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Presentation on theme: "SELF-DETERMINATION HOUSING PROJECT OF PENNSYLVANIA, INC."— Presentation transcript:


2 WHAT IS SDHP? Statewide non-profit organization that works to expand housing options for people with disabilities and older adults in Pennsylvania. Founded in 1994 and incorporated in 1998 Mission to promote self-determination and control in housing for older adults and people with disabilities

3 GOALS OF SDHP To bridge the information gap between the housing and disability communities To promote state and local partnerships and coalitions that enable people with disabilities to choose and control their own housing To increase the stock of affordable, accessible, and integrated housing To expand access to public and private housing programs for people with disabilities and older adults

4 POPULATIONS SERVED BY SDHP Individuals, families Groups and organizations, including people with disabilities, Advocates, Public agencies, government officials Service providers, Lenders, Builders, developers, architects Realtors Legal representatives

5 SDHP KEY ROLES Educator Policy maker Technical assistance provider Program Management PA Accessible Housing Program (PAHP) Regional Housing Coordinators (RHC) Fair Housing Education

6 PA ACCESSIBLE HOUSING PROGRAM (PAHP) Pennsylvania Department of Community and Economic Development (DCED) provides grants to local entities to carry out home modification programs Enable low and moderate-income persons with permanent disabilities to make their current home more accessible. SDHP contracts DCED to provide a home modification program in areas where local entities are not participating in the PAHP SDHP currently covers 45 counties including Lancaster, Lebanon and Berks Counties

7 PAHP SDHP provides applicants with assistance as needed in the following areas: Home modification assessments and recommendations Consumer information regarding alternatives to modifying their current residences Modification specifications and hiring of contractors Construction management Final inspections and close outs

8 PAHP ELIGIBILITY Applicant incomes fall at or below 80% of the median income or 235% of poverty level, which ever is higher, as set by HUD. An applicant must have a permanent disability that limits access to or use of the property. The homeowner must be current with the real estate taxes and cannot be in the process of foreclosure. Renters must have written approval from the landlord for modifications, and a commitment to correct any code violations. Note: PAHP funds cannot be used to modify units owned or operated by public housing authorities or a facility licensed by the Department of Public Welfare.

9 80% MEDIAN INCOME One person household size Berks County: $37,450 Lancaster County: $37,650 Lebanon County: $36,700

10 IMPORTANT INFORMATION Apply early Currently on a waitlist (avg. 12 months) first come first serve Home adaptations only No rehab work (roof repair, fencing, new driveways, air conditioning units) Focus is on consumer need and consumer control of the process Nursing Home Transition consumers have preference

11 SDHP CONTACT INFORMATION Voice: 610-873-9595 Toll-free:877-550-7347 717 E. Lancaster Avenue Downingtown, PA 19335

12 REGIONAL HOUSING COORDINATOR (RHC) PROGRAM A statewide program assisting to create a bridge between the Medicaid home and community based waiver programs and the housing sector throughout the Commonwealth. Developed by: Self-Determination Housing Project of PA, Inc Pennsylvania Housing Finance Agency Ten RHCs across the Commonwealth Region 9 consists of Berks, Lancaster, Lebanon, Chester and Schuylkill County


14 RHC PROGRAM Serves as a single point of contact for technical assistance and information related to housing and services for people with disabilities and older adults Educates program administrators and service providers to assist them with identifying housing resources in their region for people with disabilities Provides outreach by developing collaborative relationships with groups and agencies in their region who have contact with people with disabilities

15 RHC PROGRAM Supports the Nursing Home Transition Program Program that assists individuals leaving nursing facilities to return to the community of their choice State Program has transitioned over 11,000 individuals Conducts quarterly NHT collaborative meetings where best practices are shared and new information is provided Conducts PREPared Renter Program© training to service and housing providers

16 PREPARED RENTER PROGRAM© Also known as PREP© Train the trainer: topics cover Why affordability is the number one priority when renting housing Understanding how your credit, housing, and criminal history can affect your rental search How much rent can you really afford Creating a PREP© folder Finding the best way to talk to your landlord about problems How to deal with problem neighbor problems

17 RHC ROLES WITH HOUSING PROVIDERS Market vacant properties to Older Adults & Individuals with Disabilities Guidance on making units accessible Promote list of accessible units in the community, vacant or occupied Provide resource connections to landlords for their tenants Educate on voucher options for rental payments Landlord Forums Fair Housing Regulations

18 FAIR HOUSING EDUCATION Fair Housing Act Title VIII Civil Rights Act of 1968 as amended in 1988 The Architectural Barriers Act, 1968 Section 504 of the Rehabilitation Act of 1973 Americans with Disability Act, 1990 PA Human Relations Act 1955 Local Fair Housing Ordinances or City Codes

19 FAIR HOUSING ACT Title VIII of the Civil Rights Act of 1968, as amended, Fair Housing Act (FHA), makes it unlawful to discriminate against individuals in housing transactions based on: Race Color Religion Sex National Origin Familial Status Disability

20 PENNSYLVANIA HUMAN RELATIONS ACT The Pennsylvania Human Relations Act offers legal protection in any housing transaction based on: Age (40 and over); The use of a guide or support animal due to blindness, deafness or physical disability or because the user is a handler or trainer of such animals; Or the disability of an individual with whom the person is known to have a relationship or association, such as the handler or trainer. In addition, your local jurisdiction may have its own fair housing ordinance and /or protected classes

21 WHAT BUILDINGS ARE COVERED UNDER FAIR HOUSING LAWS Apartments Single Story Townhouses Multifamily Dwellings Nursing Homes Group homes Assisted Living Transitional housing Shelters Boarding Homes Condominiums Timeshares Dormitories Sorority/Fraternity Houses HUD funded Properties

22 WHATS EXEMPT FROM FAIR HOUSING LAW Owner-occupied buildings with 4 or fewer rental units when the owner does NOT use the services of a real estate professional Non-commercial housing operated by organizations and private clubs that limit occupancy solely to org/club members Housing designated as Housing for Older Persons 100% of occupants 62 years or older 80% of households with at least 1 person 55 years or older

23 FAIR HOUSING ACT REASONABLE ACCOMMODATIONS A reasonable accommodation is a change in rules, policies, practices, or services that enables a person with a disability equal opportunity to use and enjoy a dwelling. There must be a connection between the disability and the need for the accommodation.

24 ACCOMMODATION EXAMPLES Allowing a service animal without a pet fee Printing notices and leases in large font Permitting a live-in personal care attendant Issuing monthly reminders (rent due) Allowing termination of lease without penalty Allowing transfer to a more accessible unit Reserving marked wheelchair accessible parking spot closest to tenants unit

25 REASONABLE MODIFICATION A reasonable modification is a change in the physical structure of a dwelling that enables a person with a disability equal opportunity to use and enjoy the dwelling. The Fair Housing Act makes it unlawful for a housing provider or homeowners association to refuse to allow a reasonable modification to the premises when such a modification may be necessary to afford persons with disabilities full enjoyment of the premises.

26 REASONABLE MODIFICATION Section 504 – While private housing requires disable tenants to pay for any costs related to a reasonable modification request, if the property receives federal financial assistance, then it is the responsibility of that housing provider to pay for modifications Landlord may require that modifications be done in a workmanlike manner and that all necessary building permits be secured

27 REASONABLE MODIFICATION A housing provider may ask for a deposit to be put in escrow to cover the costs of returning the dwelling to its original condition (if necessary) A landlord CANNOT: Dictate a particular contractor Dictate a particular design concept for aesthetic reasons Place any conditions upon granting a reasonable modification request (e.g. requiring liability insurance)

28 MODIFICATION EXAMPLES Widened doorways in unit Grab bars in bathroom Removal of below-counter cabinets Wheelchair ramp at entrance to unit/building Replacing door handles with levers Installation of visual/tactile alert devices

29 AMERICANS WITH DISABILITY ACT (ADA) Section 9 of the Americans with Disabilities Act Accessibility Guidelines (ADAAG) Manual All public use and common use areas of transient lodging are required to be designed and constructed to comply with section 4 (Accessible Elements and Spaces) section 4 Includes facilities that provide sleeping accommodations but are not used as permanent residents, i.e. hotels, motels, resorts, dorms, homeless shelters, half way houses etc. In the case of the private sector, other types of residential facilities, such as apartment buildings are NOT subject to the ADA. ( except for places of public accommodation within an apartment building. i.e. Rental office, retail space, etc.)

30 IN SUMMARY SDHP is a statewide agency that promotes self- determination and control in housing for older adults and people with disabilities along with program management of: PAHP Program – provides funding for home modifications for low and moderate-income individuals RHC Program – creates system change and acts as a bridge between Medicaid home and community-based services and housing world, supports the NHT Program Fair Housing Education – workshops and technical assistance to service providers, landlords and individuals


32 THANK YOU Angela Smoyer – RHC Region 9 610-704-7564 Facebook Regional Housing Coordinator – RHC Region 9


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