1. Affordable Housing for People with Disabilities
Massachusetts Rehabilitation Commission
September 2016

2. Helping a Consumer Develop a Housing Strategy
1.Which cities and/or towns meet the consumer’s preferences and needs?
2.What size unit?
3.Does the consumer require any special design features such as accessibility?
4.Does the consumer qualify for any preferences or priorities?
5.Is there a preference for project- or tenant-based housing?

3. What is a Rent Subsidy?
Tenant’s share of the rent equals a percentage of tenant’s income, generally 30% although it may also be as high as 40%
Tenant’s share of the rent increases/decreases with income
Example:
Consumer’s income = $674 per month
30% of income = $202 per month (rent paid by consumer to landlord)
Apartment rent = $900 per month
- Consumer share= -$202 per month
Subsidy = $698 per month (subsidy paid to landlord by govt.)
Subsidy is paid by state or federal agency through a local housing provider such as a public housing authority

4. Subsidized Housing Providers
Three basic types of government funded housing that make rents affordable for low and moderate income people:
Public Housing
Vouchers
Multi-family subsidized housing

5. Project-based vs. Tenant-based Voucher Programs
Project-based programs = subsidy is attached to the housing unit
Public housing - Elderly/Disabled housing, Family Housing
MassHousing private developments
Tenant-based programs = subsidy moves with the tenant
Section 8 Housing Choice Voucher Program (HCVP)
  AHVP (Alternative Housing Voucher Program)
MRVP (Massachusetts Rental Voucher Program)

6. Public Housing Authorities
255 PHAs in Massachusetts
Operate state and federally-funded, tenant-based and project-based programs
PHA Programs include:
Project-based programs
Public Housing
Elderly/Disabled public housing
Tenant-based Programs
Section 8/Housing Choice Voucher Program
Alternative Housing Voucher Program (AHVP)
Massachusetts Rental Voucher Program

7. Assisted Private Developments
Approx. 900 developments across Massachusetts
HUD- and/or MassHousing Assisted developments
All project-based assistance
Some mixed income developments
Owners include private corporations, churches, nonprofits, CDCs and others
Information can be found at:

8. Regional Nonprofit Agencies
Nine regional nonprofit agencies
Eight administer tenant-based Housing Choice Voucher Programs (Section 8)
Many also have project-based housing

9. LHAND Special Purpose Housing Voucher
Eligibility
Between the age of 18-61
Person with a disability
Currently residing in an institution
Eligible for a housing choice voucher

10. Community Based Housing Program
CBH is a housing development program that provides capital funds to developers to set-aside units for persons with disabilities of any age. Units are fully accessible and affordable.
Eligibility:
Have a disability
Not a consumer od DDS or DMH
Are in an institution or at-risk of institutionalization

11. 811 Project Rental Assistance
Program will fund 190 units in MA which are project- based. These priority populations can also access 38 set aside mobile vouchers.
This housing is for consumers under 62 who are extremely low income and who meet one of the following priority populations:
1. Enrolled in the Money Follows the Person Demonstration and still in the facility
2. People residing in a long term care facility and eligible for an HCBS waiver
3. People residing in a long term care facility and not eligible for either the MFP Demonstration or the HCBS waiver
4. Living in the community and eligible for an HCBS waiver

12. Applying for Affordable Housing

13. Application Process
Applications Vary for the Different Housing Subsidy Programs
There is no one standard application that covers all programs
Please refer to handouts for specifics on each of the different programs and where to obtain the correct application
If you move after submitting an application it is your responsibility to inform the housing agency of your new address. Failure to do so can lead to being dropped from the waiting list.

14. Where to Begin Your local Public Housing Authority
Regional non-profit housing agency
Mass NAHRO centralized Section 8 wait list
Private multi-family developments
Masshousing.com
Massaccesshousingregistry.org

15. Eligibility Income requirements Age and/or Disability Requirements
Citizenship requirements (for some subsidy types)

16. Waiting Lists and Preferences/Priorities
Living in transitional housing
Living in a shelter
Living in substandard housing
Living in an abusive situation or homeless as a result of abuse
Displaced by fire or natural disaster
Eviction through no fault of tenant
Paying 50% or more of income for rent
Displaced by public action
Some medical emergencies (includes being in a nursing facility/institution for state-funded public housing)
Veterans
Local residents (living and/or working in the jurisdiction of the PHA)
Working households (must include people with disabilities) 

17. Screening Reasons may be screened out Criminal record (CORI)
Credit history
Tenancy history such as history of disturbing neighbors, poor housekeeping, destroying property, and non-payment of rent
Owing money to Public Housing Authorities
Current use of alcohol/drugs

18. Required Verifications
Citizenship Status
Age
Social Security Card
Income Verifications and Bank Accounts
Veteran Status
Disability Verification if Applicable
Verification of any Priority Status

19. Appeal of a Denial
You may appeal a denial. Denials are most frequently caused by:
Over-income
Criminal history
Not submitting all required documentation

20. Housing Discrimination
Applicants who believe they have been discriminated against on the basis of disability, race, sex or other protected characteristic may file a complaint with the following agencies as well as any local legal services agency.
Massachusetts Commission Against Discrimination
U.S. Department of Housing and Urban Development
Disability Law Center

21. Reasonable Accommodations
Accommodation: A change in rules, policy, or procedure to allow a person with a disability to participate.
Examples:
conducting a home visit to complete interview;
Providing alternative format for application;
Allowing larger unit to accommodate equipment or PCA

22. Reasonable Modification
A physical modification to a unit to allow maximum independence and use.
Examples
Provide a raised toilet seat
Install grab bars
Install automatic door openers

23. Personal Care Attendants
Live-in PCAs allowed
Live-in PCAs can be screened
PCA income should not be reviewed or included in rent calculation
PCA should not be on lease
Family members as live-in PCAs is complicated

24. Housing Search Best Practices
Keep a copy of every housing application and supporting documentation that is submitted
Put all requests or correspondence in writing and keep copies
Get supporting documentation (birth certificate, social security card, photo ID, citizenship documentation, proof of income and assets) as soon as housing search begins
Appeal everything
Ask questions until you understand
Meet given deadlines

25. Contact Information
Courtenay Loiselle:
Maggie Dionne: