risk for insurers and undermines resilience citywide.

Now the city is rolling out a roof permit process—years after other parishes. But it’s being implemented so poorly that it could actually make things worse. Bad actors will continue to work around the system, while people trying to do things the right way will be delayed, discouraged, or financially burdened. That’s a fixable problem—and I’d like to see the next administration take that kind of thing seriously.

Beyond that, I think we desperately need transparency in how local, state, and federal dollars are used—especially around housing. Over the last eight years, it’s felt like smoke and mirrors. No one really trusts what’s happening with ARPA funds, housing allocations, or infrastructure investments.

If the next administration could simply be clear and predictable with its funding—whether through the Housing Trust Fund or other sources—it would go a long way. For example, if the city could say:

• “This quarter, the Housing Trust Fund will support home repairs,”
• “Next quarter, it will subsidize affordable housing development,”

—then people could actually plan. Nonprofits, developers, and community members could coordinate and collaborate around known timelines and priorities.

Even if everyone doesn’t get what they want immediately, knowing what’s coming and when makes the system more functional and more trustworthy.

What hopes do you have for the state in addressing the insurance crisis and supporting storm-resistance efforts?

One of our big goals is for at least 20% of homes in Orleans Parish to have fortified roofs. That wouldn't just help those individual homeowners get lower insurance rates—it could actually reduce the overall risk profile of the entire community. If we can reach that critical mass, it could help lower the community risk rating, attract more insurers back into the market, increase competition, and ultimately lower premiums across the board.

We’re coming up on the 20th anniversary of Hurricane Katrina, and we’re using that milestone to push for a major step forward. Our goal this year is to complete 200 projects, up from 144 last year—a 37% increase. And in the Bayou region, we’re aiming for 255 projects total. But more than hitting numbers, we want to show what a long-term vision could look like for the next 20 years.

That vision centers around resilient building practices—not just fortified roofs, but also weatherization and energy efficiency upgrades. Last year, for example, we installed 31 high-efficiency heat pumps. These kinds of improvements make homes safer during storms, less prone to damage, and more affordable to live in.

Ultimately, we want to keep investing in people, not just structures—helping them stay in their homes and weather the future with greater security and lower costs.

Are there other states or cities having more success with fortified housing efforts and addressing insurance challenges?

Yes—several states and cities are making real progress. Florida is leading the way in many respects. Their statewide building code, especially in areas like Miami, is one of the strictest in the country and is globally recognized as a standard-setter. Ironically, Louisiana recently adopted the 2023 building code, which closely mirrors the fortified roofing standards—it's the first time in a long while we've seen this level of advancement in our state’s code.

But having good codes is only part of the solution. The real challenge is implementation: actually investing in the work, clearly communicating the benefits to homeowners, holding contractors accountable, and making sure homeowners understand their options.

Alabama has been ahead of the curve with its fortified program and really helped lay the groundwork nationally. The Carolinas also passed a version of the fortified roof program that’s more homeowner-friendly in terms of access and process. Even Oklahoma City is now pursuing fortified housing initiatives in response to tornado threats.

On the nonprofit side, Smart Home America has been a leader. They work closely with the Insurance Institute for Business & Home Safety (IBHS), which developed the Fortified standard itself.

That said, even though we’re ramping up fortified efforts in Louisiana, we’re still not doing it in a cohesive or well-coordinated way across agencies and stakeholders. A recent legislative audit of the State’s Fortified Home program confirmed what we suspected: the program is working, and homeowners are saving real money on insurance premiums. But the same report also showed that Louisiana spends more than any other state—as a percentage of income—on insurance. That’s partly because of our lower average income, but also because our systems are still inefficient and fragmented.

So, while the foundation is there, the next step is building a more unified, accessible, and accountable approach—like we’re seeing in some of these other states.

How do you hire contractors, and are there any programs to help train workers for the home repair work you need?

For our roof program, we use a formal Request for Proposals (RFP) process. Contractors submit bids with sample pricing, and we follow a HUD-style procurement model called a “carousel.” That means approved contractors can continue to bid on future projects, and they’re awarded a proportional share of the work.

We’re committed to hiring local contractors—people based in the communities we serve. We avoid large, multi-state companies whenever possible. Not only are their prices often higher, but working with them goes against our mission of reinvesting in local neighborhoods and economies.

As for training, there are definitely some great efforts underway.

• LA Green Corps is doing work around resiliency and weatherization.
• We’ve partnered with GAF Roofing to host “Roofing Academies,” which train individuals in roofing skills.
• The Home Builders Institute also offers training programs in this area.
• In the Bayou region, we’ve been working with community colleges to set up contractor training pipelines.

But the lack of skilled labor is a real challenge. There’s more demand than trained local workers can meet. So continuing to build out those training programs is essential—not just for our organization, but for the region’s long-term ability to maintain and fortify its housing stock.

What would be your ask or hope for the next administration and City Council?

Most of the current Council members have seen our work firsthand—they’ve visited project sites, supported our fortified roofing program, and understand the impact. So my hope is simple: continue to invest in it. Prioritize housing and resilience—not just in words, but with real resources.

Unlike some systemic issues that feel intractable, this is a solvable problem. We’re not asking for unlimited resources—we understand the city's constraints. But if the next administration makes targeted investments in housing and the insurance crisis, it could meaningfully move the needle for residents across New Orleans.

It’s about recognizing that housing resilience isn’t just a policy issue—it’s a public safety, economic, and equity issue too. And we can make real progress if the city leads with that mindset.

On this page

• William Stoudt, Executive Director, Rebuilding Together New Orleans
• Key Points
• Who is Rebuilding Together?
• Are there initiatives in other cities that you’ve looked to as examples for housing fortification measures?
• What limitations exist with funding for the services your organization is trying to offer homeowners in the region?
• Is there political resistance to your efforts at the state or city level?
• How have the city’s zoning decisions impacted affordable housing development?
• Are there conflicting goals between historic restoration efforts and the need for new multi-tenant housing or storm-related home repairs? Can those goals be resolved?
• What are your hopes for the next administration in helping residents access resources to improve properties and expand affordable housing?
• What hopes do you have for the state in addressing the insurance crisis and supporting storm-resistance efforts?
• Are there other states or cities having more success with fortified housing efforts and addressing insurance challenges?
• How do you hire contractors, and are there any programs to help train workers for the home repair work you need?
• What would be your ask or hope for the next administration and City Council?