Affordable and Accessible HousingAffordable and Accessible HousingStrategies to Access Affordable Strategies to Access Affordable

Housing for Persons with DisabilitiesHousing for Persons with Disabilities

James YatesJames YatesTechnical Assistance Collaborative Inc.Technical Assistance Collaborative Inc.

www.tacinc.orgwww.tacinc.orgDisability Program Navigator, Audio Conference SeriesDisability Program Navigator, Audio Conference Series

April 15, 2004April 15, 2004

AGENDAAGENDA

Housing Affordability for Persons with Housing Affordability for Persons with DisabilitiesDisabilities

Major Federal Housing ProgramsMajor Federal Housing Programs

- What they are?- What they are?

- Strategies to access these - Strategies to access these programs programs for persons with for persons with disabilities.disabilities.

Other Housing Efforts in Your Community Other Housing Efforts in Your Community

Housing Needs and Housing Housing Needs and Housing AffordabilityAffordability

Priced Out in 2002 Study Priced Out in 2002 Study Released on May 30, 2002Released on May 30, 2002 Compares SSI income to housing costsCompares SSI income to housing costs

NationallyNationally By stateBy state Locally in 2,702 housing market areasLocally in 2,702 housing market areas

Housing crisis for people with disabilities Housing crisis for people with disabilities receiving SSI is worse than 2 years agoreceiving SSI is worse than 2 years ago

Housing Needs and Housing Housing Needs and Housing AffordabilityAffordability

Priced Out in 2002 FindingsPriced Out in 2002 Findings SSI means extreme povertySSI means extreme poverty Nationally, SSI income equal to 18 percent of median Nationally, SSI income equal to 18 percent of median

incomeincome Average one bedroom rent is 105 percent of monthly SSIAverage one bedroom rent is 105 percent of monthly SSI Average studio rent is 89 percent of monthly SSIAverage studio rent is 89 percent of monthly SSI SSI equal to earning $3.43 per hour SSI equal to earning $3.43 per hour From 2000-2002, rents rose twice as fast as SSI cost-of-From 2000-2002, rents rose twice as fast as SSI cost-of-

living adjustmentsliving adjustments OnlyOnly subsidized housing assistance can close the subsidized housing assistance can close the

“housing affordability gap” for people with mental illness“housing affordability gap” for people with mental illness

Housing Needs and Housing Housing Needs and Housing AffordabilityAffordability

IFIF affordability is defined as paying no affordability is defined as paying no more than 30-40 percent of income more than 30-40 percent of income towards housing coststowards housing costs

THENTHEN SSI recipients should pay no more SSI recipients should pay no more than $160-$220 towards housing coststhan $160-$220 towards housing costs

SSI recipients SSI recipients needneed subsidized housing subsidized housing programs – such as Section 8 (Housing programs – such as Section 8 (Housing Choice Voucher Program).Choice Voucher Program).

Federal Affordable Housing Federal Affordable Housing ProgramsPrograms

Key federal housing subsidy programsKey federal housing subsidy programs Housing Choice Voucher Program (Section 8)Housing Choice Voucher Program (Section 8) Public HousingPublic Housing Privately Owned HUD Assisted HousingPrivately Owned HUD Assisted Housing McKinney Homeless Assistance programs for Homeless People McKinney Homeless Assistance programs for Homeless People

with Disabilities (Shelter Plus Care program, Supportive Housing with Disabilities (Shelter Plus Care program, Supportive Housing Program, Section 8 SRO program)Program, Section 8 SRO program)

Section 811 Supportive Housing for Persons with Disabilities Section 811 Supportive Housing for Persons with Disabilities programprogram

Other federal affordable housing programOther federal affordable housing program Consolidated Plan Programs (HOME, CDBG, HOPWA)Consolidated Plan Programs (HOME, CDBG, HOPWA) Low Income Housing Tax Credit ProgramLow Income Housing Tax Credit Program

Housing Choice Voucher (Section Housing Choice Voucher (Section 8) Program 8) Program

Over 2,600 Public Housing Agencies administer Section 8 programsOver 2,600 Public Housing Agencies administer Section 8 programs Largest federal housing programLargest federal housing program Provides a “rent subsidy” based on (1) household income and (2) Provides a “rent subsidy” based on (1) household income and (2)

the cost of housingthe cost of housing Many PHAs have a poor Section 8 “success” ratesMany PHAs have a poor Section 8 “success” rates New “use it or lose it” HUD policyNew “use it or lose it” HUD policy PHAs with utilization <97% can’t apply for new vouchersPHAs with utilization <97% can’t apply for new vouchers

Even if waiting lists are long!Even if waiting lists are long! Over 60,000 vouchers available for people with disabilities since Over 60,000 vouchers available for people with disabilities since

1997.1997. Over 470 PHAs have these vouchers.Over 470 PHAs have these vouchers. PHAs not required to apply for them. PHAs not required to apply for them. Non-profits can apply for a small number of vouchers each year.Non-profits can apply for a small number of vouchers each year. List of these vouchers are available on TAC’s website.List of these vouchers are available on TAC’s website.

Benefits of Section 8Benefits of Section 8

People can rent/own housing of their People can rent/own housing of their choicechoice in communities of their choice in communities of their choice

It is It is permanentpermanent, , long-termlong-term, and , and affordableaffordable It is It is independentindependent housing which can be housing which can be

linked with – but is separate from – flexible linked with – but is separate from – flexible services and supportsservices and supports

How Does the Section 8 Program How Does the Section 8 Program Actually Work?Actually Work?

Households apply to get on PHA Section 8 waiting list – Households apply to get on PHA Section 8 waiting list – sometimes lists are closed!sometimes lists are closed!

Once selected from the waiting list, household is “issued” Once selected from the waiting list, household is “issued” a Section 8 vouchera Section 8 voucher

Household has 60-120 days (or more) to search for Household has 60-120 days (or more) to search for housing which meets Section 8 requirementshousing which meets Section 8 requirements

Rent is within Fair Market Rent limitsRent is within Fair Market Rent limits Rent is “reasonable” based on market Rent is “reasonable” based on market Unit passes Housing Quality Standards inspectionUnit passes Housing Quality Standards inspection Landlord agrees to accept Section 8 paymentsLandlord agrees to accept Section 8 payments

PHA subsidy paid directly to landlordPHA subsidy paid directly to landlord Tenant rent paid directly to landlordTenant rent paid directly to landlord

Other Section 8 RulesOther Section 8 Rules

Tenants will pay between 30 and 40 percent of income Tenants will pay between 30 and 40 percent of income upon move-inupon move-in

Tenant may pay more than 40 percent only if required by Tenant may pay more than 40 percent only if required by a rent increasea rent increase

When tenant moves, voucher moves with them (tenant When tenant moves, voucher moves with them (tenant based assistance)based assistance)

Section 8 voucher is “portable” anywhere in the U.S. – Section 8 voucher is “portable” anywhere in the U.S. – One year geographic restriction adopted by PHA policyOne year geographic restriction adopted by PHA policy

Income targeting - 75% of a PHA’s Section 8 vouchers Income targeting - 75% of a PHA’s Section 8 vouchers must be provided to households below 30% of median must be provided to households below 30% of median income (Some PHAs seek exceptions to this rule)income (Some PHAs seek exceptions to this rule)

Reasonable Accommodation and Reasonable Accommodation and Reasonable ModificationReasonable Modification

Reasonable AccommodationReasonable Accommodation A change in rules, policies, practices, or A change in rules, policies, practices, or

services that may be necessary to provide a services that may be necessary to provide a person with a disability an equal opportunity to person with a disability an equal opportunity to obtain housing and to use and enjoy her home. obtain housing and to use and enjoy her home.

Examples: PHA allowing Section 8 vouchers to Examples: PHA allowing Section 8 vouchers to be used in congregate housing.be used in congregate housing.

Reasonable ModificationReasonable Modification Allow a person with a disability to alter their Allow a person with a disability to alter their

rental housing to meet his/her unique needs.rental housing to meet his/her unique needs. Examples of a modification: Installing a ramp or Examples of a modification: Installing a ramp or

a roll-in shower.a roll-in shower.

Strategies to Access the Section 8 Strategies to Access the Section 8 ProgramProgram

OutreachOutreach Accepting Applications Accepting Applications Waiting List PreferencesWaiting List Preferences Screening CriteriaScreening Criteria Payment StandardsPayment Standards Voucher SizeVoucher Size Housing Search AssistanceHousing Search Assistance

OutreachOutreach

OutreachOutreach Notifying the disability community before Notifying the disability community before

opening the Section 8 waiting list.opening the Section 8 waiting list. Providing training on the Section 8 application Providing training on the Section 8 application

process to the disability community and other process to the disability community and other interested parties.interested parties.

Accepting ApplicationsAccepting Applications Providing applications in Braille, large print, and Providing applications in Braille, large print, and

alternative formats.alternative formats. Providing assistance to complete the application.Providing assistance to complete the application. Allowing applications to be dropped off by a Allowing applications to be dropped off by a

friend, family member, advocate, etc.friend, family member, advocate, etc. Allowing applications to be mailed or faxed.Allowing applications to be mailed or faxed. Visiting the applicant’s home in order to Visiting the applicant’s home in order to

complete an application.complete an application. Allowing additional time to submit an application.Allowing additional time to submit an application. Allowing secondary contact person to be listed Allowing secondary contact person to be listed

on the application.on the application.

Waiting List PreferencesWaiting List Preferences

Allowable preferences for:Allowable preferences for: People with disabilitiesPeople with disabilities People who are homelessPeople who are homeless People in transitional housingPeople in transitional housing People receiving state-funded supportive People receiving state-funded supportive

servicesservices People with Medicaid WaiversPeople with Medicaid Waivers People receiving “Bridge” subsidiesPeople receiving “Bridge” subsidies People covered by the People covered by the OlmsteadOlmstead decision decision

Screening CriteriaScreening Criteria

Mandatory lifetime ban on assistance to persons Mandatory lifetime ban on assistance to persons convicted of manufacturing methamphetamines convicted of manufacturing methamphetamines and/or registered sex offenders.and/or registered sex offenders.

PHA may screen for other violent criminal activity. PHA may screen for other violent criminal activity. However, as a reasonable accommodation:However, as a reasonable accommodation:

PHA may consider the severity of crime, extent of culpability, PHA may consider the severity of crime, extent of culpability, evidence of rehabilitation, mitigating circumstances related to evidence of rehabilitation, mitigating circumstances related to disability of family memberdisability of family member . .

Allow for extra time to gather documentation for verification and Allow for extra time to gather documentation for verification and screening purposes.screening purposes.

Payment Standards (PS)Payment Standards (PS)

PHA may set the rent standard (PS) between PHA may set the rent standard (PS) between 90-110% of Fair Market Rent (FMR)90-110% of Fair Market Rent (FMR)

There are exceptions:There are exceptions: PHA may provide an exception PS for a person with a PHA may provide an exception PS for a person with a

disability up to 110% of FMR.disability up to 110% of FMR. PHA may request an exception PS up to 120% from PHA may request an exception PS up to 120% from

HUD Field Office as a reasonable accommodation for HUD Field Office as a reasonable accommodation for a person with a disability.a person with a disability.

PHA may request an exception PS above 120% of PHA may request an exception PS above 120% of FMR from HUD HQ as a reasonable accommodation FMR from HUD HQ as a reasonable accommodation for a person with a disability.for a person with a disability.

Voucher SizeVoucher Size

Most PHAs allowMost PHAs allow 1 bedroom for 1-2 persons.1 bedroom for 1-2 persons. Additional bedroom(s) for persons of different sex, Additional bedroom(s) for persons of different sex,

age.age.

PHAs must provide for exceptions as reasonable PHAs must provide for exceptions as reasonable accommodation.accommodation. Example: Live-in AideExample: Live-in Aide Example: Medical equipmentExample: Medical equipment

PHA may also provide exception utility PHA may also provide exception utility allowance as a reasonable accommodation.allowance as a reasonable accommodation.

Housing Search AssistanceHousing Search Assistance

PHAs can:PHAs can: Provide extensions on housing search times Provide extensions on housing search times

(even beyond 120 days).(even beyond 120 days). Assist applicants gain access to supportive Assist applicants gain access to supportive

services.services. Identify funding sources for cost of unit Identify funding sources for cost of unit

modifications.modifications. Provide search assistance.Provide search assistance. Provide higher PS for accessible units provide Provide higher PS for accessible units provide

TA to owners on reasonable accommodation.TA to owners on reasonable accommodation.

Public HousingPublic Housing

Public Housing Agencies (PHA) also operate Public Public Housing Agencies (PHA) also operate Public Housing units.Housing units.

There are over 3,200 PHAs nationally There are over 3,200 PHAs nationally • Some States are PHAs (See Opening Doors #22)Some States are PHAs (See Opening Doors #22)• Some County PHAsSome County PHAs• Local PHAsLocal PHAs

Approximately 550,000 studio and one bedroom Approximately 550,000 studio and one bedroom Public Housing units Public Housing units

100,000 units now converted to “elderly only” housing100,000 units now converted to “elderly only” housing To apply, persons with disabilities should contact their To apply, persons with disabilities should contact their

local PHA. (see HUD Website)local PHA. (see HUD Website)

Privately Owned HUD Assisted Privately Owned HUD Assisted HousingHousing

This type of rental housing is owned by private This type of rental housing is owned by private landlords and has a HUD rental subsidy attached to landlords and has a HUD rental subsidy attached to the unit. the unit.

Approximately 550,000 studio and one bedroom unitsApproximately 550,000 studio and one bedroom units At least 300,000 converted to “elderly only”At least 300,000 converted to “elderly only” HUD maintains a database of HUD assisted housing HUD maintains a database of HUD assisted housing

on its website.on its website. To apply, persons with disabilities should contact the To apply, persons with disabilities should contact the

specific building and its management company.specific building and its management company.

McKinney Homeless Assistance McKinney Homeless Assistance ProgramsPrograms

McKinney funds include the Supportive Housing McKinney funds include the Supportive Housing Program, the Shelter Plus Care Program and the Program, the Shelter Plus Care Program and the Section 8 Moderate Rehab SRO Program.Section 8 Moderate Rehab SRO Program.

All of these programs can be used to create All of these programs can be used to create permanent housing for disabled homeless permanent housing for disabled homeless individuals and families. (typically attached to individuals and families. (typically attached to services)services)

McKinney funds create more than 10,000 new McKinney funds create more than 10,000 new subsidies per year.subsidies per year.

Contact the Continuum of Care in your Contact the Continuum of Care in your community to locate these targeted housing community to locate these targeted housing resources.resources.

Section 811 Supportive Housing for Section 811 Supportive Housing for Persons with Disabilities ProgramPersons with Disabilities Program

Two components – tenant-based and project-based Two components – tenant-based and project-based Competitively awarded through the HUD Super NOFACompetitively awarded through the HUD Super NOFA 1,800 new units developed each year1,800 new units developed each year 2,000 new rent tenant-based subsidies each year2,000 new rent tenant-based subsidies each year Project-based provides capital and operating supportProject-based provides capital and operating support Tenant-based (Mainstream Vouchers) provide rental subsidy Tenant-based (Mainstream Vouchers) provide rental subsidy

targeted to persons with disabilitiestargeted to persons with disabilities HUD provides a database of 811 funded projects on its website.HUD provides a database of 811 funded projects on its website. TAC provides a list of PHAs and nonprofits that administer TAC provides a list of PHAs and nonprofits that administer

Mainstream vouchers.Mainstream vouchers. To apply, persons with disabilities should contact the specific To apply, persons with disabilities should contact the specific

building/ management company for projects and either the PHA building/ management company for projects and either the PHA or Non-Profit for the Mainstream vouchers.or Non-Profit for the Mainstream vouchers.

Other Federal Housing ProgramsOther Federal Housing Programs

HUD’s Consolidated Plan ResourcesHUD’s Consolidated Plan Resources HOME ProgramHOME Program Community Development Block GrantCommunity Development Block Grant Housing Opportunities for People with AIDS (HOPWA)Housing Opportunities for People with AIDS (HOPWA) Emergency Shelter Grant (ESG)Emergency Shelter Grant (ESG)

U.S. Department of the Treasury – Internal Revenue Service’s Low U.S. Department of the Treasury – Internal Revenue Service’s Low Income Housing Tax Credit ProgramIncome Housing Tax Credit Program

State Housing Agencies administer these tax credit resources State Housing Agencies administer these tax credit resources that support the development of affordable housing.that support the development of affordable housing.

The Qualified Allocation Plan (QAP) determines how a State will The Qualified Allocation Plan (QAP) determines how a State will use these TC resources.use these TC resources.

HUD’s Consolidated Plan HUD’s Consolidated Plan

The ConPlan controls 4 HUD programsThe ConPlan controls 4 HUD programs HOME programHOME program Community Development Block Grant programCommunity Development Block Grant program Housing Opportunities for Persons with AIDSHousing Opportunities for Persons with AIDS Emergency Shelter Grant programEmergency Shelter Grant program

States and “entitlement communities” (CDBG) States and “entitlement communities” (CDBG) and/or “participating jurisdictions (HOME) cannot and/or “participating jurisdictions (HOME) cannot receive these funds unless they have a HUD receive these funds unless they have a HUD approved ConPlanapproved ConPlan

Sample Consolidated Plan Sample Consolidated Plan FundsFunds

Jurisdiction CDBG HOME ESG HOPWA Total

New York, NY $222,630,370 $129,144,702 $7,480,000 $60,315,000 $419,570,072 Los Angeles, CA $89,171,936 $44,950,039 $3,121,000 $10,489,000 $147,731,975 Chicago, IL $102,364,000 $33,010,924 $3,744,000 $5,514,000 $144,632,924 Houston, TX $36,992,000 $14,735,474 $1,230,000 $5,069,000 $58,026,474 Boston, MA $24,669,000 $8,751,326 $854,000 $2,477,000 $36,751,326 Phoenix, AZ $20,730,000 $7,439,181 $541,000 $1,377,000 $30,087,181 Miami, FL $10,132,000 $5,140,914 $440,000 $10,617,000 $26,329,914 Seattle, WA $15,083,000 $4,748,477 $510,000 $1,700,000 $22,041,477 Denver, CO $11,178,000 $4,595,528 $378,000 $1,412,000 $17,563,528 Memphis, TN $10,037,000 $5,097,645 $389,000 $1,242,000 $16,765,645 Charlotte, NC $5,653,000 $2,849,690 $166,000 $562,000 $9,230,690

For more information, see HUD’s Community Planning and Development Program 2003 Formula Allocations online: http://www.hud.gov/offices/cpd/about/budget/budget03/index.cfm

The Consolidated Plan and HOME The Consolidated Plan and HOME FundingFunding

HOME is the largest federal block grant to State HOME is the largest federal block grant to State and local government used exclusively to create and local government used exclusively to create affordable housing for low income householdsaffordable housing for low income households

HOME funds are prioritized and made available HOME funds are prioritized and made available through the HUD mandated Consolidated Plan through the HUD mandated Consolidated Plan processprocess

HOME funds can be used for:HOME funds can be used for: Rental housing acquisition and/or rehabilitationRental housing acquisition and/or rehabilitation New construction of rental housingNew construction of rental housing Tenant based rental assistanceTenant based rental assistance Homeownership activitiesHomeownership activities

How the HOME Program Really How the HOME Program Really Works!Works!

Most HOME funding is spent on households above 30 Most HOME funding is spent on households above 30 percent of median income (NOTE: SSI = to 18 percent percent of median income (NOTE: SSI = to 18 percent of median)of median)

Almost half of HOME funds are spent on homeownership Almost half of HOME funds are spent on homeownership programsprograms

HOME funded rental housing must remain “affordable” HOME funded rental housing must remain “affordable” for 5-20 years, depending on circumstancesfor 5-20 years, depending on circumstances

Most “affordable” rental housing developed with HOME Most “affordable” rental housing developed with HOME funds is not affordable to the lowest income households funds is not affordable to the lowest income households (e.g. 1 BR HOME rent in Phoenix @ $500+)(e.g. 1 BR HOME rent in Phoenix @ $500+)

HOME must be linked with HUD McKinney-Vento HOME must be linked with HUD McKinney-Vento programs, Section 8 vouchers, or used as tenant based programs, Section 8 vouchers, or used as tenant based rental assistance in order to ensure affordability for most rental assistance in order to ensure affordability for most persons with disabilitiespersons with disabilities

Getting InvolvedGetting Involved

Contact CD officials in charge of ConPlan to learn:Contact CD officials in charge of ConPlan to learn: The annual schedule for submission to HUDThe annual schedule for submission to HUD The amount of HOME funding (and CDBG)The amount of HOME funding (and CDBG) Citizen Participation Plan requirements and process for Citizen Participation Plan requirements and process for

“consultation” with service providers“consultation” with service providers Get copies of:Get copies of:

5 year housing strategy5 year housing strategy One Year Action PlansOne Year Action Plans Citizen Participation Plan and Performance ReportsCitizen Participation Plan and Performance Reports

Identify what affordable housing is being created with Identify what affordable housing is being created with ConPlan funds and learn about how to access these ConPlan funds and learn about how to access these units.units.

Low Income Housing Tax Credit Low Income Housing Tax Credit ProgramProgram

Low Income Housing Tax Credits – Cover up to 40 percent of rental Low Income Housing Tax Credits – Cover up to 40 percent of rental housing development costshousing development costs

The Qualified Allocation Plan (QAP) determines how a State will use The Qualified Allocation Plan (QAP) determines how a State will use the Tax Credit resources. (i.e. preferences and set-asides)the Tax Credit resources. (i.e. preferences and set-asides)

Most “affordable” rental housing developed with tax credits are not Most “affordable” rental housing developed with tax credits are not affordable to the lowest income householdsaffordable to the lowest income households

Tax credit projects must also be linked with HUD McKinney-Vento Tax credit projects must also be linked with HUD McKinney-Vento programs, Section 8 vouchers, or used as tenant based rental programs, Section 8 vouchers, or used as tenant based rental assistance in order to ensure affordability for persons with assistance in order to ensure affordability for persons with disabilities in these units. disabilities in these units.

Contact your State’s HFA to find out where these tax-credit financed Contact your State’s HFA to find out where these tax-credit financed rental housing is located. rental housing is located.

To apply, persons with disabilities should contact the specific To apply, persons with disabilities should contact the specific building and its management company.building and its management company.

Other Housing Efforts in Your Other Housing Efforts in Your CommunityCommunity

State Affordable Housing CoalitionsState Affordable Housing Coalitions Community Development Corporations Community Development Corporations Local Housing Counseling Agencies Local Housing Counseling Agencies

(database available on HUD website)(database available on HUD website) National Nonprofits (i.e. LISC, CSH, NRC)National Nonprofits (i.e. LISC, CSH, NRC) Refer to Related Documents for Useful Refer to Related Documents for Useful

Websites. Websites.