Section 8 in San Diego:Tenant Perspectives

AbstractThis project examined the neighborhood selection of Section 8 participants and their satisfaction levels in San Diego. Current research suggests that recipients are relocating to neighborhoods that are marginally superior to their old ones. There are concerns that Section 8 recipients need more neighborhood choices because their neighborhoods have discrimination, poverty, and slumlords. If true, Section 8 is ineffective at removing recipients from undesirable neighborhoods. This study analyzed spatial patterns of the Section 8 program, demographics of recipients, and surveyed current participants about their satisfaction with the program. The research will contribute to the literature on affordable housing as this type of study has not been conducted in San Diego. Demographic data indicates that Section 8 assistance is provided to households that need it. Survey results indicate that the promptness of handling maintenance requests is the most significant change that SDHC could make to satisfy their tenants. The results of this research will be shared with HUD officials in an effort to improve tenant-based housing assistance.

Research Questions Where are Section 8 recipients located ? What quality of life do Section 8 recipients have? Are Section 8 recipients satisfied with the program?

 $0-$5K

$5K-$10K

$10K-$15K

$15K-$20K

$20K-$25K

$25K-$30K

$30K-$40K $40K+ Total

92104 Count 73 136 568 150 92 49 59 11 1138% within Unit zip code 6.4% 12.0% 49.9% 13.2% 8.1% 4.3% 5.2% 1.0% 100.0%% within Gross annual income 8.9% 7.5% 10.4% 6.2% 6.6% 5.7% 6.0% 2.6% 8.0%% of Total .5% 1.0% 4.0% 1.1% .6% .3% .4% .1% 8.0%

92105 Count 121 270 816 417 212 107 111 45 2099% within Unit zip code 5.8% 12.9% 38.9% 19.9% 10.1% 5.1% 5.3% 2.1% 100.0%% within Gross annual income 14.7% 14.9% 14.9% 17.3% 15.3% 12.5% 11.2% 10.7% 14.8%% of Total .9% 1.9% 5.8% 2.9% 1.5% .8% .8% .3% 14.8%

92115 Count 69 147 545 217 136 79 60 20 1273% within Unit zip code 5.4% 11.5% 42.8% 17.0% 10.7% 6.2% 4.7% 1.6% 100.0%% within Gross annual income 8.4% 8.1% 10.0% 9.0% 9.8% 9.2% 6.1% 4.7% 9.0%% of Total .5% 1.0% 3.8% 1.5% 1.0% .6% .4% .1% 9.0%

92154 Count 66 176 269 168 129 93 128 70 1099% within Unit zip code 6.0% 16.0% 24.5% 15.3% 11.7% 8.5% 11.6% 6.4% 100.0%% within Gross annual income 8.0% 9.7% 4.9% 7.0% 9.3% 10.8% 12.9% 16.6% 7.8%% of Total .5% 1.2% 1.9% 1.2% .9% .7% .9% .5% 7.8%

Total  Count 823 1812 5473 2409 1386 859 989 422 14173% within Unit zip code 5.8% 12.8% 38.6% 17.0% 9.8% 6.1% 7.0% 3.0% 100.0%% within Gross annual income 100.0% 100.0% 100.0% 100.0% 100.0% 100.0% 100.0% 100.0% 100.0%

  % of Total 5.8% 12.8% 38.6% 17.0% 9.8% 6.1% 7.0% 3.0% 100.0%

Section 8 Participant DataCrosstabulation of gross annual income levels by zip code

Survey Responses

Mice infestations and maintenance response times were among the problems.

Findings and Conclusions:•14,200 Section 8 recipients in San Diego County•90% earn less than $30,000 per year; median income is $12,750•Most participants give Section 8 fair to great reviews•Maintenance response time greatly affects satisfaction level•Neighborhood choice priorities were crime, home quality and size, school choice, and neighborhood amenities.•Spatially: 80% of Section 8 recipients live south of I-8 and 50% live south of downtown San Diego•Low payment standards and limited housing choices may be why participants live in areas with high rates of crime and poverty.

Joseph ReinagelMarch 10, 2011

San Diego ZIP Code Map

ZIP Codes with 4% or more of the Section 8 population are highlighted in green. These are ZIP codes 92102, 92104, 92105, 92113, 92114 92115, 92154, and 92173

Images are property of SanGIS, Meet Your Mouse, and Atlanta House Surgeons.