Bush Attack on Affordable Housing Other Links A critically needed housing program is at Immediate Long Term risk. Rally in DowntownLA on April 8 at 10am (L.A.Times coverage, our pictures) Section 8 in Los Angeles- A Fact Sheet Action Steps to Save Section 8: (Action steps are also available as a one-page pdf file) Tell our Senators to Oppose Alphonso Jackson s Confirmation Add your name (and organization) to our Coalition letter to So. Calif Congressmembers --check back regularly to see the list signers rapidly grow Individually contact your Congressmember Sign on to the Section 8 Coalition Action List See Talking points for the Save Section 8 Campaign See the Center on Budget and Policy Priorities analysis of the proposal See a copy of HUD s lying press release on the topic See Housing and Redevelopment Officials. See 3 recent LA Times Articles on the local impact of the Section 8 Crisis. See other articles and updates on this crisis added as news breaks. April 9, 2004 Tenants Protest Suspension of Section 8 Aid The federal housing subsidy program faces even more cuts under the president's proposed 2005 budget. By Jocelyn Y. Stewart Safiya Baidi spent six months living in a 1987 Mitsubishi Galant. She slept in the front seat; her two baby girls slept in the back seat. Food was stored in the trunk. It was a way to keep orderly the only home she had. Most nights, though, that order was interrupted by her children's needs. They always wanted me to sleep close to their noses, so I put the seat back, Baidi said. It was very uncomfortable, but that's what they wanted. On Thursday, the needs of her children led Baidi to join about 150 frustrated tenants who converged on downtown's Pershing Square to protest the suspension of federal housing assistance to 1,500 families in Los Angeles. The problem, advocates say, may soon grow worse. The Center on Budget and Policy Priorities estimates that about 10,000 families in Los Angeles County could be cut from the Section 8 program if the 2005 budget proposed by the Bush administration is passed by Congress. Officials with the Department of Housing and Urban Development, however, view the proposed budget in a starkly different way. The president's proposal would provide enough flexibility for local housing authorities to still cover as many people with vouchers as it currently does, said Larry Bush, a HUD spokesman. In the case of Los Angeles, this will require better management than we have seen to date. Section 8 is a federal program that subsidizes the rents of low-income tenants, who pay about 30% of their income in rent. The federal government pays the rest. In Los Angeles, for example, a family of four with an income of $29,750 is considered very low income. A family of four with an income of $17,850 or less is considered extremely low income. With her voucher, Baidi would have been able to rent a two-bedroom apartment. She had found a place in Hawthorne. Now that her voucher is suspended, the 22-year-old, who works full time at a hospital, remains in the homeless shelter that took her in after her long stint living in her car. My job is minimum wage, she said, above the chants of protesters. That won't get me in anywhere. The protests, which included speeches by single mothers, the mentally ill and others in need of housing assistance, was organized by the Los Angeles Coalition to End Hunger and Homelessness. State Sen. Richard Alarcon (D-Sylmar) and Los Angeles Councilman Antonio Villaraigosa joined the group in demanding that Congress, the state and federal government do more to assist those who need housing. These are people struggling to find the American dream and our president is trying to take it away, Alarcon said to the crowd. I think we need to take away his public housing and kick him out of the White House. The program had been supported by previous administrations because they understood something about Section 8, he said, calling the program a path to a better place. Earlier this year, officials at the Los Angeles Housing Authority canceled housing vouchers of those who had not yet entered into rental contracts. Officials estimated that about 5,000 subsidized households families already in rental contracts might lose their assistance unless help came soon. Local officials pushed HUD for additional funds, more vouchers or an agreement that certain funds could be used to pay for the vouchers. Federal officials blamed problems on the local agency. On Monday, HUD and local officials announced the signing of an agreement that averted the loss of assistance to the 5,000 families, but so far no hope has been offered that assistance will be restored to those with suspended vouchers. Those families, about 400 of whom are homeless, according to the Los Angeles Coalition to End Hunger and Homelessness, have been left in limbo: stuck in hotels, in shelters or on the streets. One of the protesters, Laura Figueras, spent 10 years living on the streets, mentally ill and unable to care for herself. She credits a Santa Monica shelter with helping her reform her life. Now her illness is controlled with medication and she has started to imagine herself living in her own home. She is on a list to receive a voucher. It took me a long time to get that far, Figueras said. When she learned about the suspensions my world fell apart . I was pretty devastated, she said. But I'm not giving up. The voucher suspensions and concerns about possible cuts in the program have given rise to the Save the Section 8 Coalition, several organizations that are pushing for HUD to release emergency funds to honor the 1,500 Section 8 vouchers. The coalition is also demanding that the program remain fully funded to at least its current level. No massive cuts as the Bush administration has proposed. SECTION 8 IN LOS ANGELES--A fact sheet Hundreds of families face prolonged homelessness. For the last 30 years, the Section 8 Housing Choice voucher program has helped low-income families, elderly and disabled persons afford decent, safe and sanitary housing throughout the country. Forty-four thousand (44,000) households currently participate in the Section 8 program in the City of Los Angeles. This represents nearly 5% of the City s rental housing market, and 18% of the City s households living below poverty. This leaves over 750,000 people needing the Section 8 program in order to obtain decent housing, including over 40,000 homeless men, women and children. THE IMMEDIATE CRISIS: In recent years, Congress has limited funding for Section 8 and adjusted the rules resulting in local housing authorities helping fewer needy households. Because of these rule changes, the Housing Authority of the City of Los Angeles (HACLA) recently informed 1,500 families, 400 of whom are homeless, currently participating in the Section 8 Program that they would not be able to honor their Section 8 subsidy. Many of these families are homeless and currently living in shelters. In addition, 3,600 additional families may have their housing contracts terminated. THE LONG TERM CRISIS: In February 2004, President Bush released his FY2005 budget proposal in which he seeks to cut the Section 8 program by 40% over the next five years. This will result in a loss of 250,000 vouchers nationwide in the first year, including over 35,000 vouchers in California. THE NEED FOR SECTION 8: Renters in the City of Los Angeles must earn $26 per hour, or $54,080 to afford a market rate unit in the City. Average rents in the City for a 1-bedroom unit range from $793 to $1,129, and the lowest prices found for 2 bedroom units was $975, but this was the exception. Most two-bedroom units exceed $1,100 per month. A two-parent family with children, with each parent earning minimum wage ($6.75/hour) and working full-time, grosses just over $2000 per month. Over 30% of the families in Section 8 are elderly or disabled. Most are single-parent households with children. Many of the families 46%--are the working poor. Only 36% rely on welfare. The Voucher Program is the only source of long-term funding for housing the homeless. With the term limits set by welfare reform now phasing in, homeless service agencies are seeing families with incomes as low as $300 per month. Lacking a stable place makes it even more difficult for parents to find work and move to permanent housing. THE IMPACT OF THE LOSS OF SECTION 8: Because Section 8 is tied to fair market rents, phasing out of the subsidy program will likely have a depressive effect on rental prices. In most situations, tenants will not be able to afford the market rents and be forced to move out. For families, this is particularly disruptive as children may be forced to change schools, or miss school altogether. Homeless families now in shelters, who have used Section 8 to move into permanent housing, will remain homeless. The Section 8 Housing Choice Voucher program has given countless low-income families the opportunity to live in middle-income neighborhood and improve their chances for success. This and other tenant subsidy programs have demonstrated how housing stability, affordability and economic integration has helped break the cycle of intergenerational poverty. THE CITY AND COUNTY OF LOS ANGELES ARE COMMITTED TO ENDING HOMELESSNESS IN TEN YEARS. THIS CANNOT BE DONE WITHOUT THE SECTION 8 HOUSING CHOICE VOUCHER PROGRAM. For more information: Nancy Berlin (213) 439-1070, ext. 111 return to top CALL TO ACTION: Save Section 8! Oppose Alphonso Jackson s Confirmation Alphonso Jackson, nominated earlier this year by President Bush to the office of HUD Secretary, has said he intends to raise the income targets for Section 8 from the current very-low to low (30%-50% of Area Median Income) to moderate (80% of AMI). He also stated that the reason HUD Section 8 is so expensive is because the public housing authorities around the nation are using the vouchers to house homeless families. He awaits official confirmation by the Senate. TELL OUR SENATORS TO OPPOSE HIS CONFIRMATION! Senator Barbara Boxer D.C. Office: (p) 202-224-3553 Sacramento: (p) 916-448-2787 (f) 916-448-2563 Los Angeles: (p) 213-894-5000 (f) 213-894-5042 Senator Dianne Feinstein D.C. Office: (p) 202-224-3841 San Francisco: (p) 415-393-0707 (f) 415-393-0710 Los Angeles: (p) 310-914-7300 Fresno: (p) 559-485-7430 Fresno: (p) 559-485-7430 #2: Tell Congress to Save Section 8 Organize visits, write letters, and make phone calls to let your representatives know: They Must Save Section 8! We want a minimum of a $2.1 billion increase in the domestic discretionary budget in order to fund all existing Section 8 housing choice vouchers and 75,000 incremental vouchers. William Thomas (R-District 22) P. (661) 327-3611, F. 637-0867 Lois Capps (D-23) P. (805) 549-0390, F. 546-8368 Elton Gallegly (R-24) P. (805) 686-2525, F. 686-2466 Howard P. McKeon (R-25) P. (661) 254-2111, F. 254-2380 David Drier (R-26) P. (626) 852-2626, F. 373-6321 Brad Sherman (D-27) (818) 501-9200, F. 501-1544 Howard L. Berman (D-28) P. (818) 994-7200, F. n/a Adam Schiff (D-29) (626) 304-2727, F. 304-0527 Henry Waxman (D-30) P. (323) 651-1040, F. 655-0502 Xavier Beccerra (D-31) P. (213) 483-1425, F. n/a Hilda Solis (D-32) P. (323) 307-9904, F. 307-9906 Dianne Watson (D-33) P. (323) 965-1422, F. (323) 965-1113 Lucille Roybal-Allard (D-34) P. 213-678-9230, F. 678-8578 Maxine Waters (D-35) (323) 757-8900, F. 757-9506 Jane Harman (D-36) P. (310) 549-8282, 549-8250 Juanita Millender-McDonald (D-37) P. (310) 538-1190, F. 538-9672 Grace Napolitano (D-38) P. (562) 801-2134, F. 949-9144 Linda Sanchez (D-39) P. 562-429-8499, F. 562-938-1948 For more information, contact: Nancy at 213-4391070 ext.111 or nancy@lacehh.org return to top SAVE SECTION 8 COALITION: CONGRESSIONAL SIGN ON LETTER Please let us know you want your name added as a signer! Los Angeles Congressional Delegation U.S. House of Representatives Washington, DC 20515 Dear Congressmember: We, the undersigned, urge you to increase the domestic discretionary budget by $2.1 billion in order to fund all existing Section 8 housing choice vouchers and 75,000 incremental vouchers. The President s FY 2005 budget proposal for the Housing Choice Voucher program (Section 8) would cut 35,720 families from the program in Los Angeles by 2005 and 250,000 families from the program in total. By 2009 these cuts would swell to 114,310 families and seniors [50% of vouchers in LA are used by seniors] in Los Angeles and 800,000 nationally. This is happening at the same time HUD s has funded programs around the nation to end chronic homelessness in the next decade. End homeless and destroy the Section 8 at the same time? HUD can not have it both ways! We are doing all that we can to end homelessness in Los Angeles County. The Bring LA Home!: The Partnership to End Homelessness [see www.bringlahome.org] has brought 65 stakeholders, including the Mayors of Los Angeles, Long Beach, Santa Monica and Pasadena, Sheriff Baca and LAPD Chief Bratton, together in a strategic planning process, including 23 community meetings, to create a plan to end homelessness in LA County in the next decade. That plan is scheduled to be voted on July 1, 2004. The main reason that we can t end homelessness in Los Angeles is that there aren t enough housing choice vouchers for families and seniors. Los Angeles currently has 1,500 families, 400 of whom are homeless families that are immediately affected by HUD s refusal to allow LA and other cities to use their reserves to provide Section 8 vouchers. In addition, 3,600 additional families may have their housing contracts terminated. Finally, the HUD fy2005 cuts continuum of cuts continues the devastation culminating with 40% cuts by 2009. There is bipartisan agreement that the housing choice voucher program works. The funding cuts and the proposal to block grant the program to state and local housing agencies would leave public housing authorities with three unappealing options: (1) cut at least 250,000 families from the program; or (2) charge higher rents to low-income families who already struggle to make ends meet; or (3) transfer vouchers from poorer families to better-off families. The effects of any of these choices would be devastating and would sharply increase homelessness. We urge you to not stand by and let any of these 3 immoral options become a reality. Instead, we urgently request your leadership to guarantee that the housing choice voucher continues to end homelessness for working families with children, the elderly, and people with disabilities. Sincerely, The L.A. Save Section 8 Coalition: return to top Talking Points on the Housing Choice Voucher Program Re: Full Funding of Existing and Additional Vouchers The President s FY 2005 budget proposal would result in the loss of ___ vouchers here in (city/state) and 250,000 vouchers in total. If this proposal is enacted, states and localities will have to either stop serving these people or pay for these services with increasingly scarce state and local funds. The budget proposes more than $1.6 billion less than is needed, according to the nonpartisan Congressional Budget Office, to continue helping the people it now serves. The budget contains no request for new housing vouchers, despite HUD s own recent research showing that the number of people with severe housing problems has gone up. The proposal to cut funding and to block grant the program to state and local housing agencies will leave public housing authorities with three equally unappealing options: 1) cut at least 250,000 families from the program and ___ families here in (city/state) 2) charge higher rents to low-income families who already struggle to make ends meet; or 3) transfer vouchers from poorer families to better-off families. Describe the impact of Section 8 / housing choice vouchers on your community and how a loss of vouchers would hurt. The U.S. Conference of Mayors found that 80% of cities had an increase in requests for shelter last year. Furthermore, 88% of cities expect to see another increase this year. (CITY/STATE) currently has (x number) of homeless families living in shelters, and (x) more on waiting lists for housing assistance because they can t afford their existing housing. A voucher allows a household to pay 30% of its income for a private unit of housing, and the government subsidy pays the difference between that amount and the actual rent. The bi-partisan, Congressionally-mandated Millennial Housing Commission described the voucher program as flexible, cost-effective, and successful in its mission in its 2001 report, while a 2002 study by the General Accounting Office found the program to be more cost-effective than other major federal housing programs. Until now, Congress has demonstrated a firm commitment to providing adequate funding to cover all vouchers than it has previously authorized, as long as the vouchers can be put to use. This commitment is indispensable to the effective operation of a tenant-based housing program, since a landlord will be far less likely to rent to a family with a voucher if the landlord is uncertain whether the voucher will continue to be funded in future years. Careful steps to improve further the voucher program s cost-effectiveness would be worthwhile, as they would for any government program. There is, however, no need for drastic cost-cutting measures that risk harming the program and the more than two million low-income households most of them working families, elderly people, or people with disabilities that it now serves. The President s FY 2005 budget proposal for the Housing Choice Voucher Program fails to address the rising cost or the increasing need of lower income households for help with housing costs. + For information on the number of vouchers to be lost in your state, go to: http://www.cbpp.org/2-12-04hous.htm SIGN ON: SAVE SECTION 8 COALITION Section 8 in Los Angeles is a critically needed housing program is at Immediate Long-Term risk. Hundreds of families face prolonged homelessness. For the last 30 years, the Section 8 Housing Choice voucher program has helped low-income families, elderly and disabled persons afford decent, safe and sanitary housing throughout the country. Forty-four thousand (44,000) households currently participate in the Section 8 program in the City of Los Angeles. This represents nearly 5% of the City s rental housing market, and 18% of the City s households living below poverty. This leaves over 750,000 people needing the Section 8 program in order to obtain decent housing, including over 40,000 homeless men, women and children. THE IMMEDIATE CRISIS: In recent years, Congress has limited funding for Section 8 and adjusted the rules resulting in local housing authorities helping fewer needy households. Because of these rule changes, the Housing Authority of the City of Los Angeles (HACLA) recently informed 1,500 families, 400 of whom are homeless, currently participating in the Section 8 Program that they would not be able to honor their Section 8 subsidy. Many of these families are homeless and currently living in shelters. In addition, 3,600 additional families may have their housing contracts terminated. THE LONG TERM CRISIS: In February 2004, President Bush released his FY2005 budget proposal in which he seeks to cut the Section 8 program by 40% over the next five years. This will result in a loss of 250,000 vouchers nationwide in the first year, including over 35,000 vouchers in California. THE NEED FOR SECTION 8: Renters in the City of Los Angeles must earn $26 per hour, or $54,080 to afford a market rate unit in the City. Average rents in the City for a 1-bedroom unit range from $793 to $1,129, and the lowest prices found for 2 bedroom units was $975, but this was the exception. Most two-bedroom units exceed $1,100 per month. A two-parent family with children, with each parent earning minimum wage ($6.75/hour) and working full-time, grosses just over $2000 per month. Over 30% of the families in Section 8 are elderly or disabled. Most are single-parent households with children. Many of the families 46%--are the working poor. Only 36% rely on welfare. The Voucher Program is the only source of long-term funding for housing the homeless. With the term limits set by welfare reform now phasing in, homeless service agencies are seeing families with incomes as low as $300 per month. Lacking a stable place makes it even more difficult for parents to find work and move to permanent housing. Homeless families now in shelters, who have used Section 8 to move into permanent housing, will remain homeless; low-income families and seniors will have no where to go! YES! I/WE WANT TO JOIN THE SAVE SECTION 8 COALITION TODAY! Name: Organization: Address: Phone/fax/email: PLEASE RETURN TO: NANCY BERLIN, LACEH H EMAIL: NANCY@LACEHH.ORG FAX: 213-439-1080 FOR MORE INFORMATION: 213-439-1070 X111 Save Section 8 Coalition: [endorsers as of 3/3/04]: Alexandria House; Good Shepherd Center; Gramercy Place; LA Coalition to End Hunger Homelessness; LA Family Housing; Oasis House; San Fernando Valley Community Mental Health; St. Josephs Center return to top Administration Proposes Huge Cuts to Vouchers The Bush Administration plans to cut the Section 8 Housing Voucher Program by several billion dollars over the next several years. The cuts could result in a loss of 250,000 vouchers in 2005, and 800,000 vouchers 40 percent of the program by 2009. A new report from the Center on Budget and Policy Priorities (CBPP) provides details, including an estimate of cuts by state. HUD issued a press release claiming that the proposal included in the Administration s budget represented a sweeping reform of the nation s rental assistance voucher program. According to HUD Assistant Secretary Michael Liu, Today families must wait years to receive a voucher. Our reforms are intended to create innovative solutions for those Americans in need of housing assistance. The main options for implementing cuts, according to CBPP, are: dropping families from the program charging higher rents to voucher holders .. . and transferring vouchers from poorer families to better off ones. The Administration proposal would abandon three decades of progress in improving the voucher program, according to Barbara Sard, director of housing policy at the Center and the report s lead author, and would undermine the program s goal of providing access to affordable, decent housing for people who otherwise would be unable to secure it. Copyright 2004 LACEH H. All rights reserved. Working collectively to end hunger and homelessness through public education, technical assistance, public policy analysis, organizing and community action. return to top
Address : Fairfax County Redevelopment and Housing Authority 3700 Pender Drive Suite 100 Fairfax, VA 22030 (703) 385-3662 Waiting List Hotline (703) 449-9050 Call to find out which lists are open and accepting applications TTY users call: (703) 385-3578 Fairfax County Rental Program (FCRP) Public Housing Rental Program Housing Choice Voucher Program you are here : homepage health and human services housing programs housing choice voucher program The Fairfax County Department of Housing and Community Development (HCD) administers the Federal Housing Choice Voucher rental subsidy program (formerly knows as the Section 8 Program) for Fairfax County, and for the City of Falls Church, the City of Fairfax, and the Town of Herndon. Due to the high cost of rental units, the gap between what working poor, elderly and disabled people can afford in the rental market and what rents are has grown exponentially. Participants in the Housing Choice Voucher Program receive assistance to rent privately-owned housing units that are located in apartment complexes, condominiums, townhouses, or single-family homes. Priority is given to serving households with incomes at or below 30 percent of the median income for the Washington, DC Metropolitan Statistical Area (MSA). For general information on the Housing Choice Voucher Program you may also visit HUD's web site . Characteristics Of Housing Choice Voucher Residents* Last Updated: October, 2000 Percent Employed 55% Percent Handicapped or Disabled 32% Average Income $13,897 *Note: There is some overlap of types of incomes among households. Criteria Used to Select Applicants HCD screens applicants for eligibility under HUD rules and applies local preferences and ranking to determine waiting list position. When an applicant's name comes to the top of the list, approved applicants are given a Voucher which entitles them to look for housing in the private market. Before a unit can be leased under the Housing Choice Voucher Program, HCD checks to ensure that rents charged are reasonable for the area in which the unit is located and that the unit meets basic Housing Quality Standards. Participants must find a landlord/owner willing to rent to a household receiving Voucher assistance. Selection criteria used by private landlords vary. Each landlord uses his/her own criteria, and are encouraged to verify income information and do a thorough check of credit, past rental references and police records. HCD currently performs national criminal record checks to determine whether applicants have a prior criminal history. HCD will provide prospective landlords with the name and address of an applicant's current and prior landlord and disclose whether any prior damage claims have been paid on behalf of the tenant. Applicants must also qualify by income, based on household size. Below are maximum income limits, however 75% of new admissions must be below the very very low income limits. Current Federal Income Limits Effective January 28, 2004 Household Size Housing Choice Voucher* Very Low Income Housing Choice Voucher* Low Income 1 $30,450 $40,250 2 $34,800 $46,000 3 $39,150 $51,750 4 $43,500 $57,500 5 $47,000 $62,100 6 $50,450 $66,700 7 $53,950 $71,300 8+ $57,400 $75,900 *Housing Choice Voucher income limits for the Washington, DC Metropolitan Statistical Area are as published by HUD; low-income limit is based on national median family income ($57,500). Priority Group Definitions Priority Group One: An applicant may qualify for this priority if the Head or Spouse is employed, attending school, or participating in a job training program, for a combination of at least 30 hours per week; OR is 62 or older; OR meets HUD's definition of being disabled (see brochure); OR is the only adult in the household working less than 30 hours per week and who is the primary caretaker of a disabled dependent. In addition, the Head or Spouse lives or works in Fairfax County, and/or the City of Falls Church, and/or the City of Fairfax, and/or the Town of Herndon; AND during the past 90 days or longer, is paying more than 30% of all gross income (before taxes or deductions) for rent and utilities (excluding telephone and cable television costs); AND does not exceed the maximum income requirements. Priority Group Two: Head or Spouse lives or works in Fairfax County, and/or the City of Falls Church, and/or the City of Fairfax, and/or the Town of Herndon, and does not exceed the maximum income requirements. This group will not be invited for eligibility until all of the applicants in Priority Group One have been contacted for an interview. Priority Group Three: Head or Spouse does not live or work in Fairfax County, or the City of Falls Church, or the City of Fairfax, or the Town of Herndon, but does not exceed the maximum income requirements. This group will not be invited for eligibility until all of the applicants in Priority Group One and Group Two have been contacted for an interview. Basic Program Leasing After an applicant's name comes to the top of the waiting list and they are determined eligible to participate in the program, a voucher is issued to the tenant. Prospective tenants will present prospective landlords with a voucher which indicates their estimated contribution, and the number of bedrooms for which the family qualifies. Tenants will pay 30% of their adjusted income, 10% of gross income, or $25.00 whichever is higher. In addition, they can pay up to 10% of their adjusted income in order to rent a unit in which the gross rent exceeds the payment standard. HCD will pay the remainder of a reasonable rent directly to the landlord up to the payment standard for the bedroom size of the unit, or the bedroom size to which the family is entitled, whichever is lower. Payment Standards - Includes Rent and Utilities Recerts Effective 12/1/03 Move-In 11/1/03 (Please note: These are maximum limits and actual rent approved must be comparable to rents for similar units in your area.) Bedroom Size Maximum Limits 0 Bedroom $ 913 1 Bedroom $1,039 2 Bedroom $1,218 3 Bedroom $1,660 4 Bedroom $2,002 5 Bedroom $2,302 6 Bedroom $2,602 Mobile Home Pad - Owner $ 487 HCD must approve the contract rent for the unit. The payment standard includes rent and utilities. Fairfax County's payment standards are set at 10% over the FMR. A family with a disabled member may request a 20% exception as a reasonable accommodation, if necessary to rent a unit, if the gross rent exceeds the payment standard and they need an exception to the payment standard to order to rent the unit. How Do I Lease To A Housing Choice Voucher Family? In order to view the pdf documents you will need to have Adobe Acrobat Reader installed on your computer. Click below to obtain a free copy. To advertise your unit for rent with the Housing Choice Voucher Program or to request additional information about the program, call (703) 246-5280. You may also complete the attached Listing Form (PDF) and fax it to (703) 273-2363 or mail the form to: Fairfax County Department of Housing and Community Development 3700 Pender Drive Fairfax, VA 22030 You may also e-mail the information to us. When an eligible applicant contacts you, and you choose to rent the unit to a Housing Choice Voucher client, submit the completed following forms: Request for Tenancy Approval (PDF) Direct Deposit Authorization Form (PDF) W-9 Form (PDF ) Internal Revenue Service Forms ( use drop down menu to select W-9 form ) Signed Addendum to Request for Lease Approval (PDF) (Click on Addendum for a copy or obtain from tenant's briefing packet informing you of landlord's name and address and prior claims paid on tenant's behalf.) After the information above is submitted, a Housing Quality Standards inspection will be conducted by HCD as soon as possible, usually within 2-5 days. If the unit passes, HCD will enter into a contract with the landlord and the landlord and tenant enter into a lease with a copy to HCD. The beginning date of the lease must coincide with the beginning date of the Housing Assistance Payment (HAP) Contract. After submission of the signed contract and a copy of your signed lease, payments will be sent at the beginning of each month. Housing Quality Standards Inspection (HQS) Prior to an initial move-in, HCD must perform an inspection to ensure the unit is decent, safe, and sanitary. The tenant should not sign a lease until the unit has passed inspection. Following the initial inspection, HCD is required to do an annual inspection to coincide with recertification of the tenant. If there are deficiencies, landlords are given a minimum of thirty days written notice to make repairs, unless the repairs are life threatening. Items which normally can present a problem are inoperable smoke detectors, burners on the stove or oven which do not light, chipping or peeling paint, and screens which are not in good condition on all windows. The HQS inspection covers basic items in the home such as hot and cold water, electrical outlets in each room, refrigerator and stove, heating, etc. Landlords are encouraged to inspect their units on a regular schedule to monitor how the tenant is maintaining the unit, and to inspect the property each year prior to the HCD inspection to make any repairs that might fail inspection. Effective September 15, 1999, HUD published regulations concerning the abatement of lead paint in all types of housing. The rule became effective September 15, 2000. The rule covers the elimination of possible lead poisoning from houses built prior to 1978. HUD has granted a one year transition period until September 15, 2001 for all properties built after 1960 and receiving only tenant-based assistance. If you have any concerns about HUD's rule concerning lead paint you may contact HUD at: Lead Paint Compliance Center Office of Healthy Homes and Lead Hazard Control Department of Housing and Urban Development 451 7th Street, SW Room P3206 Washington, DC 20410-0500 Their toll-free phone number is 1-866-HUD-1012 or contact the Environmental Protection Agency or HUD . New Housing Choice Voucher Program Effective October 1, 1999 All new leases and new move-ins after October 1, 1999 will be under the Housing Choice Voucher Program. Features of this program are: Tenants can pay between 30-40% of their adjusted income to rent a unit. Disabled tenants can request a reasonable accommodation to receive 20% above the payment standard to permit them to rent a unit subject to approval. Landlords can charge whatever security deposit they charge private market tenants up to two months contract rent. Following the initial lease, landlords can request a rent increase by giving the housing authority and tenant at least 60 days written notice. The rent requested must be reasonable according to similar properties in the same complex or subdivision. Potential and Current Housing Choice Voucher Landlords HCD conducts Landlord briefings to assist landlords in becoming familiar with the Housing Choice Voucher program and regulations. The briefings are held at 3700 Pender Drive, Fairfax, VA 22030. Please call (703) 246-5280 to make a reservation if you would like to learn more about the program or e-mail us . Briefings include such topics as rent increases, landlord-tenant legal responsibilities, and eviction procedures. Schedule of Landlord Briefings . Advantages of Leasing to a Housing Choice Voucher Participant Receive regular monthly payments from HCD which will cover a significant portion of the rent Units are kept occupied and profitable Landlords screen and select tenants they choose HCD will work with you to advise and assist if you have any problems concerning your tenant If tenant's income is reduced, their portion of rent will be adjusted and the Housing Assistance portion will be increased Participants are screened by HCD for prior criminal activity You can receive a tax deduction for rental property. IRS can provide you with Publication #527 for more information You will be providing the most important ingredient in a person's life - stable housing You are contributing to solving community problems related to the housing crisis You will receive free training throughout the year on such topics of interest to every landlord such as landlord-tenant law, maintenance and repair, lead-based paint requirements and topics of your choice. Resources for Landlords (Sou rce: Washington Post) IRS Publication 527, Residential Rental Property, www.irs.gov or 800-829-3676 Becoming a Landlord by Fannie Mae. Available through the Consumer Resource Center, 800-732-6643. Ask about training classes available in selected cities. Questions? Contact your Housing Services Specialist Web Privacy Policy Copyright 2004, Fairfax County, Virginia Last Modified: Wednesday, December 22, 2004
IHFA is not a state agency under Idaho law and uses no state funds or state employees to support its operations. Employment | Contact Us | Search Section 8 Rental Assistance: Do I Qualify? Family Self-Sufficiency Public Housing in Idaho Fair Housing Assisted Housing Directory for Idaho Housing Opportunities for Persons with HIV/AIDS IHFA Branch Offices - Coeur d'Alene, Lewiston, Twin Falls, Idaho Falls Housing & Community Development: Five-Year Strategic Plan Contact Us Rental Assistance Section 8 Rental Assistance - FAQ What is Section 8 Rental Assistance? The Idaho Housing and Finance Association administers the U.S. Department of Housing and Urban Development's federal rental assistance program. Rental assistance is designed to help eligible households rent safe, sanitary and affordable housing by paying some or all of their rental costs. How Does It Work? Each of IHFA's four branch offices maintain area waiting lists. If you are interested in obtaining Section 8 Rental Assistance, you must fill out an application for assistance and submit it to IHFA. Your income must fall within the income guidelines set by HUD in order to be considered income-eligible for rental assistance. You will be placed on the waiting list once you are determined income-eligible. Because of the high demand for assistance, the period of time you may spend on the waiting list can vary from several months to more than two years. The preference for which you qualify, the date of your application and rental assistance availability all determine how quickly you will receive assistance. Once your name comes to the top of the waiting list, you will be contacted by your local branch office to complete eligibility determination and participate in a participant briefing that explains the program. Am I Eligible for Section 8 Rental Assistance? You are considered eligible for the program if you fall within the income guidelines established by HUD and meet certain other eligibility requirements. You may not be considered eligible if you:\ Owe money to IHFA or any other housing authority; Have ever committed fraud while participating in a federal housing program; Have ever been evicted from public housing; Have committed drug-related or violent criminal acts; or Are determined to be ineligible due to other reasons as defined by HUD. What are My Responsibilities as a Participant? In order to remain in the Federal Section 8 Rental Assistance Program, you must : Pay your share of the rent. Pay your utilities (if any). Not damage the property. Notify the IHFA Branch Office and landlord if you wish to move to another unit. Permit IHFA to conduct inspections to ensure the property is in good condition. Immediately report any changes in your household members and income. Where Can I Live? Almost any kind of safe, decent and sanitary housing qualifies. Units can include: Apartments Homes/Duplexes Mobile Homes To be Accepted, Units Must: Have adequate living space. Have adequate heating, electrical, water and sewer systems. Be free from any conditions that might endanger your health and safety. Equal Housing Opportunity The Section 8 Program and IHFA operate under the federal Fair Housing Law (Title VII of the Civil Rights Act of 1968) and other federal and state housing laws that prohibit discrimination on the basis of sex, race, color, religion, familial status, disability, national ancestry or origin. Need More Information? To find an IHFA branch office near you, visit our Web site (www.ihfa.org), or call: Coeur d'Alene Office: 610 W. Hubbard, Bay 219, Harbor Plaza Coeur d'Alene, Idaho 83814 (208) 667-3380 Toll-free 1-866-621-2994 Idaho Falls Office: 390 W. Sunnyside Rd. Idaho Falls, Idaho 83402 (208) 522-6002 Toll-free 1-866-684-3756 Lewiston Office: 215 Tenth Street, Suite 101 Lewiston, Idaho 83501 (208) 743-0251 Toll-free 1-866-566-1727 Twin Falls Office: 844 N. Washington, Suite 400 Twin Falls, Idaho 83301 (208) 734-8531 Toll-free 1-866-234-3435 The phone number for IHFA's Boise Administration Office is (208) 331-4886. IHFA's statewide telephone number for hearing impaired persons is 1-800-545-1833, ext. 400. Idaho Housing and Finance Association 565 W. Myrtle P.O. Box 7899 (208) 331-4882 Phone Boise, ID 83707-1899 (208) 331-4802 Fax Copyright 2004 Idaho Housing and Finance Association. Legal / Privacy Website Designed, Developed and Maintained by The Network Group
Issue #105, May/June 1999 Washington News Views HUD and Congress Remember HUD's Forgotten Housing Stock Michael Bodaken, President, National Housing Trust Back to Table of Contents Over the past three years, the strong economy has driven up real estate prices in many markets, making the market rate conversion of below market, HUD-assisted or -insured apartments extraordinarily attractive. Not surprisingly, many owners of this housing are opting out of their Section 8 contracts and/or prepaying their HUD-insured mortgages, resulting in dramatically higher rents. When this occurs, tenants are threatened with losing their homes, and the nation loses an irreplaceable housing resource. Neither outcome is acceptable. An Alarming Loss The National Housing Trust (NHT) is tracking both prepayment and opt-out data, which demonstrate that through the end of 1998: Prepayments and opt-outs occurred on over 925 properties involving nearly 98,000 previously affordable apartments. Prepayments and opt-outs occurred in 48 states and the District of Columbia. The average rent hike when an owner prepays a HUD mortgage is over 45 percent. When this occurs, either the government pays more for a voucher or the tenant is forced to pick up the increase. Prepayments and opt-outs occurred in many prime housing markets, which unfortunately led to the loss of affordable housing from neighborhoods with better schools and services. By definition, poor families and the elderly, typically earning less than $15,000 annually, reside in this housing. Threat of Future Loss Will our nation continue to lose its best investment in affordable housing? To help analyze this, the National Housing Trust created a database, tabulating, by state, every below market Section 8 assisted property listed by HUD that expires between now and 2004. The figures are troubling. According to the data, more than 500,000 apartments are at risk of losing their affordability; i.e., their current HUD rents are below market. In a similar study, HUD estimated that as many as 600,000 of HUD-assisted or -insured apartments are below market. There is no dispute that literally hundreds of thousands of apartments are at risk of conversion to market rate rents during the next five years. HUD and Congress Begin to Act How can we correctly manage incentives to encourage owners to stay with HUD? Over the past three months, prompted by stories of elderly people in Iowa and New Hampshire experiencing rent hikes above 50 percent, Congress and HUD have taken initial steps to stem the bleeding. After disputing that saving this housing was an important policy objective, HUD reversed course and announced on April 29 a policy to offer higher Section 8 rents to owners whose expiring project-based Section 8 contracts carry below-market rents, and who might otherwise exit the program. The NHT endorses the basic HUD guidelines, i.e., (1) that well-maintained properties that can command rents higher than a certain threshold (110 percent of the local Fair Market Rent) will receive HUD paid rent hikes up to a certain amount, i.e., 150% of Fair Market Rent; (2) that the 150 percent FMR rent ceiling may be waived if an owner can demonstrate that street rents for the property are higher and if the property meets certain other specified targeting criteria (such as tight housing markets or occupancy by elderly or the disabled); and (3) that, in return for such renewals, the owners will agree to maintain the affordability for a specific term, at least 5 years. HUD's policy addresses only Section 8 contracts expiring between now and September 30, 1999. Congressmen Jim Leach (R-IA), Rick Lazio (R-NY), and James Walsh (R-NY) have introduced legislation that would make permanent HUD's ability to raise Section 8 contract rents. Hearings have been held and this measure could emerge in Appropriations bills on President Clinton's desk by September 30. NHT supports H.R.1336, if amended to (1) require HUD to raise below market Section 8 contract rents in tight housing markets to keep owners from prepaying HUD mortgages and raising the portion of the rent paid by tenants; or (2) where a Section 8 rent hike paid by the government will help facilitate the transfer to a socially motivated nonprofit which agrees to keep the housing affordable over the long haul. H.R. 425 Fills the Gap The federal government probably can't provide all the subsidies needed for these apartments. A bipartisan measure has been introduced to encourage state and local governments to become involved in saving and recapitalizing HUD-assisted and -insured housing. H.R. 425 (The Housing Preservation Matching Grant of 1999 ), co-sponsored by Reps. Vento (D-MN) and Ramstad (R-MN), authorizes federal matching grants for state funds contributed to improve federally assisted low-income housing. Funds may be used for loans, grants, acquisitions, operating costs or capital expenditures. So far, 50 Representatives have co-signed the measure. A companion Senate measure should be introduced in June or July. Time for Solutions During the next five years, over half a million affordable Section 8-assisted apartments will come up for renewal, at roughly 100,000 units per annum. Now is the time for federal, state, and local governments to craft solutions protecting both the tenants and the housing. Smart, swift action will yield the right outcomes secure tenants and affordable housing. The National Housing Trust engages in public policy debates on HUD multifamily housing and acquires HUD-assisted multifamily properties on its own behalf or on behalf of other nonprofits. Information: NHT, 202-333-8931; www.nhtinc.org Copyright 1999 Back to May/June 1999 index .
No Title Especially for: Business | Visitors | Kids | Teens HOME | SERVICES | TOPICS | NEWS | CALENDAR | EMPLOYMENT | DEPARTMENTS Human Services News About Aging & Disability Behavioral Healthcare Children & Family Economic Independence Public Health FAQ Publications Maps & Directions Community Organization Resources Human Services > Housing - Section 8 Section 8 Housing Section 8 is a rent assistance program funded by the Federal government through the Department of Housing and Urban Development (HUD). Eligible households pay approximately 30% of their adjusted gross income toward rent. The remainder is provided by the program and paid directly to the landlord. In 1998, the Section 8 Housing Choice Voucher Program was created to replace the Certificate Program, maximizing participants' opportunities to find eligible housing. Eligibility There are 2 requirements, established by HUD, that must be met before an applicant is eligible for assistance under Section 8: The applicant's household must qualify as a "family" and must meet the annual income guidelines. Preference is given to families that live and/or work in Arlington. Each year, 75% of the new families admitted into the program must fall at or below the extremely low income level. The remaining 25% must fall at or below the very low income level. EXTREMELY LOW INCOME Family Size Income Limit 1 $18,250 2 $20,900 3 $23,500 Family Size Income Limit 4 $26,100 5 $28,200 6 $30,300 VERY LOW INCOME Family Size Income Limit 1 $30,450 2 $34,800 3 $39,150 Family Size Income Limit 4 $43,500 5 $47,000 6 $50,450 Waiting List The waiting list is open the first Friday of each month for one day (and only that day). Applications may be delivered in person, by fax, or by U.S. Mail, but only on the open day. Applications may be hand-delivered between 8 a.m. and 5 p.m., or faxed or postmarked before midnight on the day the list is open. NO EXCEPTIONS WILL BE MADE. Applications received before or after the open day will not be processed. Waiting Period The waiting period to receive a Section 8 Housing Choice Voucher can be as long as 5 or more years. Applicants who live or work in Arlington County will receive priority over those applicants who do not live or work in Arlington County. Once on the waiting list, it is the applicant's responsibility to notify the Section 8 office of any changes in address, status, or family composition. Due to the length of the waiting list, applicants are also encouraged to apply for housing grants. Back to Top Home | Services | Topics | News | Calendar | Employment | Departments Site Map | FAQs | Privacy and Security | Contact Us
Structural Modifications In Public And Section 8 Housing If you are seeing this message, it is because you are using an old browser that does not support web standards. Content on www.bazelon.org will be visible, but may not display properly. Similarly, you may experience difficulties printing pages from this site. To make better use of this and other web sites, we highly recommend that you install a newer web browser: Internet Explorer | Netscape | Opera About Us | Issues | Newsroom | Publications | Links | Get Help | Take Action | Search | Donate Now Available in the Fair Housing section... Advocacy Resources on Fair Housing Information Sheets News Cases Publications Articles Links to Additional Resources Issues : Fair Housing : Information Sheets Fair Housing Information Sheet # 2: Structural Modifications In Public And Section 8 Housing The ADA and structural modifications in public and Section 8 housing A housing authority is a public entity under Title II of the ADA, and thus its services, activities and benefits must be accessible to individuals with disabilities. Whether and to what extent a housing authority must make its dwelling units accessible under the ADA depends on whether the dwellings are considered new construction, previously constructed but undergoing alterations, or previously constructed but not undergoing any alterations. In the case of new construction or alterations on previously constructed dwellings begun after January 26, 1992, the dwelling units and common areas must be accessible to and usable by persons with disabilities. Compliance with either the ADAAG or UFAS standards is acceptable (UFAS contains specific requirements for residential dwelling units; ADAAG does not). A housing authority may choose which standard to use, but it must be consistent and apply only one standard to an entire building. Existing facilities must meet the program accessibility requirement, which means that, viewed as a whole, these facilities must be accessible to and usable by persons with disabilities, although not all buildings or dwelling units must be accessible. The housing authority may achieve program access by such methods as transfers to alternate units, assignment of aides or redesign of equipment. Structural changes are not required unless there is no other way to provide services. 28 C.F.R. § 35.151. Even when structural modifications are required, they may be made on a limited basis, such as one building or meeting room. Landlords who accept Section 8 payments are not public entities subject to Title II. The housing authority's administration of its Section 8 program, however, must meet the program access requirement of Title II. Section 504 and structural modifications in public and Section 8 housing Section 504 of the Rehabilitation Act of 1973, 29 U.S.C. § 794, is applicable when housing is built or rented with the use of federal funds. Therefore, both public housing and Section 8 housing are covered under the HUD regulations implementing Section 504, 24 C.F.R. Part 8. A housing authority that administers a Section 8 program is a covered entity, although a private landlord that accepts tenants through the Section 8 program is not. 24 C.F.R. § 8.3 (definition of recipient). Under the HUD regulations implementing Section 504, new multi-family housing (five or more dwelling units) designed or constructed after July 11, 1988 must be readily accessible to and usable to individuals with disabilities. This standard is met if a minimum of 5 percent of the total dwelling units, but not fewer than one unit, is accessible for individuals with mobility impairments. An additional 2 percent of the total units, but not fewer than one unit, must be accessible for persons with hearing or vision impairments. 24 C.F.R. § 8.22(b). It is possible for HUD to prescribe a higher number of accessible units if requested and upon demonstration of need. 24 C.F.R. § 8.22 If substantial alterations are made to a project that has more than 15 units, these same rules apply. A "substantial" alteration is one that costs more than 75 percent of the cost of replacing the entire facility. 24 C.F.R. § 8.23. Lesser alterations must be made accessible to the maximum extent feasible. If changes to single elements within a dwelling unit, when taken together, constitute an alteration to the unit, the entire unit must be made accessible. Once 5 percent of the units are accessible for individuals with mobility impairments, there is no further requirement unless HUD prescribes a higher number. 24 C.F.R. § 8.23. Structural changes are not required in existing facilities where other means exist for making the program or services accessible to individuals with disabilities. 24 C.F.R. § 8.24. As under Title II, moving a person to an available accessible unit is a viable alternative. A covered entity, however, is not required to make any changes that would fundamentally alter the nature of the program or result in undue administrative or financial burden. The cost of structural changes must be borne by the covered entity. The Fair Housing Act and structural modifications to public and Section 8 housing Under the FHA, new multi-family (four or more units) housing designed and constructed for first occupancy after March 13, 1991 must be built in accordance with the Fair Housing Accessibility Guidelines. 24 C.F.R. § 100.205; 24 C.F.R. Appx. II, IA (Fair Housing Accessibility Guidelines). There is no requirement, however, that alterations be made in an accessible manner. In addition, if structural modifications are required to a pre-March 1991 dwelling unit or to common areas to make them accessible, such modifications must be paid for by the person with a disability. 24 C.F.R. § 100.23. Some Other Questions What does "accessible" mean? An "accessible" dwelling unit is one that is located on a continuous, unobstructed path that connects accessible spaces and that can be approached, entered and used by a person with disabilities. 24 C.F.R. § 8.3 (definitions). In addition, depending on when the unit was constructed or altered, the unit may also have to meet the UFAS, ADAAG, or FHA standards. Is it permissible for all of the accessible units to be located in one area? Accessible dwelling units, to the maximum extent feasible, are to be distributed throughout projects and sites. These units are also supposed to be in a sufficient range of sizes and amenities so that a qualified individual with a disability has a choice that is, as a whole, comparable to that of person without a disability eligible for housing assistance in the same program. 24 C.F.R. § 8.26. Who has priority on a waiting list to move into an accessible unit? When an accessible unit becomes vacant, an owner or manager must offer the unit in the following order of priority: to an occupant of the same project, or comparable projects under common control, who is a person with a disability and not currently in an accessible unit; to an eligible applicant on the waiting list having a disability requiring the accessibility features of the vacant unit; and to an eligible applicant who does not have a disability. In this case, the owner may require the applicant to agree to move to a non-accessible unit when one becomes available. 24 C.F.R. § 8.27(b). There are three preferences that also apply to all individuals seeking public housing regardless of whether they have disabilities. 42 U.S.C. § 1437(d)(1)(A) and 24 C.F.R. § 880.613(c). These preferences are applied in the following order: Persons occupying substandard housing, homeless shelters, or who are homeless. Persons paying more than 50% of their income for rent. Persons who are involuntarily displaced at the time they are seeking assistance. A person with a disability without one of the preferences must still be given priority over a person without a disability with a preference. Liddy v. Cisneros , 823 F. Supp. 164 (S.D.N.Y. 1993). What about "reasonable accommodations"? Title II of the ADA, § 504, and the Fair Housing Act all require that reasonable accommodations be made to rules, policies, practices or services, where necessary to allow a person with a disability the opportunity to use and enjoy a dwelling. Note, however, that under the FHA structural changes are covered by the "reasonable modifications" provision, not the reasonable accommodation provision. See 42 U.S.C. § 3604(f)(3)(A). Determining what is reasonable requires an individualized analysis and will vary from case to case, although the statutes are clear that anything that imposes an undue financial or administrative burden or constitutes a fundamental alteration is not required. Examples of modifications that would likely be found reasonable are the addition of a small ramp needed to enter a dwelling unit, installing grab bars, substituting lever door handles or designating a parking space in a first come-first serve parking lot. Adding an elevator to an existing facility or bypassing the waiting list of either a new or altered facility would most likely be found unreasonable. See, e.g., Liddy v. Cisneros , 823 F. Supp. 164 (S.D.N.Y. 1993). What happens after the 5%/2% requirement is met? The HUD regulations explicitly state that when a new project has reached the 5%/2% accessibility level or an altered project has 5% of its units accessible, then no more units are required to be accessible. 24 C.F.R. § 8.23. However, the regulations also state that a higher percentage of accessible units may be prescribed by HUD upon request and a demonstration of need. 24 C.F.R. § 8.22. Data that would be effective in showing need is something like census data or a currently effective Housing Assistance Plan. 24 C.F.R. § 8.23(b)(2). In addition, a Housing Authority that is administering Section 8 housing has an obligation to do at least three other things to help those seeking an accessible dwelling unit: Provide a list of accessible Section 8 units in the area; Provide assistance in locating accessible housing; and Request an exception to the fair market rent if necessary to make an accessible unit available. 24 C.F.R. § 8.28. Are there permissible alternatives to making a unit accessible? Keep in mind that both Title II and Section 504 require that a "program access" requirement be met, and thus regulations state that an acceptable alternative to making structural modifications in an existing facility is moving a person to an available accessible unit at another site or making alterations on a selective basis. In addition, while tenant meetings and other similar events must be held in an accessible space, not all existing spaces must be made accessible. 24 C.F.R. §§ 8.23(b), 8.24(b). August 1998 This information sheet was produced under a contract with the Advocacy Training/Technical Assistance Center of the National Association of Protection & Advocacy Systems For more information, contact Michael Allen, Bazelon Center for Mental Health Law, 1101 15th Street, N.W., Suite 1212 Washington, D.C. 20005-5002. Phone: 202/467-5730 ext. 117. E-mail: michaela@bazelon.org . 1101 15th Street, NW Suite 1212 Washington, DC 20005 Phone: 202-467-5730 | Fax: 202-223-0409 Email: webmaster@bazelon.org Accessibility Policy
Who We Are Rental Assistance Housing Standards and Technology (Manufactured Housing) Publications Training Grants, Loans and Private Activity Bonds What's New Division of Housing Home Colorado Division of Housing Kathi Williams, Director Rental Assistance Topics: | Section 8 2004-2005 Utility Allowances | DOH Contractors | Family Self-Sufficiency | Section 8 PHA Plans | | Section 8 Program Forms | Landlord Information | Housing Quality Standards | Note: Many Division of Housing documents are available in Adobe Acrobat PDF format. You will need to down load the free Acrobat Reader software to view and print them. The Colorado Division of Housing (DOH) offers rental assistance subsidies (Section 8 Vouchers) to very low-income families in 47 Colorado counties. DOH contracts with local housing agencies that focus on family eligibility and ensure that the rental unit meets housing quality standards. DOH offers rental assistance in counties served by small housing agencies and to special populations in the Denver metropolitan area. For a list of DOH contractors throughout the state, access the Colorado Division of Housing Rental Assistance Contractors . Because the demand for rental assistance is high, it is primarily available only to families, senior citizens and disabled individuals whose incomes are less than 30% of the area median income. A family receiving rental assistance pays about 30% of their monthly income toward rent for a unit on the private market, the remainder of the rent is paid to the landlord by the Division of Housing. Family Self-Sufficiency Those families receiving rental assistance are also eligible for the Family Self-Sufficiency (FSS) program. The FSS program helps families reduce their dependency on rental assistance through job training, family counseling, and further education. The goal of the FSS program is to increase a family’s income, self-esteem, vocational skills, and bring the family into the economic and social mainstream of the community. Section 8 Homeownership Plan (PDF) Families receiving rental assistance are eligible for the Section 8 Homeownership Program. Homeownership assistance offers families a new and special housing option. The same income targeting requirements used for voucher rental assistance apply to homeownership assistance. DOH contracting agencies and participating families must follow federal and state regulations governing this program. The ultimate goal of this program is to provide opportunities for families to become and remain stable homeowners in their community. Colorado Division of Housing Administrative Plan for Section 8 Voucher Program (PDF) The Section 8 Program was enacted as part of the Housing and Community Development Act of 1974, which re-codified the U.S. Housing Act of 1937 and included Section 8 as a substitute for the Section 23 Leased Housing Program. The Act has been amended from time to time and its requirements are described in and implemented through the DOH Administrative Plan. PHA 5-Year Strategy and FY 2005 Annual Plan (PDF) The Quality Housing and Work Responsibility Act of 1998 requires that Public Housing Authorities provide their Annual Plan and a Five Year Strategy for public comment. DOH draft reports are available for public comment between March 1 through April 15 of every year. Any comments that you may have may be sent to the attention of Teresa Duran at the Colorado Division of Housing. Section 8 Forms The most commonly used forms are listed at this site. A Microsoft Word (WORD) or Microsoft Excel (EXCEL), and Adobe Acrobat (PDF) form has been provided. The WORD and EXCEL documents can be downloaded to your PC and modified to include your agency letterhead or saved in a family file. The PDF file is a read only file that can be used to make duplicates. Also, this site contains Housing and Urban Development (HUD) Mandatory Forms which are linked directly to the HUD website ( www.hudclips.org ) for the most recent revised forms. Section 8 2004-2005 Utility Allowances These utility allowances are based upon reasonable consumption of energy by an energy-conserving family of modest circumstances, sufficient to provide a living environment that is decent, safe and sanitary. HUD regulations state that "the PHA must use normal patterns of consumption for the 'community as a whole' and current utility rates." Currently it is difficult to find local sources that provide community-wide data of average consumption usage, therefore, HUD recommends the use of their national consumption averages based on a 2.5 bedroom unit and provided in the instructions to the Form HUD-52667 . Landlord Information Section 8 Landlord Information (PDF) Newsletter 1 (PDF) Newsletter 2 (PDF) The Division of Housing would like to thank all of the landlords in Colorado who are participating in the Section 8 Voucher Program. As a landlord you have the opportunity to help the elderly, disabled and low income families participating in the rental subsidy program. Housing Quality Standards Rental units subsidized with Section 8 Federal funds must meet Housing Quality Standards (HQS) inspection. To learn more about this requirement, please visit our interactive training link at www.dola.state.co.us/doh/training.htm. | Top | last updated 2/24/2004 (ar)
Steve Gold's Treasured Bits of Information Make Section 8s Work for Accessible Housing -info bul #15 Date Mailed: 2001-09-28 08:00:47 Category: Housing Make Section 8s Work for Accessible Units - Information Bulletin #15 9/28/0= 1 The time is ripe to get accessible and affordable housing for people wit= h=20 disabilities. HUD allocated many new Section 8 Vouchers, a total 35 ,000 in= =20 FY 20000 for and 79,000 in FY 2001, of which A MINIMUM of 18 percent MUST go= =20 to people with disabilities (therefore =E2=80=98waiting lists' may have to b= e opened=20 to permit persons with disabilities to use these vouchers). We provided a=20 list of state and local recipients by number of vouchers.=20 ( www.stevegoldada.com , hit Archive and then go to "Section 8 Vouchers -FY=20 2001" and "FY 2000 =E2=80=98Fair Share' Voucher Recipients.") =20 =20 Even with Section 8 vouchers, however, it's been very hard to find=20 accessible housing that also is affordable. This Bulletin explains how=20 people with disabilities who need accessible units can get increased rental=20 subsidies, and so be able to afford accessible housing using section 8=20 vouchers. =20 HUD's regulations authorize a local and State Housing Authority to set=20 the "payment standard" (i.e., how much they will pay) for vouchers at=20 between 90 and 110% of your local private housing "Fair Market Rents." HUD=20 sets the FMR by bedroom size in your geographical area; your local Housing=20 Authority decides on its own how much to pay between 90 and 110% of the FMR.= =20 (webpage, Archive, "Section 8 Accessible Units and FMR".)=20 The 90-110% FMR ASSUMES that people can find housing in that rental=20 range. We know that ACCESSIBLE housing is virtually impossible to find at 9= 0=20 -110 % of your local FMR. This Bulletin explains how to force your regional= =20 HUD office to permit Section 8 vouchers to pay MORE than the FMR by granting= =20 exceptions BETWEEN 110 and 120% and national HUD ABOVE 120% of the FMR. The= =20 higher the payments, we hope, the greater the chance of finding accessible=20 units. Now is the time for YOU, as an advocate, to find "accessible" units in=20 the private market. The local housing authority is supposed to have a list o= f=20 accessible units. Ask for the list, but be prepared to search yourself. AFTER you find accessible units, if you can afford to rent it with an=20 existing voucher, great! But for many people accessible housing will be=20 more expensive. So then you ask the housing authority to increase your=20 "payment standard" to AT LEAST 110% of the FMR, which your Housing Authority= =20 can do on its own. But even at110%, accessible dwellings may still be too=20 expensive. If so, THEN you must ask the housing authorities to request HUD to=20 authorize payments at either UP TO or ABOVE the 120% FMR levels because thos= e=20 levels are necessary to find accessible housing! It is not necessary to ask= =20 your local housing authority in writing, but it may help. Tell the housing=20 authority that you want a "reasonable accommodation" under Section 504 to=20 increase the payment standard. Here is a short explanation of how to increase the Section 8 payments=20 above 110% of the FMR as a "reasonable accommodation." An example: Let's=20 say that HUD has set the FMR for a three bedroom unit in your area is $800 a= =20 month. Let's assume your local housing authority's Section 8 voucher will=20 pay 110% of the FMR, or $880 a month. If you can find an accessible three=20 bedroom unit up to $880, terrific! Use the voucher, as it is. =20 But if accessible units are not available at less than $880, but there=20 are accessible units that you find at, for example, $1,200 a month (or=20 higher), you and your Housing Authority should write a letter to NATIONAL =20 HUD's Office of Public and Indian Housing and FHEO for a "waiver request to=20 allow approval under Section 504 of a special exception payment standard in=20 excess of 120 percent of the published fair market rent as a reasonable=20 accommodation for persons with disabilities who require an accessible unit.= "=20 (More than once, the Boston Housing Authority has received approval from=20 HUD in excess of 120% for a person with a disability.) =20 Tell HUD what you've done and why you (and other people) need accessibl= e=20 units and therefore need to request the reasonable accommodation. The more=20 specific information you provide the better. Obviously, if you can get your= =20 local Housing Authority to support you or even to request the accommodation=20 itself from national HUD, they have housing data and know how difficult it i= s=20 to find accessible housing. Ask national HUD for a special exception paymen= t=20 for ALL persons with disabilities in your area who need accessible housing. Remember, this exception above 120% of the FMR is intended to ensure=20 "equal opportunity" for people who need accessible units. After all, is no= t=20 "equal opportunity" what the Section 504 and HUD are all about? Obviously,= =20 if either your housing authority or HUD knows of accessible units BETWEEN 11= 0=20 and 120% of the FMR that are available for Section 8 vouchers, that would be= =20 great and a request would then go to the LOCAL HUD. =20 BUT if neither local HUD nor your housing authority can identify=20 accessible units at less than 110% of the FMR and you have found accessible=20 units at or above 120% of the FMR, let's get those accessible units and use=20 Section 8 vouchers. Those units are "equal opportunity." If we do not push this issue, the FY 2000 and 2001 Section 8 vouchers=20 will not be usable by persons who require accessible units and we'll lose=20 them or force people with disabilities to use the Section 8 vouchers for=20 INACCESSIBLE units, perpetuating "unequal opportunities." Don't expect HUD= =20 (or your local Housing Authority) to be easy. But we now have the vouchers=20 and the legal authority. "Power concedes nothing without a struggle." You=20 must ORGANIZE. =20 The Disability Odyssey continues, Steve Gold -- TNET Mail-To-News Gateway Version - 1.6 For information about this gateway email programs tnet.com HOME :: INDEX PAGE :: PREVIOUS ARTICLE :: NEXT ARTICLE Page Generation Copyright (c) 2004 DIMENET and TNET Services, Inc. - All Rights Reserved Module: archive.php - Version: 1.29d - Build: October 17 2004 23:36:18 MST
Home | Community Profile | Phone Directory | City Services | Schools | Mayor's Office | City Council 18th District Court | Taxes & Budget | Forms & Permits | City Maps | Government Links | Contact Us The Community Development Department offers several programs to Westland residents and homeowners. For all information, call (734) 595-0288: Director: James Gilbert Address: 32715 Dorsey Westland, MI 48186 Phone: 734.595.0288 Fax: 734.595.1680 Hours: 9:00am-5:00pm Monday through Friday Section 8 Rental Assistance Program Section 8 Housing Choice Program Waiting List Family Self-Sufficiency Program Home Buyer Program Commodities Distribution Subsidized Cab Card Program Emergency Rehabilitation Barrier Free Access General Rehabilitation Home Rental Rehabilitation Annual Rouge River Rescue (River Day) Section 8 Rental Assistance Program - This Department of Housing and Urban Development (HUD) funded program provides financial rental assistance to eligible individuals and families based upon income. The amount paid for rent and utilities will generally not exceed 30 percent of income. The program is administered locally by the Westland Housing Commission (WHC). Family income must be within HUD's guidelines for household size in order to qualify. Landlords and Owners of the family's selected rental unit must agree to participate and comply with program requirements. The selected rental unit must pass the Housing Quality Standards Inspection per guidelines established by HUD. Back to Top Section 8 Housing Choice Program Waiting List - The Westland Housing Commission Section 8 Housing Choice Voucher Program waiting list is currently CLOSED and we are not accepting applications at this time. In July of 2000, Westland Housing Commission opened its waiting list and received approximately 1,500 applications. Due to the large response we received, it will not be necessary to reopen our waiting list for quite some time. When we do open our waiting list, we will advertise in the Legal Notices section of the Westland Observer Newspaper, giving plenty of notice of the date and time, as well as the required procedure to follow in order to apply to the Westland Housing Commission Section 8 Housing Choice Voucher Program. In order to assist you with your general housing needs, the Westland Housing Commission also has available additional information regarding senior housing, as well as a listing of apartments in the City of Westland and a list of landlords and their telephone numbers. In addition, the City of Westland Housing Commission has available at the Dorsey Community Center, 32715 Dorsey Road, (1 block East of Venoy, 1 block South of Palmer, 5 blocks North of Michigan Avenue) a book of vacant rental units, date available for rent, as well as a brief description of the vacant unit, and name and telephone number of landlord to contact if you are interested in the rental unit. Back to Top Family Self-Sufficiency Program - For families receiving a Section 8 Rental Assistance Program Voucher through the City of Westland Housing Commission, we also offer the Family Self-Sufficiency (FSS) Program. The purpose of the program is to establish a five-year plan with a FSS Case manager to have the family off all forms of public assistance. The FSS Casemanager helps the family: overcome any obstacles to self-sufficiency, links the family with the appropriate service agencies, and provides counseling, job training and education assistance. Back to Top Home Buyer Program - Down payment and/or closing cost assistance with a maximum of $5,000 per unit and a minimum of $500 to qualified moderate/low income (80% of Detroit median income as determined by HUD Section 8 income limits, adjusted by family size). Families can purchase a home in designated areas of the City with a maximum purchase price of $123,150 for new construction, and $80,000 for an existing home. The Homebuyer must be low/moderate income at the time the household initially occupies the unit, or at the time HOME funds are invested, whichever is later. There is a liquid asset limit of $5,000 per household. The HomeBuyer may sell the property during the term of affordability only if the HomeBuyer assistance is fully repaid (no pro-ration or deduction) to the City of Westland upon the sale or transfer of title during the initial (5) five years. Applicant must apply for assistance through Participating Lenders: National City, Standard Federal or Bank One. Back to Top Commodities Distribution - At the Dorsey Community Center for income qualified Westland residents living north of Michigan Avenue, commodities are distributed usually on the third Thursday of each month. To qualify, the residents must meet the following guidelines: 130% of Federal Poverty Income Guidelines for those under 60 years of age and 160% of Federal Poverty Income Guidelines for those 60 years of age and older. Surplus commodities are distributed to residents living south of Michigan Avenue on the third Monday of each month at St. James United Methodist Church at 30055 Annapolis between Henry Ruff and Middlebelt Roads. Qualified residents of Taylor Towers may pick up commodities at the Towers on the third Wednesday of each month. For further information, call the Commodities Hotline at (734) 595-0366. Back to Top Subsidized Cab Card Program - For income qualified (below 50% of median) Westland residents from designated areas of the City to our 25 designated drop-off destinations for governmental services, recreation, medical, and essential shopping. The eligible areas for service are: Norwayne, Carver, and Annapolis Park Subdivisions. The flat rate is $3.00 per trip regardless of the number of riders with the remaining fare subsidized by the Program. Participants must be pre-registered through the Dorsey Community Center. Back to Top Emergency Rehabilitation - Grants, loans, or deferred loans to low and moderate income homeowners to make limited repairs of hazardous housing conditions that may jeopardize the health or safety of a homeowner, e.g. fuse panel, electrical service, furnace, hot water heater, water break, roof leak, sewer back up, or basement flooding. Back to Top Barrier Free Access - Low and moderate income homeowner assistance to improve accessibility and convenience for persons having permanent physical handicaps. Repairs include: installation of ramps, grab bars, handrails, doorway and cabinet alterations, and modifications of bathroom fixtures. Back to Top General Rehabilitation - Low and moderate income residents wishing to have their homes meet federal Housing Quality Standards and/or local building codes may apply for a one-time general rehabilitation. Qualified homeowners may receive repairs including electrical, plumbing/heating, and structural items such as roofs, doors, windows and energy conservation. Back to Top Home Rental Rehabilitation - This program improves the living conditions of lower income families through selective rehabilitation of sub-standard rental units in the Norwayne and Carver subdivisions. The owner/investor receives a forgivable matching loan as long as: 1. The unit is rented to a low income tenant 2. Annual tenant information is provided 3. Rent levels are affordable to low income families 4. The unit is in compliance with the federal Section 8 Housing Quality Standards and City of Westland building codes for a five-year period. Back to Top Annual Rouge River Rescue (River Day) - The City of Westland actively participates in the annual Rouge River (River Day) clean up held the first Saturday in June. Back to Top
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By David Dorfman, Publisher, Rentlaw.com af·ford·a·ble That can be afforded: affordable housing; an affordable risk · Policing the Poor: From Slave Plantation to Public Housing · Nickel and Dimed: On (Not) Getting By in America · The Wealth and Poverty of Nations: Why Some Are So Rich and Some So Poor · No Excuses : Lessons from 21 High-Performing, High-Poverty Schools · The Mole People: Life in the Tunnels Beneath New York City af·ford To have the financial means for; bear the cost of: not able to afford a new car. To manage to spare or give up: can't afford an hour for lunch. To manage or bear without disadvantage or risk to oneself: can afford to be tolerant. To make available; provide: a sport affording good exercise; a tree that affords ample shade. Normal wear and Tear - summary of this clause and problems when tenants vacate a unit. Renter's Insurance - Guide for Tenants. Good for Landlords. Free Quotes available. Homeowner's Insurance - Tips for saving money on Homeowner's Insurance and easy quote service. Real Estate Professionals get listed in our national database. Reach new clients . View the Database or Get listed for a one-time fee of $9.75. click for details! Poor people in America? Not here, right? Section 8, homeless shelters, Food Banks, Public Assistance and Food Stamps. We complain about paying high taxes whether it be property, sales, or income tax. Some of that money makes it way back to helping those in need in one form or another. We talk about money going to help the “developing” nations – such as in Africa or even Russia and China. We must realize, however , that right her in the United States, people are poor – extremely poor. Some people cannot just simply “escape” their environment due to circumstances beyond their control. The purpose of many federal and state programs is to assist those less fortunate. Many programs come and go. One of the most basic and hardest requirements to fulfill is that of housing for the poor. Public Housing Projects (1940 – 1960) were an idea whereby cities and states would build Public Housing “Projects” for the poor. While the idea was correct – it did not go far enough to “mainstream” (up and coming word) the poor (socially and economically) into another world. We simply lumped a group of economically disadvantaged people into one, new, government built section of a city – keeping them separate from the rest of the city socially. At the time these new projects were built, it was on the less desirable pieces of property in the City – near major highways, industrial sections of town etc. These projects began to fail as the surrounding communities faltered, buildings deteriorated and continuing services were not rendered – social services, physical services etc. Across the nation, we have slowly begun to dismantle these projects with a bulldozer or spectacular staged explosions (St. Louis). See the offices Demolition and Disposition Program SECTION 8 - HOUSING VOUCHER PROGRAMS The new Housing Programs or Social Service Programs , designed and administered by US Dept. of Housing and Urban Development (HUD), are designed to encourage the disadvantaged to seek housing in the generally community they wish to live. This is mainstreaming . This is the same concept being used in schools across the nation. The idea is bring those who are disadvantaged the same general opportunities (equality) as those without the disadvantage. Many people are poor due to disability, abuse, physically handicap or age. Others may have been in trouble in the past, but are seeking a new life. Section 8 (Housing Choice) tenants qualify for federal housing assistance for a number of different reasons. See HUD's fact sheet . There are no racial, ethnical or other criteria over who may or may not qualify. More information on SECTON 8 and the new programs are available from the United States Government HUD Website Landlord's Obligations: The role of the landlord in the voucher program is to provide decent, safe, and sanitary housing to a tenant at a reasonable rent. The dwelling unit must pass the program's housing quality standards and be maintained up to those standards as long as the owner receives housing assistance payments. In addition, the landlord is expected to provide the services agreed to as part of the lease signed with the tenant and the contract signed with the PHA. Tenant's Obligations: When a family selects a housing unit, and the PHA approves the unit and lease, the family signs a lease with the landlord for at least one year. The tenant may be required to pay a security deposit to the landlord. After the first year the landlord may initiate a new lease or allow the family to remain in the unit on a month-to-month lease. The Housing Project concept failed for the most part, and the government has realized that a better approach was to assist by “mainstreaming” the disadvantaged into an area they may be able to live a healthier, more productive life and have access to more opportunities. Its purpose is to assist eligible elderly, or disabled or very-low income households (as defined by HUD) to secure decent, safe and sanitary housing. Because Section 8 is not an entitlement program (like Social Security, for example), there is a waiting list. Per federal regulations, applications for the waiting list are available periodically when the estimated waiting period is not so long as to give applicants false hope of receiving assistance in the near future. A Section 8 office assists eligible households by paying a portion of their rent. This housing assistance payment (HAP) is sent to property owners (Landlords) monthly. The tenant pays the balance. For an explanation of how tenant share is calculated, see the Voucher sections on HUD. For each county HUD has a set standard payment schedule for Studio – 4 Bedroom Homes. Tenants coming into the program are given a voucher and typically 60 days to find an apartment. They may elect to remain in their current apartment if the landlord accepts Section 8 or they may move. If the recipient needs additional time to secure an apartment, the voucher may be extended up to sixty (60) additional days. The recipient must submit documentation to the Housing Authority that he/she has been actually searching for a residence. The apartment must pass inspection to ensure it meets the HOUSING QUALITY STANDARDS, or HQS, set by the federal government. The authority providing the payments requires an inspection of the home yearly. All Section 8 participants (tenants) are reviewed annually (re-certified) to determine any changes in family income, deductible allowances and family composition. Habitat for Humanity Local Religious Groups Civic Organizations FEATURE SHOPS Idiot's Guide-Being a Smart Landlord! 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Government Resources Social Security - Medicaid/Medicare - Section 8 The federal Section 8 rental subsidy program is administered by city, town and state Public Housing Authorities (PHAs). With a Section 8 certificate, the disabled income-eligible person can rent an apartment at the regular market rate and only pay 30% of their income for rent, while Section 8 pays the balance of the rent. QUALIFYING FOR SECTION 8 There are two criteria to qualify for Section 8: The person is disabled or single head of household, and The person's household income is 50% or less of the median income for the area (SSI is well below 50% of median income; median income for single Vermonters is about $23,000). Waiting lists for Section 8 certificates range from six months to three years, depending on your location in the state and the aggressiveness of your PHA to obtain the certificates from the U.S. Department of Housing and Urban Development (HUD). FEDERAL PREFERENCE POINTS There are three federal preference points that give the person a higher standing on the waiting list for Section 8. These are: The person pays more than 50% of their income for rent, The person lives in substandard housing, and The person is involuntarily displaced. These preferences are mandated by HUD, and every local Housing Authority must use them. Local Housing Authorities may also have developed additional local preferences. AFTER YOU ARE ON THE WAITING LIST Once a person is on the waiting list, it is important to regularly ask the Housing Authority about their placement on the list. Practical omissions, like failure to report to the Housing Authority for verification of eligibility once the person is very close to the top of the waiting list, can result in their being pushed back to the bottom of the waiting list. Local Housing Authorities have wide flexibility in administering this program. Therefore, it is very important to know the staff of your local Housing Authority and develop a collaborative relationship with them. Top of Page
