Housing 101 Affordable Housing Options in Chester County

Housing 101 Affordable Housing Options in Chester County Everything Mental Health Service Providers wanted to know, but were afraid to ask

Affordability What does it cost to live in Chester County? � HUD defines affordability as housing costs (including rent and utilities) that are equal to or less than 30% of adjusted household income Example: This means if your adjusted income is $31, 000/year ($2583/month ) you should spend no more than $9, 300/year ($775/month) on housing costs.

Fair Market Rents (FMR’s) FMR’s are gross rent estimates for housing in your community. They include the rent plus the cost of all tenant-paid utilities excluding telephones, cable or satellite television service and internet service. 2014 FMR by Unit Bedrooms Efficiency 1 2 3 4 Chester County $799 $1135 $1414 $1518 $942

2014 Area Median Income for Chester County FY 2014 Income Limit Area Median Income (AMI) FY 2014 Income Limit Category Chester County $78, 800 (house hold) 1 Person 2 People 3 People 4 People Low $44, 150 (80% AMI) Income Limits $50, 450 $56, 750 $63, 050 Very Low $27, 600 (50% AMI) Income Limits $31, 550 $35, 500 $39, 400 Extremely $16, 600 Low (30% AMI) Income Limits $18, 950 $21, 300 $23, 650

Pop Quiz Jane lives in Chester County and makes $27, 550/year or $2296/month (Very Low Income) Question: According to HUD’s definition of affordable housing and the FMR’s for Chester County can Jane afford an Efficiency or a 1 -bedroom? � Efficiency: $799/month rent divided by $2296/month Income = Housing costs 35% of her income � 1 Bedroom: $942/month rent divided by $2296/month Income = Housing costs 41% of her income Answer: Neither

Jane lives in Chester County and makes $27, 550/year or $2, 296/month (Very Low Income) Question: According to HUD’s definition of affordable housing, how much subsidy would Jane need to make the 1 bedroom affordable for her needs? � 30% of income ($2, 296/month) equals 689/month � $942 rent minus $689=$253 Answer: Jane would need a $253 subsidy

Types and Components of Affordable Housing Eligibility Setting Service Access Development Funding Source Subsidy

Eligibility Population Eligibility � General Occupancy: Individuals and/or Families � Senior Housing: typically refers to 55+ � Elderly: typically refers to 62+ � Persons with Disabilities: "Any person who has a physical or mental impairment that substantially limits one or more major life activities; has a record of such impairment; or is regarded as having such an impairment. " –US Department of Housing and Urban Development (HUD) definition

Eligibility Income Eligibility 2014 Area Median Income for Chester County FY 2014 Income Limit Area Median Income (AMI) FY 2014 Income Limit Category 1 Person 2 People 3 People 4 People Chester County $81, 500 (house hold) Low (80% AMI) Income Limits $44, 150 $50, 450 $56, 750 $63, 050 Very Low (50% AMI) Income Limits $27, 600 $31, 550 $35, 500 $39, 400 Extremely Low (30% AMI) Income Limits $16, 600 $18, 950 $21, 300 $23, 650

Development Funding Source Federal State Local • Counties • Municipalities

Subsidy In most cases, tenants pay 30% of their adjusted income and the subsidy provider pays the remainder of the rental cost Project Based Subsidy HACC Housing Choice Vouchers Master Lease HACC Project Based Voucher Tenant Based Subsidy Public Housing Shelter + Care

Project Based Subsidy Project based subsidies offer tenants a subsidy that is specific to the unit they are occupying; when they leave the subsidy does not go with them. • • • Master Lease Holcomb Fellowship Project Based Voucher (Housing Authority of Chester County) Roymar Hall Public Housing (Housing Authority of Chester County) 222 N. Church Street

Tenant Based Subsidy Tenant based subsidies offer tenants subsidy a that not is specific to the unit they are occupying; when they leave the subsidy does go with them. � Housing Choice Voucher Program (Section 8) – Housing Authority of Chester County � Shelter + Care Horizon House Arc of Chester County

Subsidy…. another type Low Income Housing Tax Credits Income Tiers: Tenant pays based on percentage of Area Median Income. A certain number of units are designated for each of several income tiers. Example LIHTC Property 60% AMI 50% AMI 20% AMI

Setting Project based o A multi-unit apartment building, typically with on-site management Scattered Sites o Single Family Homes, typically private landlords Congregate o Multiple individuals or families sharing common space, management varies

Access How do I find housing? Standard search ü Newspaper ü Craig's List ü www. pahousingsearch. com Private Landlord/Management Company ü Can set own eligibility requirements which may include: Credit History Criminal Eviction history

Housing Authority of Chester County (HACC) ü Check website for information on whether or not their waiting lists are accepting applications (www. haccnet. org) ü Preference points merely position applicants on waiting lists Resident of Chester County Employed Student or graduating education program within 2 years Senior Disabled Currently experiencing homelessness Families

Mental Health Supportive Housing/ Supportive Housing Services What it is ? ü Services designed to assist clients in skill building in the most independent setting as possible What it isn’t? ü Housing Locator

Local Housing Options Team (LHOT) What it is? Training Opportunities on County resources ü Problem Corner ü Oversight body to Arc Shelter + Care ü Networking ü What it isn’t? ü A housing program

Service �Resident Services �Supportive Services/Coordination �External Service Provision � 24 -Hour On-Site Support

Examples Property/Progra m Eligibility Subsidy Development Funding Source Services How to Access Setting Elmwood Gardens, Coatesville -Elderly -Tiered income standards Rents are tiered and based on income LIHTC Supportive Services Coordinator Mgmt: Ingerman Project based

Examples Property/Progra m Eligibility Subsidy Development Funding Source Services How to Access Setting 222 N. Church St. , West Chester -Elderly/Disabled -Income standards Public Housing HUD N/A Housing Authority Project based Public Housing

Examples Property/Progra m Eligibility Subsidy Development Funding Source Services How to Access Setting MH Master Lease -Adult and Transition Age Youth with MH -Landlord criminal, credit requirements Project Based Rental assistance Chester County Department of Human Services Tied to MH Supportive Living Services MHOT Scattered Site

Examples Property/Progra m Eligibility Subsidy Development Funding Source Services How to Access Setting Shelter + Care -Adults with disability -Homelessness Tenant Based Rental Assistance HUD Required service match Scattered Site The ARC of Chester County, Private Landlords Horizon House

Assessing Housing Needs for MH Consumers Needs vs. Preferences �The more income you have the more options you have �Eligibility vs. Appropriateness �Needs Assessment

Assessing Housing Needs for MH Clients: Pros and Cons Tendencies Possible Solutions Does the client tend to isolate? Discuss settings that provide socialization opportunities, common areas and community accessibility Have problems with neighbors? Become anxious about loud noises? Explore quieter settings such as townhome style apartments or single family homes Are they destructive? Do they truly understand the potential consequences of violating a lease? Master leasing allows for a subleasee’s learning curve. MH Supportive Housing Services can provide skill building to support successful tenancy Do they flourish in group settings? Explore roommate arrangements Ignore utilities? Explore public housing options in which utilities are included in the rent

Resources � Regional Housing Coordinator � Angela Smoyer, Regional Housing Coordinator, Self Determination Housing Project � 610 -704 -7564 or Angela@sdhp. org � www. sdhp. org � Mental Health Housing Coordinator � Amber Campman, Chester County Department of Community Development � 610 -344 -5399 oracampman@chesco. org � www. chesco. org � LHOT � � � Erica Colbert, Chester County Department of MH/IDD 610 -344 -5945 or ecolbert@chesco. org Meetings: 3 rd Thursday of each month at the Government Services Center, 1: 303: 00 � Connect Points � Phone: 1 -800 -935 -3181 � www. connectpoints. org

Resources, cont. � Open Hearth, Inc. • 610 -792 -9282 • Housing Contingency Funds and Gateway • Shelter +Care • The Arc of Chester County, Tom Gatling, Housing Coordinator, 610 -696 -8090 • Horizon House, Andrew Henderson, 601 -918 -4907 � Housing Locator Program • Melissa Kucherich, mkucherich@haccnet. org • Referrals provided by partnering agencies only, for clients experiencing homelessness or imminent risk of homelessness � Mental Health Housing Options Team (MHOT) • Erica Colbert, Asst. Psychosocial Rehabilitation Coordinator • Chester County Dept. of MH/IDD, 610 -344 -5945

Important Links! � HUD Housing Inventory http: //portal. hud. gov/hudportal/HUD? src=/program_offices/housing/mfh/hto/inv entorysurvey � USDA Housing Inventory http: //rdmfhrentals. sc. egov. usda. gov/RDMFHRentals/select_state. jsp � PHFA Multi Family Inventory http: //www. phfa. org/applications/multifamily_inventory. aspx � Housing Authority of Chester County www. haccnet. org � PA Housing Search www. PAHousing. Search. com � Personal Care Boarding Homes Inventory http: //www. dpw. state. pa. us/searchforprovider/pchdirectory/index. htm � Chesco DCD Rental Housing Inventory http: //www. chesco. org/ccdcd/lib/ccdcd/2012/housing_construct/dcd_rental_housi ng_inventory_4 -12. pdf � Chesco Aging Senior Housing Inventory http: //www. chesco. org/aging/lib/aging/pdf/directory_of_apartment_complexes_fo r_seniors. pdf

Training developed by: Chester County Department of Community Development Amber Campman: acampman@chesco. org Chester County Department of Human Services Chester County Department of MH/IDD Erica Colbert: ecolbert@chesco. org With special thanks to Laura Guralnick, Principal, Supportive Housing Solutions, LLC