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Section 8 Made Simple forPractitioners: UnderstandingYour PHA’s Housing ChoiceVoucher Program – Part 4Stephanie Williams, Jim Yates and Nicole LiBaireMarch 15, 2021
Agenda1.TCLI vs. HCV2.Reasonable Accommodation Case Study3.Special Housing Types4.Manufactured Housing5.COVID Waiver Flexibilities6.Questions* This is an interactive training, ask your questions in the chat and we willpause after each section to allow for questions.2
Distinction Between State Rental Assistance Programs & Housing Choice VoucherProgramKey Rental AssistanceTCLVHousing Choice VoucherFunds annually appropriated by NC State GeneralAssemblyFunds annually appropriated by FederalGovernmentApplicants are referred by a participating referral agencyApplicants are referred by LME-MCOApplicants are self referredHead of household must have a disabilityHead of household must have a primary disability ofserious mental illness & is transitioning from AdultCare Homes or State Hospital, being diverted fromAdult Care Home, or at risk of moving into an AdultCare HomeHead of household not required to have a source ofincomeIf income exceeds 2,000 per month, a waiverjustification will automatically be requiredHead of Household not required to have a disabilitybut must be an American citizens or eligibleimmigrantFunds annually appropriated by NC State General AssemblyHead of household must have income based on disability (SSI, SSDI, VA).Minimum gross income of 300/month for householdNo minimum gross income for householdHead of Household not required to have a source ofincomeHousehold income may not exceed 50% of themedian income for the county or metropolitan areaof residencyNo minimum gross income for householdAssistance can only be used at Low Income Housing Tax Credit propertiesparticipating in Targeting ProgramMust have letter of referral from DHHSAssistance can be used at any property acceptingthe voucher and meets HQS requirementsNo referral letter requiredAssistance can be used at any property acceptingthe voucher and meets HQS requirementsNo referral letter requiredHousehold portion of rent is no more than 25% of their monthly gross incomeregardless of unit sizeHousehold portion of rent is 25% of their monthlygross household incomeNo utility allowance for rental calculationNo utility allowance for rental calculationHousehold portion of rent is the lesser of thepayment standard minus 30% of the family'smonthly adjusted income or the gross rent for theunit minus 30% of monthly adjusted income.Utility allowance for rental calculationAssistance not portable to another property, county or stateAssistance portable across county linesTotal household income cannot exceed 50% AMI for the county of residencyNCDHHS, DAAS NC Community Integration Housing Programs May 2019Assistance portable anywhere in the US after theinitial 12 months of assistance3
Benefits of Applying/Accepting HCVP Financial ImplicationsAnnual Income1 Bedroom ScenarioSection 8 9,252.00Key OR TCLV Assistance 9,252.00Adjustments 400.00 -Annual Income Less Adjustments 8,852.00 9,252.00Monthly Income 738.00 771.00Gross Income 221.00 193.00Less Utility Allowance 150.00 -Tenant's Monthly Rent 71.00 193.00Subsidy 579.00 457.00Tenant's Portion of Rent & UtilitiesPercentage of Monthly Income 221.00 343.0030%44%AssumptionsRent Amount 650.00Income 9,252.00Utility Allowance 150.00Income adjustments allowed by Section 8 400.00 PortabilityNCDHHS February 20214
Reasonable Accommodation CaseStudyScenario: Household lived at PBRA property in 2019. HOH moved away to another town because she was traveling back and forth toomuch for her son and her mental health treatment. HOH submitted a reasonable accommodation request regarding criminal history. HOH owes PHA 136.00 and was told she can pay it once she was approved. A denial letter has not been received but a verbal denial was given stating HOHwas denied a unit because she lived at the same PBRA within 2 years.Discussion:‣‣What steps can this household take at this time?Can they request a reasonable accommodation due to MH treatment needs?5
Special Housing Types Includes single room occupancy facilities, congregate housing, group homes andshared housing i.e., roommate situations 24 CFR 982 Subpart M PHAs may allow vouchers to be used in special types of housing as a reasonableaccommodation HUD’s HCV program guidebook provides detailed information on how PHAs shouldimplement these special housing type nts/Special Housing Types Updated November%202020.pdf6
Shared Housing A single housing unit occupied by an assisted family and another resident orresidents. The shared unit consists of common space for everyone in the unit and separateprivate space for each assisted family. Unit may be a house or an apartment. Separate HAP contract and lease for each assisted family. An assisted family may share a unit with other HCV participants or with otherunassisted persons. The owner of a shared housing unit may reside in the unit, but housing assistancemay not be paid on behalf of the owner. The resident owner may not be related by blood or marriage to the assistedfamily.7
Shared Housing If approved by the PHA, a live-in aide may reside with the family to care for aperson with disabilities. The PHA must approve a live-in aide if needed as a reasonable accommodation sothat the program is readily accessible to and usable by persons with disabilities. Approval of a live-in aide is subject to HCV program regulations 24 CFR 982.316 Entire unit must meet HQS The payment standard is the lower of the PHA’s payment standard for the familyunit size or the pro-rated share of the PHA’s payment standard for the sharedhousing unit size8
Shared Housing Calculation ExampleHousehold includes mother and fouryear old sonPHA policy would issue the family a 2bedroom voucherBedrooms for assisted family2Number of bedrooms in the unit3Pro-rated share of the unit2/3 .6672-bedroom payment standard (familyunit size) 9003-bedroom payment standard (sharedhousing unit size) 1200Pro-rated share of the payment standardfor shared housing unit size ( 1200*.667) 800Lesser of family unit size or pro-ratedshare of payment standard for sharedunit size shared housing unit paymentstandard 8009
Manufactured Housing A manufactured home may be an assisted unit under the HCV program in one ofthree ways:‣‣‣Regular rental assistance – no separate charge to the family for the home space.Rent for the unit covers both the manufactured housing unit and the space. Thisis not a special housing type.Homeownership voucher assistance – the family purchases the manufacturedhome under the homeownership voucher program and the program assists thefamily with their monthly homeownership expenses. This is a special housingtype meaning the PHA is not required to provide this type of assistance as partof its HCV program, except if needed as a reasonable accommodationManufactured home space rental assistance – The family owns themanufactured home but is renting the space on which the home resides. This isalso a special housing type.10
Manufactured HousingIs a recreational vehicle (RV) eligible for assistance under the HCVprogram?A manufactured housing must meet all HQS requirements under 24CFR 982.621 in order to be eligible for assistance, whether for leasingthe space of the home. In accordance with 24 CFR 982.621(b), thehome must be securely anchored by a tie-down device that distributesand transfers the loads imposed by the unit to appropriate groundanchors to resist wind overturning and sliding. If the RV is notappropriately tied and anchored, it is not eligible for HCV assistance.11
Shared Housing Discussion12
Some COVID flexibilities for PHAs Delaying the processing of annual re-certifications Waives the use of income hierarchy and will allow PHAs to consider selfcertification as the highest form of income verification Waives public notice requirements for opening and closing waiting lists butrequires alternative process Changes initial inspection requirements, allowing for landlord certification thatthere are no life-threatening deficiencies Waives the requirement for an oral briefing and provides for alternative methodsto conduct required briefing Allows PHAs to provide voucher extensions regardless of current PHA policy Not all PHAs will request all of the flexibilities allowed under the COVID waiversand the above bullets do not represent all the flexibilities but represent some ofthe most relevant https://www.hud.gov/program offices/public indian housing/covid 19 resources#313
Questions and discussion14
unit size or the pro-rated share of the PHA’s payment standard for the shared housing unit size 8. Shared Housing Calculation Example 9 Household includes mother and four year old son PHA policy would issue the family a 2-bedroom voucher Bedrooms for assisted family 2 Number of bedrooms in the unit 3 Pro-rated share of the unit 2/3 .667 2-bedroom payment standard (family unit size) 900 3 .
