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Build gardens around your high-end housing to bump the quality up. Air conditioning makes a big difference in lower-end housing like tenements.
Can't tell exactly how it's calculated, but the usual stuff applies:
Are you building the right housing for the income bracket you're targeting? Pretty sure you know this already, but lots of apartments won't house the poor without the free housing edict. It's also a waste to put the rich in bunkhouses.
Housing type also matters. You can get high numbers housing everyone, but even more if your basic housing is no less than a fully upgraded tenement on its alternate work mode.
Upgrades like electrification certainly help. Work modes for tenements and bonuses from the same via structures like metro stations, fast food joints, and fire stations count.
Make sure housing is relatively close to workplaces so people don't decide to build shacks to avoid the commute.
For students and retirees, bunkhouses on "Stack them Higher" and conventillos on "Let it Rot". Not as good, but better than the streets.
Paying better wages to workers; when most people are well-off and can afford an apartment at minimum the average should rise. You could just give free housing, but that's a waste of state money.
Not sure that services availability affects housing happiness, only that it does reduce time spent looking for them.
I've never really bothered with mansions beyond a token few for amusement purposes; the filthy rich are just as content living in apartments and modern apartments.
If that is done try to upgrade and electrify the houses so they get better housing qualitiy.
After while the housing happiness will start to rise.
But hwen those edicts are still not researched. I am struggling on this second mission. It's because they've built too much ♥♥♥♥♥ and Gold doesn't do nada. And too much to build early on, it asks you to build things too quickly with timelimits. But all guides I have read on it, says its easy...perhaps I am overthinking this...