PERMANENT AFFORDABLE HOUSING RESOURCES FOR PEOPLE WITH SUBSTANCE USE DISORDERS

Introduction

Diane Dressler, Senior AssociateCommunity Life Resourcesdiane@communityliferesources.com 757-774-8580

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Learning Objectives

•As a result of this session, participants will be able to:▫Describe permanent affordable housing

programs, including eligibility criteria

▫Identify possible resources for people in need of affordable housing when leaving assistance through substance use disorder systems

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Affordable Housing for People with Substance Use Disorders

•Affordable housing programs are available to low income people with substance use disorders

•Criminal background, credit problems and poor rental history can present a challenge

•Current participation in a recovery program is considered when determining eligibility

•Co-occurring disability can qualify a person for additional resources

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Introducing Amanda•27 year old divorced mother with 3

year old son•Living in Cumberland, MD•Addiction to benzodiazepines and

heroin•Convicted of heroin possession 18

months ago – son placed in foster care

•Completed residential treatment 9 months ago

•Currently living in recovery housing – program limit is 1 year

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Introducing Amanda

•Very motivated to reunite with son – must have decent, safe permanent housing

•Working with her care coordinator, used ATR funds to complete a CNA course

•Currently working as an aide in a local nursing facility making $11.50

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Introducing Michael

•27 year old Marine veteran•Single, living in Baltimore MD•3 deployments to Afghanistan –

diagnosed with PTSD•Honorable discharge from

service•Auto accident after discharge

resulted in left leg amputation •Addiction to prescription pain

medication and alcohol

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Introducing Michael

•Unemployed and homeless prior to residential treatment for SUD

•Receives SSI - $710.00/month•Needs permanent housing•Needs in-home supports for

physical disability

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Affordable Housing Programs

•Target low income households based on Area Median Income (AMI)

•Began in 1937 to address housing need during the Great Depression

•Specialized programs (disabilities, elderly, veterans, exiting foster care) developed as a result of advocacy

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Area Median Income

•Area Median Income (AMI) is the mid-point where 50% of households earn more than median income and 50% earn less income for a household ▫Household income = combined income

of all adults living in the unit

HUD AMI data: http://www.huduser.org/portal/datasets/il/il13/index.html

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Income Threshold Example1-Person

Household2-Person

Household

JurisdictionArea MedianIncome (AMI)

IncomeLimit30%

IncomeLimit30%

           

BaltimoreMetro Area $85,600 $18,000 $20,600

   

Washington, D.C.Metro Area

$107,300 $22,550 $25,800

         

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HUD Definition of Disability

• A physical, mental, or emotional impairment that: (A) Is expected to be of long-continued and

indefinite duration; (B) Substantially impedes his or her ability

to live independently, and (C) Is of such a nature that the ability to

live independently could be improved by more suitable housing conditions; or

• Has a developmental disability as defined in 42 U.S.C. 6001.

• Does not exclude persons who have the disease of acquired immunodeficiency syndrome or any conditions arising from the etiologic agent for acquired immunodeficiency syndrome.

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Examples of Disability

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Housing Affordability• No more than 30% of monthly income for

rent/mortgage and utilities combined

▫ National average hourly wage is $14.32 or 2,400/month

30% of national avg. hourly wage = $720/month

▫ Federal minimum hourly wage is $7.25 or 1,200/month

30% of minimum federal hourly wage = $360

▫ SSI recipients = $710/month (2013 Federal payment)

30% of SSI = $213/month

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Renting: What is a Rent Subsidy?

• Tenant’s share of the rent + utilities equals 30% to 40% of household income▫Tenant’s share of the rent

increases/decreases with income

• Subsidy pays remaining rent

• Subsidy comes from state or federal agency through a local housing provider such as a public housing agency (PHA)

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What is a Rent Subsidy? Applicant’s income = $710 per month

30% of income = $213 per month (rent paid by consumer to landlord)

 ___________________________________Apartment rent = $900 per monthApplicant’s share = -$213 per month

___________________________________Subsidy = $687 per month paid to

landlord by government

 

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Rental Assistance (Subsidy)

•Project-Based Rental Assistance (PBRA)

•Tenant-Based Rental Assistance (TBRA)

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Tenant-Based Rental Assistance (TBRA)

•Participants locate housing of their choice in the community

•“Portable” - If the participant moves, the subsidy moves with them

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Types of Tenant Based Rental Assistance (TBRA)

•Section 8 Housing Choice Vouchers (HCV)▫“Fair Share”▫VASH – Veterans Affairs Supportive

Housing▫FUP – Family Unification Program▫NED – Non-elderly Disabled

•State or local funded TBRA

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HUD Rental assistance program administered by local public housing agencies (PHA)

Household pays 30% of income for rent and utilities, voucher pays the rest

Must be at least 18 years old to apply

Apply at the public housing agency where the person lives and/or works

Find your local PHA here: www.hud.gov/offices/pih/pha/contacts/states/md.cfm

Housing Choice Voucher (Section 8)

• Provide a secondary contact: e.g., family member, care coordinator

• Notify the housing office of any change in address

• Identify if applicant has a disability

▫ Will provide an extra bedroom (no additional rent) for a live-in care giver or large medical equipment if medical documentation supports the need

Housing Choice Voucher

Project-Based Rental Assistance (PBRA)

•Subsidies are tied to a unit in a building

•To receive assistance, must live in that unit

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Types of Project Based Rental Assistance (PBRA)

•Public Housing

•Section 8 project-based assistance (PBV)

•HUD Section 811 Project Rental Assistance Demonstration

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HUD 811 Project Rental Assistance (PRA)

• New rental assistance program

• Eligibility▫ Person with a disability receiving Medicaid and eligible

for long term supports and services▫ Age 18 to 61 at time of leasing▫ Income at or below 30% AMI

• Tenant pays 30% of income for rent and utility allowance, PRA pays remaining rent

• Assistance only at specified affordable housing properties

• Registry will likely open summer 2014 –care coordinator must enroll person

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Affordable “Flat” Rent Programs• Property owner commits to providing units at a

rent that is lower than the “market rent”

• In exchange, the Owner receives capital dollars, tax credits or other benefits to build affordable housing

• Rent is affordable to persons in a certain income group – i.e. 30% to 60% AMI

• Rent is fixed based on what is affordable at AMI, not adjusted based on household income

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Developing a Housing Strategy

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Public Housing Agencies (PHAs)• Administer housing programs

▫Tenant-based programs▫Project-based Programs▫Public Housing

• www.hud.gov/offices/pih/pha/contacts/states/md.cfm

• Website lists programs offered by the PHA as follows:▫Low-rent = public housing only▫Section 8 = Housing Choice Vouchers only▫Both Programs

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Applying for PHA Programs

•Apply at local PHA where person lives and/or works

•May have separate waiting lists for each program ▫Apply to all open project-based, tenant-based

and public housing waiting lists

•May have other programs available such as state funded rental assistance or homeless assistance – ASK if there are other programs

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Applying to Private Multi-family Developments

•Lists of developments at can be obtained through Maryland Department of Housing and Community Development at http://dhcd.maryland.gov/Website/programs/lihtc/Default.aspx#recipient

•Affordable rental units in Maryland are listed at www.mdhousingsearch.org

•Call, write, visit or “Google” the developments

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Application Process•PHA/Housing Provider determines

process for accepting applications

•Waiting lists almost always exist - not always open

•Application is generally a written application submitted in-person, through mail or on-line

•GET A RECEIPT!

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Check for Possible Program-Specific Eligibility Restrictions

•Income requirements▫Low (80% AMI)▫Very Low (50% AMI)▫Extremely Low (30% AMI)

•Some are restricted to elderly (over 62)

•Some have preferences for people with disabilities

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Credit and Criminal Background Screening Criteria

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Substance Abuse Screening

Housing providers and programs may screen (and deny) for:• Illegal use of controlled substances within

one year unless applicant can demonstrate that s/he: Has an addiction to a controlled substance, has

a record of such an impairment, or is regarded as having such an impairment; and

Is recovering, or has recovered from, such addiction and does not currently use or possess controlled substances.

▫ The housing provider may require applicant to submit evidence of participation in, or successful completion of, a treatment program

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Other Screening Issues

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Substantiating Recovery

•Demonstrating SUD▫Medical records; and/or▫Court documentation

•Evidence of recovery▫Medical documentation; and▫Absence of arrest or conviction

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“A change in rules, policies, practices, or services so that a person with a disability will have an equal opportunity to use and enjoy a dwelling unit or common space.”

• Section 504 of Rehab Act• Fair Housing Act• Americans with Disabilities Act

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Reasonable Accommodation

• Examples Extra bedroom if medical documentation

supports need Live-in care giver Medical equipment

Allowance for service animal

Additional time to transition & find unit - HCV

Adjustment to rent payment standard - HCV• Up to 110% FMR without special HUD permission

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Reasonable Accommodation

Appeals

•Denial of eligibility (e.g., over income)

•Denial of qualification (e.g., criminal record)

•Denial of requested preference (e.g., disability)

•Denial of requested unit size

•Pay attention to timelines for appeals!

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