Low income housing search Kate shapiro: kshapiro@haphousing.org

Today’s agenda Dream Housing Subsidized Housing in General Private/Subsidized LI housing Housing Authority LI Housing Today’s agenda

What we WON’T be doing What we WILL be doing What We won’t be doing Giving out applications to local HA and subsidies Going through all of the local HA and subsidies and telling you which lists are open or closed What we WILL be doing Explaining different types of subsidies and application processes Why some HA give people housing before others and how that might apply to you

You are SMART and Knowledgeable and so are you neighbors and friends Exercise 1 You are SMART and Knowledgeable and so are you neighbors and friends

Low Income Housing SEARCH Continuum Housing Applications Housing Waitlist Annual Waitlist Updates Housing Screening Low Income Housing Dream Housing Rental/Ownership Denial Work on Credit, LL Reference, CORI, +Income Increase Income, Continue Working on Credit Appeal

Housing Search Log Program Date Application Requested Date Application Submitted Control Number  Federal public housing    State public housing  MRVP  Emergency application  Section 8 voucher  Other Date Location of Property Subsidy (Y or N) Name of Property/Agent Whom Spoke To Contact Info Letter, Call or Visit? What Happened/ Was Said Next Steps Example 11/7 391 Main Street Easthampton MA Y HAP Housing/Kate Shapiro 4132331500 In person at office 322 Main St SPFLD Submitted application for College Highway Apartments Make sure to respond to any letters and annual letters  

Housing Continuum Appeal Appeal Denial Denial Application for Housing Added to Waitlist Annual Waitlist Update Top of Waitlist: SCREENING Housing Notice to Quit Summons and Complaint Judgement for Possession Execution Physical Eviction Temporary Housing Application for Shelter Shelter Denial Appeal Denial Appeal

Public eviction look up and cori seal Eviction http://www.massco urts.org/home.pa ge CORI SEAL Guide http://www.massle galservices.org/s ystem/files/librar y/know-your-cori- rights%20%281% 29_0.pdf

4 RULES OF LOW INCOME HOUSING SEARCH APPLY TO AS MANY PLACES AS POSSIBLE: Call before you go in. Ask if they are accepting LI application AND length of Waitlist KEEP TRACK OF WHERE YOU APPLIED UPDATE YOUR ADDRESS AT EACH PLACE WHEN YOU MOVE!!!!! WORK ON YOUR CREDIT, CORI, EVICTION RECORD WHILE YOU WAIT TO GET AN APARTMENT AND/OR YOUR DREAM HOUSE

DREAM HOUSING 1 Minute: Think about the best place you ever lived. Write down 3 things that made it great. 2 Minutes: Turn to your neighbor. Introduce yourself and tell them the 3 things that you wrote down. Listen while they tell you their 3 things Go around the room and each pair reads out their 6 things

Wish List 1. Neighborhood Considerations Schools Transportation Access to shopping/groceries Closeness to friends & family Closeness to work Trees and parks Safety Other considerations

Wish List 2. Imagine your new home What does it look like? Apartment Single family Duplex What do you need? # of Rooms # Bedrooms # Bathrooms Large rooms Kitchen Parking/garage Storage areas Laundry/Dishwasher Yard

Types of low income housing Housing Authority Federal Project Based Elderly and Disabled Family Mobile Section 8 State MRVP Types of low income housing Private Entity Affordable Income limits but rent NOT based on income Low Income Subsidized RENT ALWAYS BASED ON INCOME RENT CAP AND RENT SOMETIMES BASED ON INCOME

Housing SEARCH Continuum Housing Applications Housing Waitlist Annual Waitlist Updates Housing Screening Low Income Housing Dream Housing Rental/Ownership Denial Work on Credit, Evictions, LL Reference, CORI, +Income Increase Income, Continue Working on Credit Appeal

PRIVATELY OWNED Low Income Sometimes they can have higher standards for admissions Privately owned so there can be MANY in the same city How do you know where they are?

Finding Privately owned low income housing Hampden County: Short Term LONG TERM

Who gets apartments first and why? Federal HA Admissions and Continued Occupancy Policy State HA Emergency Case Plan Private/ Soft Subsidy Tenant Selection Plan

Fair Housing Laws: What are the protected categories? Race Color National Origin Religion Sex Familial Status Marital Status Handicap Age Sexual Orientation Gender Identity and Expression Military/Veteran Status Ancestry Public Assistance Housing Subsidies Genetic Information

Discrimination Questions Am I in a protected category Is the treatment related to my membership in the protected category

What to do if you think you’re a victim of housing discrimination “Where do I find help?” HAPHousing Massachusetts Fair Housing Center Massachusetts Commission Against Discrimination United States Department of Housing & Urban Development (HUD)

Allen park Priorities and preferences Natural Forces Public Action State Sanitary Code Problem DOMESTIC VIOLENCE Standard Application

4 RULES OF LOW INCOME HOUSING SEARCH APPLY TO AS MANY PLACES AS POSSIBLE: Call before you go in. Ask if they are accepting LI application AND length of Waitlist Consider if you qualify for PRIORITY OR PREFERENCE and apply to those places first KEEP TRACK OF WHERE YOU APPLIED UPDATE YOUR ADDRESS AT EACH PLACE WHEN YOU MOVE!!!!! WORK ON YOUR CREDIT, CORI, EVICTION RECORD WHILE YOU WAIT TO GET AN APARTMENT AND/OR YOUR DREAM HOUSE

Private entity: affordable Generally, you can’t make more than 60% of area median income Cap on how much LL can charge for rent Recertify every year to prove you are still income eligible Can be paired with section 8 to make rent based on income

Types of low income housing Housing Authority Federal Project Based Elderly and Disabled Family Mobile Section 8 State MRVP Types of low income housing Private Entity Affordable Income limits but rent NOT based on income Low Income Subsidized RENT ALWAYS BASED ON INCOME RENT CAP AND RENT SOMETIMES BASED ON INCOME

Housing SEARCH Continuum Housing Applications Housing Waitlist Annual Waitlist Updates Housing Screening Low Income Housing Dream Housing Rental/Ownership Denial Work on Credit, Evictions, LL Reference, CORI, +Income Increase Income, Continue Working on Credit Appeal

Housing Authority Housing Authority Federal Project Based Elderly and Disabled Family Mobile Section 8 State MRVP

housing authority Housing Authority Family Elderly and Disabled Mobile/Project Based Section 8 MRVP

Section 8 (BUT remember: each HA has a different priority) Only need to apply once at one housing authority Waitlists average 8-10 years and there are freezes on issuance of new vouchers when Feds are poor Can be used ANYWHERE in the county In MA, it is illegal to discriminate against people bc they have a section 8 Value of the vouchers changes annually

MRVP Apply at each Housing Authority Shorter Waitlists Can ONLY be used in MA!! In MA, it is illegal to discriminate against people bc they have a MRVP Usually less $ per voucher then section 8 200% of Federal Poverty

housing authority Housing Authority Family Elderly and Disabled Mobile/Project Based Section 8 MRVP

Housing authority: project based family NOT ONLY for families! Income restrictions: 80% Area Median Income

Housing Authority: elderly and disabled Have to prove AGE OR Disability % of development set aside for disability usually 10%-30%

Housing authority: state v. federal Differences in requirements for undocumented immigrants Mobile: Different amount of $ per voucher AND difference where you can use: national v. MA only Different rules about Domestic Violence apply Differences in what groups get priority on waitlists

200% Fed Poverty- MRVP Family size 1 2 3 4 5 6 7 8 Yearly Income 50%- Section 8 80%- Public Housing Family size 1 2 3 4 5 6 7 8 Yearly Income $30,850 $35,250 $39,650 $44,050 $47,550 $51,100 $54,600 $58,150 Family size 1 2 3 4 5 6 7 8 Yearly Income $44,750 $51,100 $57,500 $63,900 $69,000 $74,100 $79,250 $84,350 200% Fed Poverty- MRVP Family size 1 2 3 4 5 6 7 8 Yearly Income $23,540 $31,860 $40,180 $48,500 $56,820 $65,140 $73,460 $81,780

Practical considerations of state v. federal + mobile v. Project based It May Not Always Apply but Better to Ask for it Then Miss an Application: Ask for Federal and State Project Based Applications At Each Housing Authority Ask for Section 8 AND MRVP at every Housing Authority WRITE EVERY APPLICATION ON YOUR LOG

2 ways to apply to Housing authorities Apply to Project Based, MRVP, Section 8 at as many HA as possible Look at Admissions and Continued Occupancy Plans at different HA’s and apply to the ones that you have priority for

Where do I find priorities and preferences? Federal HA Admissions and Continued Occupancy Policy State HA Emergency Case Plan Private/ Soft Subsidy Tenant Selection Plan

Housing Authority Housing Authority Federal Project Based Elderly and Disabled Family Mobile Section 8 State MRVP

SHA Federal Priorities and preferences Witness Protection Natural Disaster: Public Housing Resident Housing First SPFLD Residents Standard Application

SHA STATE Priorities and preferences Natural Forces Public Action State Sanitary Code Problem Emergency Case Plan (MUST SUBMIT W/ DOCUMENTATION!!) Standard Application: Local and Veteran Preference Standard Application

Emergency Case Plan INCLUDE Documentation with application Homeless and Direct Threat to Safety Severe Medical Emergency Abusive Situation

Practical considerations of FOR APPLYING TO Housing Authorities It May Not Always Apply but Better to Ask for it Then Miss an Application: Ask for Federal and State Project Based Applications At Each Housing Authority Ask for Section 8 AND MRVP at every Housing Authority Try to apply to HA where you live first THE LIST FOR EMMERGENCY STATE HOUSING NEVER CLOSES!!!! WRITE EVERY APPLICATION ON YOUR LOG

HYPOTHETICAL Luisa- 37 Juan 55 yr Carlos Siblings Parents Of: *Lives on his VA benefits *Major Back Problem which has gotten worse past 2 months *Currently Living with son in spfld Apt with 3 flight walk up *Luis’ mom moved back to PR 1 year ago but haven’t been to court 12 years old Luis- Juan’s Son Luisa- 37 *Mom of Sam and Lillian *Lost her job 4 months ago * Received NTQ last week from HHA for non payment of rent and illegal occupant (carlos) and left apt to move in with Brother *Carlos and she have rocky relationship with loud fights. Police have been called to the house on a number of occasions Sam Lillian Carlos *Got out of Hampden HC 6 months ago from sentence related to drug charge *Been living with Luisa since then *Suffers from depression and bi-polar disorder and has applied to SSI Siblings Parents Of:

Housing Application Options Federal Family: Luisa HH with or without Carlos: Standard Juan HH: Local Preference Federal Elderly and Disabled: 1. Juan HH: Local Preference 2. Carlos HH State Family: Luisa HH w/out Carlos: Emm. Case Plan 4 © Juan HH: Case Plan 4 (b) Carlos HH w/out all the kids. May be able to prove local preference Juan HH: Veteran Preference and Local Preference Elderly and Disabled:

Housing SEARCH Continuum Housing Applications Housing Waitlist Annual Waitlist Updates Housing Screening Low Income Housing Dream Housing Rental/Ownership Denial Work on Credit, Evictions, LL Reference, CORI, +Income Increase Income, Continue Working on Credit Appeal

False Info or insufficient info on Application HA Reasons for denials Federal Drug Use or Production OR Sale of Drugs Sex Offender whose habits and practices reasonably may be expected to have a detrimental effect on the residents or the project environment State Bad behavior or bad housekeeping in Prior APT Previous Criminal Activity or current user of illegal drugs Previous Non payment of rent unless you were paying <50% of your income to rent False Info or insufficient info on Application Acted scary towards HA employee during application process or last 3 years

Must be done in writing Denials Appealable (read closely appeal process) More documentation of rehabilitation the better See: http://www.masslegalhelp.org/housing/challenging-a-denial

Reasonable Accommodation A reasonable accommodation means that a landlord makes certain adjustments in rules, policies, services, or even the physical structure of an apartment so that you can have full use of your home. It means that sometimes landlords need to make exceptions and do things differently to enable a person who is disabled to participate more easily in a housing program. You can request an accommodation when you are applying for housing, before moving into housing, or during your tenancy.

Reasonable Accommodation Reality Not just for PHYSICAL DISABILITIES Exception to ANY rule or policy May not want to ask for it first off Put it in Writing if possible You DO NOT have to disclose the nature of your disability but MAY need verification of the existence of the disability and connection to the requested accommodation

Types of low income housing Housing Authority Federal Project Based Elderly and Disabled Family Mobile Section 8 State MRVP Types of low income housing Private Entity Affordable Income limits but rent NOT based on income Low Income Subsidized RENT ALWAYS BASED ON INCOME RENT CAP AND RENT SOMETIMES BASED ON INCOME

Housing SEARCH Continuum Housing Applications Housing Waitlist Annual Waitlist Updates Housing Screening Low Income Housing Dream Housing Rental/Ownership Denial Work on Credit, Evictions, LL Reference, CORI, +Income Increase Income, Continue Working on Credit Appeal

4 RULES OF LOW INCOME HOUSING SEARCH APPLY TO AS MANY PLACES AS POSSIBLE: *Call before you go in. Ask if they are accepting LI application AND length of Waitlist *At HA ASK for FEDERAL AND STATE APPLICATIONS KEEP TRACK OF WHERE YOU APPLIED UPDATE YOUR ADDRESS AT EACH PLACE WHEN YOU MOVE!!!!! WORK ON YOUR CREDIT, CORI, EVICTION RECORD WHILE YOU WAIT TO GET AN APARTMENT AND/OR YOUR DREAM HOUSE

Housing Search Web Sites Housing Authorities Housing Authority List and We Reviewed Openings in some Housing Search Advocacy Information Housing Search Guide Sample Application Financial Classes Front: Housing Search Log Back: Reporting Fair Housing Problems CORI Web Site Eviction Masshousing Web Site Web Site that Explains Priorities and Preferences and emmgency Housing Web Site for CORI sealing Mobility Workshop

QUESTIONS?????