1. Affordable and Accessible Housing Strategies to Access Affordable Housing for Persons with Disabilities
James Yates
Technical Assistance Collaborative Inc.
Disability Program Navigator, Audio Conference Series
April 15, 2004

2. AGENDA Housing Affordability for Persons with Disabilities
Major Federal Housing Programs
- What they are?
- Strategies to access these programs for persons with disabilities.
Other Housing Efforts in Your Community

3. Housing Needs and Housing Affordability
Priced Out in 2002 Study
Released on May 30, 2002
Compares SSI income to housing costs
Nationally
By state
Locally in 2,702 housing market areas
Housing crisis for people with disabilities receiving SSI is worse than 2 years ago

4. Housing Needs and Housing Affordability
Priced Out in 2002 Findings
SSI means extreme poverty
Nationally, SSI income equal to 18 percent of median income
Average one bedroom rent is 105 percent of monthly SSI
Average studio rent is 89 percent of monthly SSI
SSI equal to earning $3.43 per hour
From , rents rose twice as fast as SSI cost-of-living adjustments
Only subsidized housing assistance can close the “housing affordability gap” for people with mental illness

5. Housing Needs and Housing Affordability
IF affordability is defined as paying no more than percent of income towards housing costs
THEN SSI recipients should pay no more than $160-$220 towards housing costs
SSI recipients need subsidized housing programs – such as Section 8 (Housing Choice Voucher Program).

6. Federal Affordable Housing Programs
Key federal housing subsidy programs
Housing Choice Voucher Program (Section 8)
Public Housing
Privately Owned HUD Assisted Housing
McKinney Homeless Assistance programs for Homeless People with Disabilities (Shelter Plus Care program, Supportive Housing Program, Section 8 SRO program)
Section 811 Supportive Housing for Persons with Disabilities program
Other federal affordable housing program
Consolidated Plan Programs (HOME, CDBG, HOPWA)
Low Income Housing Tax Credit Program

7. Housing Choice Voucher (Section 8) Program
Over 2,600 Public Housing Agencies administer Section 8 programs
Largest federal housing program
Provides a “rent subsidy” based on (1) household income and (2) the cost of housing
Many PHAs have a poor Section 8 “success” rates
New “use it or lose it” HUD policy
PHAs with utilization <97% can’t apply for new vouchers
Even if waiting lists are long!
Over 60,000 vouchers available for people with disabilities since 1997.
Over 470 PHAs have these vouchers.
PHAs not required to apply for them.
Non-profits can apply for a small number of vouchers each year.
List of these vouchers are available on TAC’s website.

8. Benefits of Section 8
People can rent/own housing of their choice in communities of their choice
It is permanent, long-term, and affordable
It is independent housing which can be linked with – but is separate from – flexible services and supports

9. How Does the Section 8 Program Actually Work?
Households apply to get on PHA Section 8 waiting list – sometimes lists are closed!
Once selected from the waiting list, household is “issued” a Section 8 voucher
Household has days (or more) to search for housing which meets Section 8 requirements
Rent is within Fair Market Rent limits
Rent is “reasonable” based on market
Unit passes Housing Quality Standards inspection
Landlord agrees to accept Section 8 payments
PHA subsidy paid directly to landlord
Tenant rent paid directly to landlord

10. Other Section 8 Rules
Tenants will pay between 30 and 40 percent of income upon move-in
Tenant may pay more than 40 percent only if required by a rent increase
When tenant moves, voucher moves with them (tenant based assistance)
Section 8 voucher is “portable” anywhere in the U.S. – One year geographic restriction adopted by PHA policy
Income targeting - 75% of a PHA’s Section 8 vouchers must be provided to households below 30% of median income (Some PHAs seek exceptions to this rule)

11. Reasonable Accommodation and Reasonable Modification
A change in rules, policies, practices, or services that may be necessary to provide a person with a disability an equal opportunity to obtain housing and to use and enjoy her home.
Examples: PHA allowing Section 8 vouchers to be used in congregate housing.
Reasonable Modification
Allow a person with a disability to alter their rental housing to meet his/her unique needs.
Examples of a modification: Installing a ramp or a roll-in shower.

12. Strategies to Access the Section 8 Program
Outreach
Accepting Applications
Waiting List Preferences
Screening Criteria
Payment Standards
Voucher Size
Housing Search Assistance

13. Outreach
Outreach
Notifying the disability community before opening the Section 8 waiting list.
Providing training on the Section 8 application process to the disability community and other interested parties.

14. Accepting Applications
Providing applications in Braille, large print, and alternative formats.
Providing assistance to complete the application.
Allowing applications to be dropped off by a friend, family member, advocate, etc.
Allowing applications to be mailed or faxed.
Visiting the applicant’s home in order to complete an application.
Allowing additional time to submit an application.
Allowing secondary contact person to be listed on the application.

15. Waiting List Preferences
Allowable preferences for:
People with disabilities
People who are homeless
People in transitional housing
People receiving state-funded supportive services
People with Medicaid Waivers
People receiving “Bridge” subsidies
People covered by the Olmstead decision

16. Screening Criteria
Mandatory lifetime ban on assistance to persons convicted of manufacturing methamphetamines and/or registered sex offenders.
PHA may screen for other violent criminal activity.
However, as a reasonable accommodation:
PHA may consider the severity of crime, extent of culpability, evidence of rehabilitation, mitigating circumstances related to disability of family member .
Allow for extra time to gather documentation for verification and screening purposes.

17. Payment Standards (PS)
PHA may set the rent standard (PS) between % of Fair Market Rent (FMR)
There are exceptions:
PHA may provide an exception PS for a person with a disability up to 110% of FMR.
PHA may request an exception PS up to 120% from HUD Field Office as a reasonable accommodation for a person with a disability.
PHA may request an exception PS above 120% of FMR from HUD HQ as a reasonable accommodation for a person with a disability.

18. Voucher Size Most PHAs allow
1 bedroom for 1-2 persons.
Additional bedroom(s) for persons of different sex, age.
PHAs must provide for exceptions as reasonable accommodation.
Example: Live-in Aide
Example: Medical equipment
PHA may also provide exception utility allowance as a reasonable accommodation.

19. Housing Search Assistance
PHAs can:
Provide extensions on housing search times (even beyond 120 days).
Assist applicants gain access to supportive services.
Identify funding sources for cost of unit modifications.
Provide search assistance.
Provide higher PS for accessible units provide TA to owners on reasonable accommodation.

20. Public Housing
Public Housing Agencies (PHA) also operate Public Housing units.
There are over 3,200 PHAs nationally
Some States are PHAs (See Opening Doors #22)
Some County PHAs
Local PHAs
Approximately 550,000 studio and one bedroom Public Housing units
100,000 units now converted to “elderly only” housing
To apply, persons with disabilities should contact their local PHA. (see HUD Website)

21. Privately Owned HUD Assisted Housing
This type of rental housing is owned by private landlords and has a HUD rental subsidy attached to the unit.
Approximately 550,000 studio and one bedroom units
At least 300,000 converted to “elderly only”
HUD maintains a database of HUD assisted housing on its website.
To apply, persons with disabilities should contact the specific building and its management company.

22. McKinney Homeless Assistance Programs
McKinney funds include the Supportive Housing Program, the Shelter Plus Care Program and the Section 8 Moderate Rehab SRO Program.
All of these programs can be used to create permanent housing for disabled homeless individuals and families. (typically attached to services)
McKinney funds create more than 10,000 new subsidies per year.
Contact the Continuum of Care in your community to locate these targeted housing resources.

23. Section 811 Supportive Housing for Persons with Disabilities Program
Two components – tenant-based and project-based
Competitively awarded through the HUD Super NOFA
1,800 new units developed each year
2,000 new rent tenant-based subsidies each year
Project-based provides capital and operating support
Tenant-based (Mainstream Vouchers) provide rental subsidy targeted to persons with disabilities
HUD provides a database of 811 funded projects on its website.
TAC provides a list of PHAs and nonprofits that administer Mainstream vouchers.
To apply, persons with disabilities should contact the specific building/ management company for projects and either the PHA or Non-Profit for the Mainstream vouchers.

24. Other Federal Housing Programs
HUD’s Consolidated Plan Resources
HOME Program
Community Development Block Grant
Housing Opportunities for People with AIDS (HOPWA)
Emergency Shelter Grant (ESG)
U.S. Department of the Treasury – Internal Revenue Service’s Low Income Housing Tax Credit Program
State Housing Agencies administer these tax credit resources that support the development of affordable housing.
The Qualified Allocation Plan (QAP) determines how a State will use these TC resources.

25. HUD’s Consolidated Plan
The ConPlan controls 4 HUD programs
HOME program
Community Development Block Grant program
Housing Opportunities for Persons with AIDS
Emergency Shelter Grant program
States and “entitlement communities” (CDBG) and/or “participating jurisdictions (HOME) cannot receive these funds unless they have a HUD approved ConPlan

26. Sample Consolidated Plan Funds
For more information, see HUD’s Community Planning and Development Program
2003 Formula Allocations online:

27. The Consolidated Plan and HOME Funding
HOME is the largest federal block grant to State and local government used exclusively to create affordable housing for low income households
HOME funds are prioritized and made available through the HUD mandated Consolidated Plan process
HOME funds can be used for:
Rental housing acquisition and/or rehabilitation
New construction of rental housing
Tenant based rental assistance
Homeownership activities

28. How the HOME Program Really Works!
Most HOME funding is spent on households above 30 percent of median income (NOTE: SSI = to 18 percent of median)
Almost half of HOME funds are spent on homeownership programs
HOME funded rental housing must remain “affordable” for 5-20 years, depending on circumstances
Most “affordable” rental housing developed with HOME funds is not affordable to the lowest income households (e.g. 1 BR HOME rent in $500+)
HOME must be linked with HUD McKinney-Vento programs, Section 8 vouchers, or used as tenant based rental assistance in order to ensure affordability for most persons with disabilities

29. Getting Involved Contact CD officials in charge of ConPlan to learn:
The annual schedule for submission to HUD
The amount of HOME funding (and CDBG)
Citizen Participation Plan requirements and process for “consultation” with service providers
Get copies of:
5 year housing strategy
One Year Action Plans
Citizen Participation Plan and Performance Reports
Identify what affordable housing is being created with ConPlan funds and learn about how to access these units.

30. Low Income Housing Tax Credit Program
Low Income Housing Tax Credits – Cover up to 40 percent of rental housing development costs
The Qualified Allocation Plan (QAP) determines how a State will use the Tax Credit resources. (i.e. preferences and set-asides)
Most “affordable” rental housing developed with tax credits are not affordable to the lowest income households
Tax credit projects must also be linked with HUD McKinney-Vento programs, Section 8 vouchers, or used as tenant based rental assistance in order to ensure affordability for persons with disabilities in these units.
Contact your State’s HFA to find out where these tax-credit financed rental housing is located.
To apply, persons with disabilities should contact the specific building and its management company.

31. Other Housing Efforts in Your Community
State Affordable Housing Coalitions
Community Development Corporations
Local Housing Counseling Agencies (database available on HUD website)
National Nonprofits (i.e. LISC, CSH, NRC)
Refer to Related Documents for Useful Websites.