1. P ERMANENT A FFORDABLE H OUSING R ESOURCES FOR P EOPLE WITH S UBSTANCE U SE D ISORDERS

2. Introduction Diane Dressler, Senior Associate Community Life Resources diane@communityliferesources.com 757-774-8580 2

3. Learning Objectives As a result of this session, participants will be able to: ▫Describe permanent affordable housing programs, including eligibility criteria ▫Identify possible resources for people in need of affordable housing when leaving assistance through substance use disorder systems 3

4. Affordable Housing for People with Substance Use Disorders Affordable housing programs are available to low income people with substance use disorders Criminal background, credit problems and poor rental history can present a challenge Current participation in a recovery program is considered when determining eligibility Co-occurring disability can qualify a person for additional resources 4

5. Introducing Amanda 27 year old divorced mother with 3 year old son Living in Cumberland, MD Addiction to benzodiazepines and heroin Convicted of heroin possession 18 months ago – son placed in foster care Completed residential treatment 9 months ago Currently living in recovery housing – program limit is 1 year 5

6. Introducing Amanda Very motivated to reunite with son – must have decent, safe permanent housing Working with her care coordinator, used ATR funds to complete a CNA course Currently working as an aide in a local nursing facility making $11.50 6

7. Introducing Michael 27 year old Marine veteran Single, living in Baltimore MD 3 deployments to Afghanistan – diagnosed with PTSD Honorable discharge from service Auto accident after discharge resulted in left leg amputation Addiction to prescription pain medication and alcohol 7

8. Introducing Michael Unemployed and homeless prior to residential treatment for SUD Receives SSI - $710.00/month Needs permanent housing Needs in-home supports for physical disability 8

9. Affordable Housing Programs Target low income households based on Area Median Income (AMI) Began in 1937 to address housing need during the Great Depression Specialized programs (disabilities, elderly, veterans, exiting foster care) developed as a result of advocacy 9

10. Area Median Income Area Median Income (AMI) is the mid-point where 50% of households earn more than median income and 50% earn less income for a household ▫Household income = combined income of all adults living in the unit HUD AMI data: http://www.huduser.org/portal/datasets/il/il13/in dex.html http://www.huduser.org/portal/datasets/il/il13/in dex.html 10

11. Income Threshold Example 1-Person Household 2-Person Household Jurisdiction Area Median Income (AMI) Income Limit 30% Baltimore Metro Area $85,600 $18,000 $20,600 Washington, D.C. Metro Area $107,300 $22,550 $25,800 11

12. HUD Definition of Disability A physical, mental, or emotional impairment that: (A) Is expected to be of long-continued and indefinite duration; (B) Substantially impedes his or her ability to live independently, and (C) Is of such a nature that the ability to live independently could be improved by more suitable housing conditions; or Has a developmental disability as defined in 42 U.S.C. 6001.42 U.S.C. 6001 Does not exclude persons who have the disease of acquired immunodeficiency syndrome or any conditions arising from the etiologic agent for acquired immunodeficiency syndrome. 12

13. Examples of Disability Spinal cord injury Limb amputation Sensory impairment: blind; deaf/hard of hearing Physical disability Cerebral palsy Multiple sclerosis Intellectual disability Autism Developmental Disability (occurring before age21) Bi-polar disorder Depression PTSD Mental Illness Emphysema Condition requiring dialysis Chronic health condition Substance use disorder and any of the above Co-occurring Disability 13

15. Housing Affordability No more than 30% of monthly income for rent/mortgage and utilities combined ▫National average hourly wage is $14.32 or 2,400/month  30% of national avg. hourly wage = $720/month ▫Federal minimum hourly wage is $7.25 or 1,200/month  30% of minimum federal hourly wage = $360 ▫SSI recipients = $710/month (2013 Federal payment)  30% of SSI = $213/month 15

16. Renting: What is a Rent Subsidy? Tenant’s share of the rent + utilities equals 30% to 40% of household income ▫Tenant’s share of the rent increases/decreases with income Subsidy pays remaining rent Subsidy comes from state or federal agency through a local housing provider such as a public housing agency (PHA) 16

17. What is a Rent Subsidy? Applicant’s income= $710 per month 30% of income= $213 per month (rent paid by consumer to landlord) ___________________________________ Apartment rent = $900 per month Applicant’s share= -$213 per month ___________________________________ Subsidy= $687 per month paid to landlord by government 17

18. Rental Assistance (Subsidy) Project-Based Rental Assistance (PBRA) Tenant-Based Rental Assistance (TBRA) 18

19. Tenant-Based Rental Assistance (TBRA) Participants locate housing of their choice in the community “Portable” - If the participant moves, the subsidy moves with them 19

20. Types of Tenant Based Rental Assistance (TBRA) Section 8 Housing Choice Vouchers (HCV) ▫“Fair Share” ▫VASH – Veterans Affairs Supportive Housing ▫FUP – Family Unification Program ▫NED – Non-elderly Disabled State or local funded TBRA 20

21.  HUD Rental assistance program administered by local public housing agencies (PHA)  Household pays 30% of income for rent and utilities, voucher pays the rest  Must be at least 18 years old to apply  Apply at the public housing agency where the person lives and/or works  Find your local PHA here: www.hud.gov/offices/pih/pha/contacts/states/md.cfm www.hud.gov/offices/pih/pha/contacts/states/md.cfm Housing Choice Voucher (Section 8)

22. Provide a secondary contact: e.g., family member, care coordinator Notify the housing office of any change in address Identify if applicant has a disability ▫Will provide an extra bedroom (no additional rent) for a live-in care giver or large medical equipment if medical documentation supports the need Housing Choice Voucher

23. Project-Based Rental Assistance (PBRA) Subsidies are tied to a unit in a building To receive assistance, must live in that unit 23

24. Types of Project Based Rental Assistance (PBRA) Public Housing Section 8 project-based assistance (PBV) HUD Section 811 Project Rental Assistance Demonstration 24

25. HUD 811 Project Rental Assistance (PRA) New rental assistance program Eligibility ▫Person with a disability receiving Medicaid and eligible for long term supports and services ▫Age 18 to 61 at time of leasing ▫Income at or below 30% AMI Tenant pays 30% of income for rent and utility allowance, PRA pays remaining rent Assistance only at specified affordable housing properties Registry will likely open summer 2014 –care coordinator must enroll person 25

26. Affordable “Flat” Rent Programs Property owner commits to providing units at a rent that is lower than the “market rent” In exchange, the Owner receives capital dollars, tax credits or other benefits to build affordable housing Rent is affordable to persons in a certain income group – i.e. 30% to 60% AMI Rent is fixed based on what is affordable at AMI, not adjusted based on household income 26

28. Developing a Housing Strategy What is the person’s income? Which cities and/or towns meet the person’s preferences and needs? What size unit? Are special design features needed such as accessibility? Does the person qualify for any preferences or priorities? Does the person have a preference for project- or tenant-based housing? Does the person have any identified barriers to housing such as criminal background, poor credit or poor rental history? 28

29. Public Housing Agencies (PHAs) Administer housing programs ▫Tenant-based programs ▫Project-based Programs ▫Public Housing www.hud.gov/offices/pih/pha/contacts/states/md.cfm Website lists programs offered by the PHA as follows: ▫Low-rent = public housing only ▫Section 8 = Housing Choice Vouchers only ▫Both Programs 29

30. Applying for PHA Programs Apply at local PHA where person lives and/or works May have separate waiting lists for each program ▫Apply to all open project-based, tenant-based and public housing waiting lists May have other programs available such as state funded rental assistance or homeless assistance – ASK if there are other programs 30

31. Applying to Private Multi-family Developments Lists of developments at can be obtained through Maryland Department of Housing and Community Development at http://dhcd.maryland.gov/Website/programs/lihtc/Def ault.aspx#recipient http://dhcd.maryland.gov/Website/programs/lihtc/Def ault.aspx#recipient Affordable rental units in Maryland are listed at www.mdhousingsearch.org www.mdhousingsearch.org Call, write, visit or “Google” the developments 31

32. Application Process PHA/Housing Provider determines process for accepting applications Waiting lists almost always exist - not always open Application is generally a written application submitted in-person, through mail or on-line GET A RECEIPT! 32

33. Check for Possible Program-Specific Eligibility Restrictions Income requirements ▫Low (80% AMI) ▫Very Low (50% AMI) ▫Extremely Low (30% AMI) Some are restricted to elderly (over 62) Some have preferences for people with disabilities 33

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35. Credit and Criminal Background Screening Criteria By PHA for voucher and public housing By property manager for voucher, fixed rent and other affordable housing programs How? Lifetime sex offense registration requirement Methamphetamine production on federally- assisted housing property MUST DENY: Two “never” convictions for federally-assisted housing Currently engaging in illegal drug activity, fugitive felon, parole violator, evicted from federally-assisted housing due to drug- related criminal activity within last 3 years Reasonable cause to believe person is a danger MAY DENY: Other federally-assisted housing restrictions 35

36. Substance Abuse Screening Housing providers and programs may screen (and deny) for: Illegal use of controlled substances within one year unless applicant can demonstrate that s/he:  Has an addiction to a controlled substance, has a record of such an impairment, or is regarded as having such an impairment; and  Is recovering, or has recovered from, such addiction and does not currently use or possess controlled substances. ▫The housing provider may require applicant to submit evidence of participation in, or successful completion of, a treatment program 36

37. Other Screening Issues History of disturbing the neighbors History of destroying property History of poor housekeeping History of nonpayment of rent Lying on the application Discharged from federally- assisted housing in the past Fraud, bribery or any other corrupt or criminal act related to any federal housing program Applicants can be denied if history demonstrates inability to uphold lease 37

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39. Substantiating Recovery Demonstrating SUD ▫Medical records; and/or ▫Court documentation Evidence of recovery ▫Medical documentation; and ▫Absence of arrest or conviction 39

40. “ A change in rules, policies, practices, or services so that a person with a disability will have an equal opportunity to use and enjoy a dwelling unit or common space.” Section 504 of Rehab Act Fair Housing Act Americans with Disabilities Act 40 Reasonable Accommodation

41. Examples  Extra bedroom if medical documentation supports need  Live-in care giver  Medical equipment  Allowance for service animal  Additional time to transition & find unit - HCV  Adjustment to rent payment standard - HCV Up to 110% FMR without special HUD permission 41 Reasonable Accommodation

42. Appeals Denial of eligibility (e.g., over income) Denial of qualification (e.g., criminal record) Denial of requested preference (e.g., disability) Denial of requested unit size Pay attention to timelines for appeals! 42

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