Affordable Housing 101: An Advocate’s Guide to Subsidized Housing

The September CRC Information Session featured guest speaker Noreen Kearney, LCSW, Outreach Coordinator at the Metropolitan Boston Housing Partnership.

The Metropolitan Boston Housing Partnership (MBHP) is one of nine regional non-profit housing agencies; it serves Boston and 29 surrounding communities. MBHP was founded with the goal of ensuring that the region’s low-and moderate-income individuals and families have choice and mobility in finding and retaining decent affordable housing. The programs and initiatives offered at MBHP are designed to encourage housing stability and increased economic self-sufficiency, and enhanced the quality of life.

MBHP Programs and Services

Major program areas offered through MBHP include rental assistance, housing supports, real estate services, and family shelter.

Rental Assistance: The Rental Assistance department consists of program representatives working with the Federal Section 8 program, State MA Rental Voucher Program (MRVP), Project based subsidized units, specialized shelter programs such as Shelter Plus Care, and the relocation and inspections teams. Housing vouchers bridge the gap between the cost of housing and the incomes of low wage earners and people on limited fixed incomes. With a federal or state subsidy, low-income individuals and families can rent their next home. The tenant pays up to 40% of his or her gross income to rent; the subsidy pays the remainder. MBHP determines tenant eligibility, inspects apartments to ensure they meet housing quality standards, negotiates fair market rents, and pays subsidies directly to landlords. MBHP also work closely with voucher holders to assist them with programs, information, and services that can help them find and sustain decent housing and achieve economic self-sufficiency.

MBHP maintains waitlists for the Section 8 voucher program as well as some project based MRVP units. These waitlists typically run about 6-8 years.

Housing Supports: The Housing Supports department offers a wide variety of resources for families with more complex housing needs. Housing Search for homeless families, brief counseling around rent and utility arrearages, foreclosure counseling for property owners and tenants, case management for clients with hoarding, sanitation and safety issues and many other services help stabilize the hardest to house families.

(See previous article on Foreclosure Prevention – http://healthcare.partners.org/ss/ssframebottom/staffresources/news/2008/04_08_Foreclosure_Prevention.htm )

Included in the Housing Supports department is the Housing Consumer Education Center (HCEC). Within the HCEC, MBHP offers information and referral services to anyone who has questions about housing or community resources. The lobby of MBHP serves as a housing search center, where free telephones and internet access is available. The lobby is always staffed with a community resource specialist who is trained in helping individuals apply for subsidized housing and referring to other community resources such as employment, fuel, or nutrition assistance. One-on-one housing counseling and group workshops are also available. All services are free and assistance can be provided by walk-in or by telephone.

As a part of the Homelessness Prevention and Housing Stabilization services, MBHP offers some emergency financial assistance. Eligibility for assistance is determined on a case-by-case basis, although a general rule is that applicants must be able to prove need AND sustainability in their unit. Sustainability is generally defined as rent less than 50% of gross monthly income. Most assistance is one-time only for instances where individuals have an arrearage as a result of an unexpected and unavoidable crisis. MBHP also accepts applications for RAFT (Residential Assistance for Families in Transition), which is a state-funded program that gives financial assistance to families at risk of homelessness. As with the other funds, RAFT is given on a one-time only basis, and applicants must demonstrate that after receiving assistance they will be able to maintain their housing situation. Clients seeking programs and services, including funding, should call the HCEC at 617.425.6700.

The Boston Homelessness Prevention Clearinghouse, a partnership between the City of Boston and the Paul and Phyllis Fireman Charitable Foundation, is also housed at MBHP.  The Clearinghouse aims to preserve tenancy for those at risk of homelessness by connecting them to community resources, and providing emergency financial assistance for rental arrearages.  The Clearinghouse funds can only be used by City of Boston residents . The max funding amount per household is $2,000 which can be put toward rental arrearages .  All applicants must have received a14 day ‘Notice to Quit’ or ‘Summary process and complaint for eviction’.  Again, families must prove a compelling one time reason for falling behind and that they will be sustainable in their unit going forward.  The Clearinghouse does not accept self referrals from clients.  All applicants must be working with a case manager at one of their network agencies.   Boston residents who are at risk of homelessness and would like to connect to the Clearinghouse’s services are welcome to call their Resource Line at 617.425.6692.

Real Estate Services: MBHP provides a free listing service on its website for landlords to post vacant apartments. Potential tenants can search www.mbhp.org for apartments that might fit their families’ needs. Included in the property owners services are tenant – landlord mediation, landlord support sessions, yearly resource workshops, homes for good and the home modification loan program.

Please review the website for more information on the following:

Homes for Good: A program that re-sells affordable units to low-and moderate-income first-time homebuyers.

Home Modification Loan Program: A State-funded loan program that providers low-or no-interest loans to make access modifications to the primary permanent residences of elders, adults with disabilities, and families with children with disabilities. This program is for home-owners; however, landlords may apply on behalf of their tenants.

Tip: This is NOT a reimbursement program; one must apply for the loan before completing any home modifications or repairs.

(See previous article on HMLPs- http://healthcare.partners.org/ss/ssframebottom/staffresources/news/2008/07_08_Home_Modification_Loan.htm )

Last, MBHP maintains and provides case management services for a “scattered site” Family Shelter program of 60 units. These shelter apartment units are paid for by the Department of Transitional Assistance (DTA) and families must be referred by DTA for emergency housing.

The Affordable Housing System
 
Local Housing Authorities vs. Regional Housing Agencies

It is important to recognize the distinction between local housing authorities and Regional non-profits, such as MBHP. Almost every town or city in Massachusetts has a Local housing authority (LHA) that owns and manages public housing within their own locality. LHA’s also maintain state and federal waitlists for section 8 and other state subsidies. MBHP and other regional non-profits have their own regional waitlists for Section 8, MRVP and some limited project based units. These waitlists are separate than the waitlists held by the local housing authorities so clients can be on the waitlist at their local housing authority and at the regional non-profit agency. Waitlists at housing authorities may have preferences and priorities for local residents and other special categories, whereas the regional requires a family to meet the eligibility criteria of the program is a first come first serve with no priority status.

Tip: Each Housing Authority may have independent preferences and priorities. Housing Authorities are required to make printed copies of current preferences and priorities for subsidized housing available..

While both LHA’s and regional non-profits maintain subsidized housing waitlists, MBHP provides the additional advantage of having a Housing Consumer Education Center that aims to help those in need successfully navigate the complicated affordable housing system.

Tip: Although some housing authorities use a Centralized Section 8 Application and/or accept a common Standard Application for public housing, each Housing Authority runs independent of another. It is important to advise clients that might have a priority status such as proof of homelessness and a disability to contact the LHA in every community in which they would be willing to live and make sure they are given priority.

Types of Affordable Housing

There are four basic types of affordable housing,

Public Housing refers to housing that is owned and operated by the Local Housing Authority and can be either Federal or State funded. Applications are accepted at the Local Housing Authority. Although income is the primary eligibility criteria, preference is given to those who live or work in the town. To qualify one must be below 80% of the area median income. Specific units are reserved for families (including families of one), and those who are elderly and/or disabled.

Section 8 housing vouchers are a program funded by the Federal Government. Section 8 vouchers are usually mobile, meaning that once awarded a voucher one can move anywhere in the country, and usually require an individual to pay between 30-40% of his/her gross income for rent. Income limits for eligibility vary, but typically fall within 30-50% of area median income. Section 8 waitlists are generally very long, averaging 6-8 years. Ms. Kearney stressed that there is no such thing as “Emergency Section 8” and it is best for individuals to apply for Section 8 through both the local housing authority and the general waitlist at the regional housing agency (MBHP).

Tip: As the amount of rent paid by an individual who has a Section 8 vouchers changes dependent upon one’s income, it is important to update the housing authority if there are ANY changes in income so rent can be adjusted accordingly.

MRVP ( Massachusetts Rental Voucher Program)can be either “ Mobile” or “Project-Based” meaning that the subsidy is attached to a specific building or apartment. There are no immigration requirements for this state-funded voucher. Rent is up to 40% of one’s income, dependent upon whether utilities are included or not. At this point in time, MRVP wait lists have been closed for several years waiting state funding. It is best to check with the local housing authority or regional housing agency for up-to-date information about the availability of this type of subsidy.

Project-Based Vouchers are subsidies (Section 8 or MRVP) that are attached to a specific building or apartment, and are not mobile. Applicants should apply for Section 8 or MRVP vouchers at the Housing Authority or Regional Housing Authority, individuals are then referred from waitlists to the owner to fill any vacant units. Applicants designate the buildings they are interested in living in on the application form. Wait list times vary dependent on the amount of units and turn over rate.

Tax Credit and HUD Subsidized Units: As there is not enough funding to cover the high demand for subsidized housing the State offers special tax credits to property owners who offer a certain number of units at below market rates. These rates are fixed, and do NOT adjust based on one’s income. Additionally, the Federal Government offers HUD subsidized units that are run by management companies that offer affordable housing to low-income individuals and families. HUD unit rents DO adjust with income. Applications are made directly to the building that one is interested in. These units are listed in the MassHousing’s Housing List Booklet (Visit the MassHousing website to search the affordable housing list https://www.masshousing.com/portal/server.pt?open=514&objID=422&parentname=CommunityPage&parentid=0&mode=2&in_hi_userid=2&cached=true or if you would like a copy please contact Samantha Gallant x6-8182).

Barriers to Obtaining Permanent, Safe, Affordable Housing

Several barriers may exist for individuals trying to apply for affordable housing; however, it is important to realize that there may be ways to overcome seemingly daunting barriers. CORI checks are required when applying for subsidized housing. Not all criminal offenses are a bar to affordable housing. Other than certain very serious crimes (i.e., a violent, sexual offense or drug-related activity), many other offenses can be overcome with some advocacy. Housing Authorities vary in the screening process, some being more lenient about what is considered a “serious offense”. One can appeal a Housing Authorities decision by providing character references or letters of support.

Tip: Clients can always request a copy of their personal CORI. The personal copy is DIFFERENT than the limited CORI a Housing Authority receives; clients should be advised to NOT share the complete CORI as it may contain more information.

Similarly, a person with a history of bad credit or even an eviction can appeal a Housing Authority’s decision. Compelling evidence of rehabilitation can include letters of support from a previous landlord, phone or utility bills, which show punctuality of payment.

Last, one’s immigration status may directly impact eligibility for subsidized housing. Generally, those without U.S. citizenship can apply for housing that is STATE-FUNDED.

Tip: If a Housing Authority requests a Social Security number from an applicant, they should inquire as to what other forms of identification they may provide instead.

In contrast, most federal housing programs require that one or more household members have legal status. Victims of trafficking are eligible without regard to status.

Tip: Although a "Mixed" household where some, but not all, members have legal status can apply for Federal Housing, the housing assistance may be pro-rated to subsidize only those family members with legal immigration status. In some cases, large families with mostly undocumented members may end up with such a small subsidy that they may be able to find lower rents on the private market.

For more information on the Metropolitan Boston Housing Partnership:

125 Lincoln Street, 5th Floor
Boston, MA 02111
Telephone: 617-859-0400 or 1-800-272-0990
Email: info@mbhp.org
Website: http://www.mbhp.org

-Thanks to Ms. Noreen Kearney, LCSW for her presentation and help with this article.

 

 

9/08