The Future of Affordable Housing: A Conversation with Patrick Otellini
In a recent episode of the Affordable Housing & Real Estate Investing podcast, Patrick Otellini, Swinerton’s National Affordable Housing Director, sat down with host Kent He to discuss the realities, challenges, and opportunities shaping affordable housing today. The full conversation offers an unfiltered look into what it truly takes to deliver critical housing in today’s financial and regulatory environment—and why early planning and the right construction approach make all the difference.
This blog highlights a few major themes, but we strongly recommend watching the full episode to hear Patrick’s insights firsthand.
⸻
Why Delivering Affordable Housing Is So Complex
Patrick explains that affordable housing projects are not slowed by lack of will—they’re slowed by the structure of the system itself. Developers often spend 18 to 24 months in predevelopment, long before they know if they will secure tax credits or full financing. Every design decision must be locked in early, because unlike market-rate developments, there’s no room for expensive redesigns or midstream changes.
That’s why Patrick emphasizes the importance of strong preconstruction. Early planning reduces financial risk, clarifies constructability, aligns budget with design, and sets the foundation for a predictable and efficient construction phase.
⸻
Choosing the Right Structural System
One of the most compelling parts of the conversation is Patrick’s breakdown of how different building systems—concrete, mass timber, modular, and conventional framing—impact cost, schedule, insurance, and long-term performance.
Patrick notes that concrete often makes the most sense for high-density affordable housing today. Faster pour cycles accelerate vertical construction, maximize unit count, and significantly reduce insurance costs over the life of the building. In one recent analysis, a concrete structure saved a client nearly $5 million in permanent property insurance over 10 years.
Patrick also speaks about the rapid growth of mass timber, highlighting its sustainability benefits, biophilic qualities, and Swinerton’s national leadership in the category. With more than 65 mass timber buildings completed and a new CLT plant coming online in 2026, Swinerton is deeply invested in its future.
On modular construction, Patrick is clear: modular can be a powerful tool in the right context—but it’s not a one-size-fits-all solution. Factory capacity, logistics, bonding, and upfront deposits must be carefully evaluated.
⸻
What Cities Can Do Now
Drawing on his experience in San Francisco’s public policy arena, Patrick discusses the steps cities can take to accelerate housing production. From activating surplus public land to expanding local housing trust funds, he explains how policy and development must work hand-in-hand. He also stresses the growing need for interim and transitional housing options as part of a comprehensive approach to homelessness.
⸻
