Coalition for a More Diverse Decatur and DeKalb
April 13 Minutes
Attending
- Kristin Allin
- Vanessa and Jabari Amos
- Corey Anderson
- Carol Burgess
- Catherine Carter
- Wendy Cromwell and Carrie Sjogren, co-chairs
- Donna Davis
- Mary Gould
- Doug Faust, Decatur Housing Authority
- Ellen Grybeck
- John Leeke, media
- Pam Privette
- Tim and Beate Sasse
- Natalie Snedden, A Home for Everyone
- DHA’s housing population1,578 total persons housed in DHA’s communities in Decatur
- Over 6.6% of Decatur population of about 25,000+/-
- DHA’s Children in CSD Schools602 children aged 1 to 18 years in DHA’s Housing
- 540 children aged 5-18 are 9.5% of the 5,700 students in CSD K-12 Schools
- Economic Impact in Decatur/DeKalb (2022)$16.7 million in Housing Programs
- $24.5 million in Swanton Heights Revitalization
- Total Impact: $41 million
- DHA assists 1,724 families
- Physical Homes in Decatur –524Workforce Housing and Workforce/LIHTC (124 homes)Spring Pointe, Oakview Walk, and Chateau -$540 to $1,350 with no housing subsidy
- Oakview Walk and Trinity Walk -Rents are below market rate at $581to $1331.
- Affordable Housing -Project Based Rental Assistance (400 homes) Allen Wilson, Swanton Heights, Trinity Walk (No public housing in Decatur!)
- Families pay 30% of adjusted gross income for rent and utilities (average payments are $452)
- Housing Choice Vouchers (1,200) Private housing -DeKalb Cty Families pay 30% of adjusted gross income for rent + utilities (average is $439)
- Housing Needs
- Affordable Housing Waiting List: 12,063
- Section 8 HCV (vouchers) Waiting List: 4,000, culled from 40,000 by lottery
- Likely wait time: 5 to 10 years from today
- DHA contributions to Decatur (more than housing) (see slide 7).
- DHA is able to develop properties and issue bonds.
- Authority support residents through after school program and scholarship program for students.
- Academic results:
- Senior Graduation Rate for 2022, 2021 and 2020
- Recognize students with rewards (05/24/2023, 5PM at Ebster Gym)
- DHA scholarships for ALL high school grads going to college and adults
- In 31 years of scholarship: $600,000+ to aid 500+ students and adults
- STAR: Successfully Teaching Academic Readiness
- DHA’s Afterschool Program (Pre-K through 5th): Five days-a-week with 75-90 students. Second site has 25 more.
- City Schools of Decatur funds 7 teachers for 3 days a week
- DHA operates the Community Resource Center
- Funds two Teacher’s Aides and computer support
- Operates numerous youth activities and clubs
- Provides supplies, refreshments, and family support
- Partner with Decatur Education Fund for new computers for Lab
- STAR academic summer camp
- Closing the Achievement Gap over the Summer
- Math, Reading, and Cultural Enrichment Program
- 3rd to 5th grades with 30 participants
- Holistic Approach to Child Development
- Wylde Center Partnerhship: Youth, Adults, and Seniors garden in their communities
- DHA Resident Programs, at least 72 programs (see slide)
- Redevelopment projects
- Legacy Part master plan and housing addendum: 132 units in 2 phases
- DHA Housing Production since 2000
- Homeowner Homes and Townhomes – 30
- Homeowner Condominiums – 90
- Homeowner Elderly Rehabilitation – 62
- Affordable Housing New Construction PBRA LIHTC Rentals – 302
- Affordable Housing Rehabilitation PBRA LIHTC Rentals – 98
- Affordable Project Based Vouchers – 166
- Workforce Market New Construction/Acquisition Rentals – 22
- Workforce LIHTC New Construction Rentals – 37
- 807 Homes newly developed and/or assisted since 2000 with an investment of $103 million in the City of Decatur
- Voucher Choice Workshop
- Basics of Section 8/HCV
- Tenant generally pays 30% of income (up to 40% possible) towards rent and utilities.
- DHA uses HUD subsidy to pay balance of rent
- PHA provides “voucher” to eligible families from waiting list
- Voucher authorizes families to lease a unit from a private owner
- Voucher size based on number of household members
- Family may lease larger but subsidy only for size of voucher
- Family may lease smaller unit if not overcrowded per HQS
- Maximum rental subsidy based on payment standards (Up to 110%of FMR)
- PHA inspects unit based on HQS (federal) standards
- PHA approves rent based on rent reasonableness/affordability
- Housing Responsibilities
- (HUD ACC; HAP Contract with Owner; Voucher with Family) with these major responsibilities
- Determine initial and continued eligibility of families;
- Correctly calculate tenant rent and housing assistance payments;
- Certify that the units meet federal Housing Quality Standards and take action when units are not in compliance;
- Pay Housing Assistance to landlords and enforce compliance with the HAP contract;
- Take action when participants violate their family obligations;
- Administer the program in accordance with HUD regulations and Decatur Housing Authority policies.
- Family Major Responsibilities (Voucher and Lease Agreement)
- Abide by the requirements of the lease:
- Pay rent on time,
- Not damage the unit beyond normal wear and tear;
- Abide by the requirements of the voucher:
- Provide income and family information to DHA and report changes in income
- Cooperate with DHA in inspections and reexaminations;
- Secure permission of the landlord and DHA before adding household members.
- Landlord Major Responsibilities (HAP Contract and Lease Agreement)
- Tenant selection and background screening;
- Compliance with the Housing Assistance Payments (HAP) Contract;
- Maintain the unit in accordance with the federal Housing Quality Standards;
- Collect the tenant portion of the rent
- Enforce the lease and take action when there are lease violations
- Cannot collect from tenant amounts owed by the PHA and DHA before adding household members.
- Subsidy Standards (Subsidy standards determine voucher size and the number of bedrooms on which subsidy will be paid, not the family’s actual living arrangements.)
- Generally, one bedroom for head of household.
- Then one bedroom for two persons in the household.
- If there are elderly persons in the household, then they would have a bedroom.
- Persons with disability can provide documentation if they are seeking a reasonable accommodation for another bedroom.
- Payment Standards
- Fair Market Rents (FMR) published by HUD October 1
- FMR set at 40% of the market area rents. What does that mean to us?
- PHA’s must adopt payment standards generally between 90% and 110% of HUD FMR.
- DHA is at 110% for HCV and 120% for VASH HCV.
- Payment Standards are “gross” rent:
- Rent to the owner plus utility allowance for tenant paid utilities
- Utility allowances are based on average consumption data and usage for unit type
- Usually, a third-party contractor conducts utility study annually, if rate changes by 10% allowances must be revised.
- Reference Case Study slides, pages 40-41
- Helpful Hints for Renting
- Rent based on three criteria:
- Reasonableness
- Affordability
- Payment Standard Limitations
- Families can rent different size units than voucher size:
- Payment standard will be the smaller of the voucher size or unit size
- Utility allowance will be the smaller of the voucher size or unit size
- Rent increases must be requested 90 days prior to recertification effective date
- Landlords can list units at these websites. Families go here to review the opportunities.
- com
- com
- org
- There is no limitation to other locations to find housing.
- Unit Requirements and Housing Quality Standars
- Federal Goal of the Housing Choice Voucher (HCV) program:
- Provide “decent, safe and sanitary” housing at an affordable cost to low-income families.
- Housing Quality Standards:
- Consist of 13 key aspects of housing quality, performance requirements, and acceptability criteria to meet each performance requirement.
- HQS includes requirements for all housing types, including single and multi-family dwelling units.
- Standards are changing soon to NSPIRE
- Unit Requirements and HQS: 13 key aspects include
- Sanitary facilities;
- Food preparation and refuse disposal;
- Space and security;
- Thermal environment;
- Illumination and electricity;
- Structure and materials;
- Interior air quality;
- Water supply;
- Lead-based paint;
- Access;
- Site and neighborhood;
- Sanitary condition; and
- Smoke Detectors
- Inspections: Three primary types of HQS inspections:
- Initial Inspections – all units must pass an inspection before a HAP contract can be executed.
- Annual Inspections – every unit under contract must pass an inspection at least annually
- Special Inspections – these are inspections in response to complaints or required quality control inspections
- DHA uses a third-party contractor and staff to conduct inspections; all inspectors are HQS certified,
- HQS Enforcement
- Life/safety items must be completed within 24 hours from date of inspection
- All other repairs must be completed within 30 days
- Failure to make repairs results in abatement (prorated reduction of daily rate of rent for number of days unit is not in compliance with HQS)
- If no repairs after 30 days of abatement, HAP contract can be terminated
- Tenant issued voucher to locate new unit unless fail units are responsibility of the tenant.
- 85% of all units in DHA’s program fail the first inspection
- Requirements to be a Landlord: DHA is required to confirm that housing assistance payments are issued to the legal owner or a legal representative of the owner. The following types of information are needed prior to approval of a HAP contract
- State or federally issued photo ID.
- Proof of ownership in the form of a deed or title to the property
- Copy of a management agreement if the property is managed by a third-party management company or agent.
- Completed W-9 form
- Executed direct deposit authorization form.
- Basics of Section 8/HCV