Affordable Housing for People with Disabilities Massachusetts Rehabilitation Commission September 2017

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

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

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

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

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

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

Regional Nonprofit Agencies Nine regional nonprofit agencies Eight administer tenant-based Housing Choice Voucher Programs (Section 8) Many also have project-based housing A list of these housing providers can be found here: http://www.mass.gov/hed/economic/eohed/dhcd/c ontacts/regional-administering-agencies- listing.html

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

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

811 Project Rental Assistance Program will fund 190 units in MA which are project-based. These priority populations can also access 38 set aside mobile vouchers. In order to be eligible, a consumer must: 1. Meet the criteria to be eligible for one of the priority categories listed above 2. Be a person with a disability 3. Be in need of ongoing supportive services (as detailed on referral form) 4. Be under the age of 62 5. Meet the low income requirements (Eligible individuals must be the “Extremely Low Income requirement set by HUD. HUD’s requirements can be found here: https://www.huduser.gov/portal/datasets/il/il2017/select_Geography.odn) Category I: This category is no longer in use; transitions under the Money Follows the Person Demonstration have stopped.   Category II: Residing in a long term care facility and eligible for a MassHealth 1915(c) Home and Community Based Services (HCBS) waiver Category III: Residing in a long term care facility and not eligible for either the MFP Demonstration or an HCBS waiver Category IV: Living in the community and eligible for an HCBS waiver

Current 811 Properties to Apply for: Georgetowne Homes (Boston) 811 PRA Duck Mill (Lawrence) 811 PRA Hayes (Haverhill) 811 PRA Parcel 25 (Boston) 811 PRA Yarn Works (Fitchburg) 811 PRA Mobile Vouchers (MRVP and HCVP) For more information and application materials: http://www.mass.gov/eohhs/consumer/insurance/mfp- demonstration/811-project-rental-assistance.html

Applying for Affordable Housing

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

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

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

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

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

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

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

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

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

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

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

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

Questions to Ask When Calling Properties Is the waiting list open? Are waiting lists open for any specific bedroom sizes or for accessible units? What size units are in this property? Are there affordable units? How is the rent calculated? How does the property screen people to determine if they are eligible? How do I get an application? What documentation needs to be returned with the application? What is the process of requesting a reasonable accommodation to complete the application process(if needed)?

Housing Search Websites

Applying for Tenant-Based Options Housing Choice Voucher Program (section 8) http://www.mass.gov/hed/docs/dhcd/ph/rentalapplication s/sec8app.pdf http://section8listmass.org/ Massachusetts Rental Voucher Program/Alternative Housing Voucher Program http://www.mass.gov/hed/housing/ph-manage/public- housing-applications-and-documentation.html

Applying for Project-Based Options HUD Resources http://portal.hud.gov/hudportal/HUD?src=/program_offic es/housing/mfh/hto/inventorysurvey State Public Housing resources http://www.mass.gov/hed/housing/ph-manage/public- housing-applications-and-documentation.html Other affordable units https://www.masshousing.com/portal/server.pt/communit y/rental_housing/240/renters

Resources for available units www.MassAccessHousingRegistry.org Bay State Banner: http://ads.baystatebanner.com/all/real-estate Cities/Towns in your area (many have their own listings/alerts) Regional Administering Agencies (http://www.mass.gov/hed/economic/eohed/dhcd/conta cts/regional-administering-agencies-listing.html)

Housing Discrimination If you feel you are a victim of housing discrimination, you can file a complain by calling (617) 727-2200 or file a complaint online here: http://www.mass.gov/ago/consumer-resources/your- rights/civil-rights/civil-rights-complaint.html You may also contact the Massachusetts Commission Against Discrimination by calling (617) 994-6000 or online here: http://www.mass.gov/mcad/

Contact Information Courtenay Loiselle: Courtenay.Loiselle@state.ma.us 617-204-3727 Maggie Dionne: Margaret.Dionne@state.ma.us 617-204-3761