Housing 101

Why is Housing a barrier? Affordable and Accessible Housing is hard to obtain. Waiver and MFP participants for the most part have limited incomes. Participants can’t afford rent and other needs like utilities. It may take up to a few years for somebody to reach the top of a subsidized waiting list. Landlords may not want to modify their rental stock to make units accessible as this process can be very expensive.

Is Subsidized Housing the Answer? The answer is yes if it is an available choice, because an individual would only have to pay 30% of their adjusted monthly income. Additionally an individual who pays medical expenses out of pocket can have these amounts deducted. Other programs like Low Income Energy Assistance Program(LIEAP) can be used in conjunction with subsidized housing and help individuals with their heating and electric bills.

What are the types of Subsidized Housing Section 8 Housing Choice Voucher Public Housing Project Based Section 8 Housing Low Income Housing Tax Credit Units (LIHTC) Veterans Affairs Supportive Housing (VASH) 811 Project Based Rental Assistance Program (811 PRA): Section 202 Section 521 Housing

Types of Subsidized Rents Income based rent Tenant pays 30% of their income for rent HUD/USDA pays difference between 30% and total rent All PHA Programs: Housing Choice Voucher Program, Public Housing Project-based Section 8, Section 202 and 811

…. Flat rent Tenant pays a rent that is less than market value Owner does not get any additional rent Rent may be more than 30% of tenant’s income Some HUD/USDA Multifamily Housing, LIHTC

Housing Choice Vouchers(Section 8) Tenant based Subsidy is tied to the person Subsidy is portable and can move with the person(within program limits)

Project Based Section 8 Housing Project Based Specific building/unit is subsidized Person must live in the building/unit in order to get assistance with rent Multifamily rental housing

Public Housing Public Housing Authority(PHA) owned and operated project based rental assistance units. Individuals must earn less then 80 percent of Area Median Income(AMI)

Low Income Tax Credit Units (LIHTC) The Low Income Housing Tax Credit Program (LIHTC) offers a funding stream supporting the development of new housing units. Tax credit properties offer units that are affordable for households at 50% and 60% of median family income for the area. This is more affordable than market rate units, but is out of reach for a household living on an SSI income.

Veterans Affairs Supportive Housing (VASH) This program combines Housing Choice Voucher rental assistance for homeless veterans with case management and clinical services provided by the Department of Veterans Affairs. Department of Veterans Affairs The Montana Department of Commerce Rental Assistance Bureau provides this rental assistance for eligible veterans across the state, except Billings.

811 Project Based Rental Assistance Program (811 PRA): Coming Soon… Project Based To be eligible individual must be between years of age, disabled and receiving or be eligible to receive Medicaid, services and supports provided by DPPHS Individuals must have extremely low incomes - at or below 30% AMI, and be in a qualified waiver

Section 202 Project Based To be eligible at least one individual must be 62 and older A couple examples in Montana are Aspen Village (Helena), and Portage Apartments (Great Falls) and Van Ee Apartments (Kalispell).

Section 521 U.S.D.A Housing Rental Assistance program Project Based Eligibility requirements: Persons with very low and low incomes, the elderly, and persons with disabilities, are eligible if they are unable to pay the basic monthly rent within 30 percent of adjusted monthly income.

Reasonable Accommodation A reasonable accommodation is a reasonable change to rules, policies, practices and procedures, if needed, to enable a person with disabilities to have an equal opportunity to use and enjoy the facilities or programs. Examples: Housing development has a no pets rule. The rule could be modified to allow a person who uses a service or guide dog or a companion animal to live in the development

Reasonable Modification Reasonable Modification is a structural change made to existing premises, occupied or to be occupied by a person with a disability, in order to afford such person full enjoyment of the premises. Reasonable modifications can include structural changes to interiors and exteriors of dwellings and to common and public use areas.

What is Reasonable? Accommodation or modifications do not have to be made if they: Result in a fundamental alteration to the program Pose an undue financial and administrative burden Whether something is reasonable or not depends on the specific situation at the time the need for the accommodation or modification has been made.

Fair Housing Questions and Tenant Rights? Local Public Housing Authorities Landlord Tenant Act in the Montana Code Annotated montanafairhousing.org

Phases of Moving into Subsidized Housing Pre-tenancyMove-in On-going Tenancy

Pre-Tenancy Phase Includes all of the tasks and activities leading up to the actual move in. Begins with housing application and ends when housing unit is selected and ready for move in. Staff should develop a thorough knowledge of:  Housing  Eligibility criteria for all possible options  Application requirements and process  Available units  Services  Eligibility criteria for all possible options: Benefits/entitlements; Mainstream services; Medicaid services and waiver programs

Pre-Tenancy Tasks Performing initial Housing Assessment Determining eligibility for housing and services Understanding the role and responsibilities of being a tenant Completing the housing application Assessing strengths, preferences, housing and tenant barriers Planning for support and service needs Housing search Choosing a unit

Conducting Housing Assessment Housing-based assessments focus on:  Housing-specific knowledge, skills and resources needed to choose, attain and maintain housing  Tenant selection and housing retention barriers  Personal criteria for housing (people, place, activities and resources directly related to housing success and satisfaction)  Issues and needs related to disability, health condition and age (older adults) are considered in terms of possible impact on housing support needs

Tenant Screening Barriers These barriers focus on housing and not a disability or health condition, and may cause an applicant to be ‘screened out’ or denied housing. Landlords screen to reduce risks to loss of income, disruptions or property damage.  Income: does the person meet the income eligibility criteria?  Rental history: landlord references, history of evictions  Credit history  Criminal history

Housing Retention Barriers Barriers related to the applicant’s ability to understand and meet the conditions of the lease  Explicit expectations include payment of rent, upkeep of unit, following rules of the property  Being a respectful neighbor, maintaining property, understanding landlord-tenant rights and responsibilities  Personal preferences include those aspects that contribute to satisfaction and enjoyment where one is living. When we don’t like where we live, we may act in ways that reflect this and may jeopardize housing.

Housing Search 1. Local Public Housing Authorities (PHAs) t.cfm t.cfm 2. Human Resource Development Councils (HRDC’s) HRDC HRDC 3. Project Based Section 8 Properties State of Montana Housing Choice Voucher Program Other privately owned subsidized housing T%2CMontana T%2CMontana 6. Additional Housing Resources:

Move in Phase Covers all tasks and issues leading up to and including the actual move and initial settling in time. Begins with lease signing and ends when person has settled in and adjusted to new home. Many details to be arranged and attended to:

Key Move-in Tasks Update Housing Assessment to address the key tasks Continued education on tenancy rights, responsibilities and lease requirements Assistance with obtaining security deposits, securing furniture and other household items Assisting to set up telephone and utilities

Key On-going Tenancy Tasks Updating assessment Maintaining Annual requirements for Subsidized Housing Skill building to promote competence and self sufficiency in managing apartment  Financial literacy, budgeting, paying rent and bills  Apartment upkeep  Household and personal safety  Good neighbor

MFP Housing Bridge Assistance  The Housing Bridge Assistance Policy has been finalized and approved.  Housing Bridge Assistance Program has been established utilizing short term, one-time only funding, appropriated by the Montana Legislature for SFY 2014 and SFY  It can be used to provide short term housing assistance for MFP participants until they are eligible to receive other housing assistance.

Prescreen MFP Referrals Application Process Section 8 Housing Choice Voucher (HCV) and/or other subsidized Housing. Montana Department Of Commerce Screening Landlord Agreement Housing Quality Standards (HQS) Inspection Approval Housing Bridge Assistance Process

…. Please contact Brian Barnes for additional information concerning the MFP Housing Bridge Assistance and for a participant application. Phone:

Questions? ????