IL NET an ILRU/NCIL National Training and Technical Assistance Project Expanding the Power of the Independent Living Movement HOUSING RESOURCES: MAKING SECTION 8 WORK FOR YOU A National Teleconference Participant's Manual March 20, 2002 Contributors to the training materials: Stephen F. Gold Dan Kessler Becca Vaughn Darrell Lynn Jones Kristy Langbehn Raweewan Buppapong Carri George Richard Petty Dawn Heinsohn (c) 2002 IL NET, an ILRU/NCIL Training and Technical Assistance Project ILRU Program NCIL 2323 S. Shepherd Street 1916 Wilson Boulevard Suite 1000 Suite 209 Houston, Texas 77019 Arlington, Virginia 22201 713-520-0232 (V) 703-525-3406 (V) 713-520-5136 (TTY) 703-525-4153 (TTY) 713-520-5785 (FAX) 703-525-3409 (FAX) ilru@ilru.org 1-877-525-3400 (V/TTY - toll free) http://www.ilru.org ncil@ncil.org http://www.ncil.org Permission is granted for duplication of any portion of this manual, providing that the following credit is given to the project: Developed as part of the IL NET: an ILRU/NCIL National Training and Technical Assistance Project. IL NET is funded through a special provisions cooperative agreement with the U.S. Department of Education, Rehabilitation Services Administration, Agreement No. H132B99002. Housing Resources: Making Section 8 Work for You A National Teleconference Participant's Manual Table of Contents Agenda i About the Trainers ii List of Trainers and IL NET Staff iii About ILRU v About NCIL v About IL NET vi DRACH - Resource Materials 1 Information Bulletins 9 Select Resource Pages from www.hud.gov 18 HOUSING RESOURCES: MAKING SECTION 8 WORK FOR YOU AGENDA 1. Welcome and Introduction to IL Net - Dan Kessler 2. Overview of NCIL's Position on Housing Issues - Dan Kessler 3. Introduction to Disability Housing Issues - Becca Vaughn - How We Get What We Want 4. The Section 8 Program - Becca Vaughn & Steve Gold - What is Section 8? - How Do You Access It? - Low Income Tax Credits - Getting on Waiting Lists - Legal Remedies 5. Other Funding Options and Resources - Becca Vaughn 6. Action Steps - Becca Vaughn, Steve Gold & Dan Kessler - This is What You Can Do Today - Significance of Super NOFA - Consolidated Plan Through Public Housing Authorities - NCIL's Plan of Action 7. Wrap-up - Dan Kessler About the Trainers Stephen F. Gold is an attorney who specializes in the civil rights of, and represents only persons with disabilities. Besides representing numerous individuals with disabilities in discrimination lawsuits, he also represents ADAPT and NOT DEAD YET. He successfully brought the "curb cut" lawsuit, Kinney v. Yerusalem, arguing that whenever a municipality resurfaces a street, it must ensure access to that street by installing curb cuts. As a result of this lawsuit, communities will become fully accessible. He also successfully argued the case, Helen L., that a state discriminates against a person by requiring them to receive services in a segregated nursing home, rather than providing them services in the community. He wrote the amicus brief for ADAPT, NCIL and TASH in the Olmstead v LC case before the Supreme Court, arguing that it is discrimination under the ADA to fail to provide services in "the most integrated setting" for persons with disabilities. Dan G. Kessler has been the Executive Director of Birmingham Independent Living Center since 1989. He holds a Masters Degree from Florida State University and a Bachelors degree from Purdue University. He is the Region IV representative on the NCIL Board of Directors and chairs NCIL's Housing Committee. Becca Vaughn has been employed at CILs for over 13 years and has been active with the disability movement for over 20 years. She was the founding member of the Disability Rights Action Coalition for Housing (DRACH), and has since 1995 maintained its national headquarters at Topeka Independent Living Resource Center. She has assisted with filing over 50 fair housing complaints. Her current job as the TILRC Housing Activist/DRACH Coordinator requires her knowledge of and participation in such activities as mediation, intervention with other agencies and referral to legal options. She has extensive knowledge of fair housing law and civil rights issues. Trainers Stephen F. Gold, Esq. Attorney-at-Law 125 South 9th Street Philadelphia, Pennsylvania 19107 215-626-7100 (voice) 215-627-3183 (Fax) SteveGoldADA@cs.com http://www.stevegoldada.com Daniel Kessler Executive Director Birmingham Independent Living Center 206 13th Street, South Birmingham, Alabama 35233 205-251-2223 (V/TTY) 205-251-0605 (Fax) dgkessle@bellsouth.net Becca Vaughn Housing Activist/Drach Coordinator Topeka Independent Living Resource Center 501 SW Jackson, Suite 100 Topeka, Kansas 66603 1-785-233-4572 (V/TTY) 1-785-233-0779 (Fax) 1-800-443-2207 (Toll free) drachqb@tilrc.org IL NET STAFF ILRU Lex Frieden Laurie Gerken Redd Executive Director Administrative Coordinator lfrieden@ilru.org lredd@ilru.org Richard Petty Carri George Program Director Publications Coordinator richard.petty@bcm.tmc.edu cgeorge@ilru.org Laurel Richards Dawn Heinsohn Training Director Materials Production Specialist lrichards@ilru.org heinsohn@ilru.org ILRU Program 2323 S. Shepherd Suite 1000 Houston, TX 77019 713-520-0232 (V) 713-520-5136 (TTY) 713-520-5785 (FAX) ilru@ilru.org http://www.ilru.org NCIL Anne-Marie Hughey Executive Director hughey@ncil.org NCIL 1916 Wilson Boulevard Suite 209 Arlington, VA 22201 703-525-3406 (V) 703-525-4153 (TTY) 703-525-3409 (FAX) 1-877-525-3400 (V/TTY - toll free) ncil@ncil.org http://www.ncil.org Kristy Langbehn Project Logistics Coordinator kristy@ncil.org Darrell Lynn Jones Training Specialist darrell@ncil.org Raweewan Buppapong Project Assistant toony@ncil.org ABOUT ILRU The Independent Living Research Utilization (ILRU) Program was established in 1977 to serve as a national center for information, training, research, and technical assistance for independent living. In the mid-1980's, it began conducting management training programs for executive directors and middle managers of independent living centers in the U.S. ILRU has developed an extensive set of resource materials on various aspects of independent living, including a comprehensive directory of programs providing independent living services in the U.S. and Canada. ILRU is a program of TIRR, a nationally recognized, free-standing rehabilitation facility for persons with physical disabilities. TIRR is part of TIRR Systems, a not-for-profit corporation dedicated to providing a continuum of services to individuals with disabilities. Since 1959, TIRR has provided patient care, education, and research to promote the integration of people with physical and cognitive disabilities into all aspects of community living. ABOUT NCIL Founded in 1982, the National Council on Independent Living is a membership organization representing independent living centers and individuals with disabilities. NCIL has been instrumental in efforts to standardize requirements for consumer control in management and delivery of services provided through federally-funded independent living centers. Until 1992, NCIL's efforts to foster consumer control and direction in independent living services through changes in federal legislation and regulations were coordinated through an extensive network and involvement of volunteers from independent living centers and other organizations around the country. Since 1992, NCIL has had a national office in Arlington, Virginia, just minutes by subway or car from the major centers of government in Washington, D.C. While NCIL continues to rely on the commitment and dedication of volunteers from around the country, the establishment of a national office with staff and other resources has strengthened its capacity to serve as the voice for independent living in matters of critical importance in eliminating discrimination and unequal treatment based on disability. Today, NCIL is a strong voice for independent living in our nation's capital. With your participation, NCIL can deliver the message of independent living to even more people who are charged with the important responsibility of making laws and creating programs designed to assure equal rights for all. ABOUT THE IL NET This training program is sponsored by the IL NET, a collaborative project of the Independent Living Research Utilization (ILRU) of Houston and the National Council on Independent Living (NCIL). The IL NET is a national training and technical assistance project working to strengthen the independent living movement by supporting Centers for Independent Living (CILs) and Statewide Independent Living Councils (SILCs). IL NET activities include workshops, national teleconferences, technical assistance, on-line information, training materials, fact sheets, and other resource materials on operating, managing, and evaluating centers and SILCs. The mission of the IL NET is to assist in building strong and effective CILs and SILCs which are led and staffed by people who practice the independent living philosophy. The IL NET operates with these objectives: ? Assist CILs and SILCs in managing effective organizations by providing a continuum of information, training, and technical assistance. ? Assist CILs and SILCs to become strong community advocates/change agents by providing a continuum of information, training, and technical assistance. ? Assist CILs and SILCs to develop strong, consumer-responsive services by providing a continuum of information, training, and technical assistance. Disability Rights Action Coalition for Housing (DRACH) Resource Materials Public Housing Authority Plan Congress required that all PHAs establish local priorities and chart out their housing programs through the use of a PHA Plan. The plan is a five year plan with an annual plan showing immediate goals and ways to achieve them. Remember: They must hold public hearings on this plan. It is a great organizing and advocacy event. The HA Plan is another great way for local activist groups to influence accessible, affordable and integrated housing in local communities. It is a companion to the Consolidated Plan and in fact must be consistent with that plan. Get a copy from your local HA. HUD is also making all these plans available on the internet. HUD's website is: http://www.hud.gov. What the hell are Housing Authority Plans .... What is a Housing Authority Plan ? The Quality Housing and Work Responsibility Act of 1998 (TitleV of P.L. 105-276 Section 511 ) requires that Housing Authorities (HA's) create a five year plan which will serve as an operations, planning and management tool for HA's. The plan must be developed in consultation with a resident advisory board comprised of residents who will make recommendations on the development of the plan. The plan must be consistent with the city or state Consolidated Plan. The plan provides specific details on what the HA will be doing with their housing programs for the next 5 years. Examples include: * Plans to build new units * Plans to tear down units * If the HA will offer a homeownership program with Section 8 Housing Vouchers * If the HA will Designate elderly only units * If the HA is planning to modify units that will be accessible Who must submit a plan ? All Housing Authorities with over 250 units must submit a HA Plan. It was due into to HUD October 1, 1999. Many HA requested an extension and have only recently submitted it to HUD. HA's must submit a five year plan and a 1 year action plan, which is consistent with the Consolidated Plan for their area. Why is it important to disability housing justice advocates? The plan must be developed through the use a resident task force with representatives of all customers. This is a good way that customers with disabilities can mold the plan to reflect the real housing needs of people with disabilities. It is also helpful for advocates to know what their HA has planned, and what action activist may have to take to assure that the equal rights of people with disabilities will be honored in the provision of housing and housing products. Some things to watch for may be: * Does the mission statement include accessible housing priorities. * Does the plan portray people with disabilities in a negative or "special needs" stereotype? * Will there be adequate accessible units? (accessible would include physical/sensory and toxic free units) * Will the HA designate elderly only units, and if so does their plan to house people with disabilities, being displaced or denied those units, address this housing need? These are just a few things to watch for, your plan may have other issues that effect affordable, accessible, safe and integrated housing in your area. How do I get a copy of the HA plan? Request a copy from your local housing authority or regional HUD ( be sure to get copies to all disability housing justice activist in your area). HUD is planning to post all plans on the internet in the near future. Check out their website at: www.hud.gov That's a brief introduction into the Housing Authority Plan. The more we know the better we can demand equality and justice in housing! Get the plan today, and demand necessary changes/additions which create affordable, accessible and integrated housing for our people! Access is a civil right ! For more information or assistance with your HA plan contact DRACH members: Becca Vaughn or Karen Tamley Topeka Kansas Chicago Illinois 1-800-443-2207 1-312-226-5900 The Disability Rights Action Coalition for Housing "DRACH" How to get REAL Housing through the Consolidated Planning Process ( and what is the Con Plan anyway ) The Consolidated Plan or "Con Plan" is an initiative required by the United States Department of Housing and Urban Development (HUD) to consolidate into a single submission the planning and application aspects of the Comprehensive Housing Affordability Strategy (CHAS), Community Development Block Grant (CDBG), Emergency Shelter Grant (ESG), Shelter Plus Care (S+C), HOPE, HOME Investment Partnership programs, other federally funded housing programs and the Quality Housing and Work Responsibility Act of 1998, (the new public housing law). Basically this plan is required by HUD of all state and local governments which receive or wish to continue receiving federal money. The Con Plan requires that state and local governments develop their plans through "citizen participation" which includes people with disabilities. Every State or "entitlement" city (those with a population of over 40 thousand/ receiving money directly from HUD) must submit a five year Con Plan. Every year an annual action plan must be submitted to HUD before HUD will release any funds. This is the place that "priorities" are established for the state or jurisdiction. Our housing needs must be in the top three priorities if we are to be assured equal opportunity in housing. This is the time to demand the housing resources your community wants. Here are some examples. Increase the stock of affordable and accessible housing for people with disabilities. Expand home ownership opportunities for very low income people, including people with disabilities. Expand housing choices for very low income people with disabilities by the funding of an "accessibility modification program". Disallow any project which has the effect of segregating, isolating or stigmatizing any specific category of disability.( Mental Illness, MR, MS, DD) Now comes the Beware section! Your state, city, county, and HUD want to classify you as "special needs" human beings. Be very careful how you structure your comments and don't fall prey to "their" mis-classification of people with disabilities. It is as much discrimination for a state, city and HUD to belittle and treat differently or sanction "segregated" housing as to deny housing opportunities to individuals based on race, familiar status, religion, ethnic background or gender. For example, requiring information about our medications, our "social worker" or the nature of our disabilities is like requiring other applicants to report their religion or race. Not complying with Section 504's structural accessibility requirements is not really discrimination, whereas refusing to rent to an African American is truly illegal; or requiring a social worker to co-sign a lease because the person has a disability is reasonable, whereas requiring a male to co-sign a lease because the applicant is female is a real civil rights violation. These are just a few examples of how our equal rights are viewed. The Con Plan will have various sections that cover housing for people with disabilities. Again beware, most of these are not real friendly or dignified references. The only thing special about some people with disabilities is that we are 70% unemployed and are very low income! Our housing programs should not be based on a diagnosis, but because of our low incomes we may need help with rent/mortgage payments or modifications. That we use or may need any given level of attendant services should not impact our rights to access all and any real housing options of our choice. We must, as disability housing activists insert our demands to assure equal housing opportunities. Accessible, affordable, integrated housing of choice for people with disabilities, is not "special" or better than, it's a civil right and freedom thing! There are several ways to become involved in the Consolidated Planning processing. The first is to request a copy of the plan which your community is covered under. Again this may be a city, housing and community development office or your state. Different states and communities may call the department that compiles the Con Plan different names. Here are a few key words to search for when tracking down your plan. Department of Commerce and Housing, Community and Economic Department, Neighborhood and Housing Planning, or contact your state or city main government and ask who does the Con Plan. The Con Plan is governed by the Community Planning and Development (CPD) branch within HUD. They have several handbooks and publications available which may be helpful to your center. Again, remember these guides don't always get it when it comes to our civil and fair housing rights. So don't take them too seriously, just use them as a general information tool. These can be accessed at the HUD website: www.hud.gov. Well that's the start to the Consolidated Planning process that will get us more affordable, accessible, non-segregated housing of our choice! Get active, stay active! For more information or assistance with your Con Plan contact DRACH at: Becca Vaughn 501 SW Jackson Topeka, KS 66603 1-785-233-4572-V/TTY 1-785-233-0779-Fax 1-800-443-2207 Prepared by DRACH, June 1999.rev.2000 Sample "Request for Information" Letter Most states have an open records law, which allows the public to access records and documents from government, companies and other corporations. An example of one state law is offered below. Kansas Open Records Act (K.S.A. 45-215 et seq. ) We have a national way to obtain information, records, documents and the such through the use of the Freedom of Information Act. Freedom of Information Act (5 U.S.C. Sec 552 et seq. ) When requesting documents and information be specific, as many places will delay sending any information by claiming they did not understand what the request was for. This is an excellent way to find out how a housing projects are funded, when apartments were built and accessibility specs. Brief SAMPLE LETTER Dear Housing Authority, Pursuant to the Freedom of Information Act (5 U.S.C. Sec 552 et seq. ), the (name your center) is requesting the following information. (Specify what information/documents) Please provide this information within 10 days. Sincerely, You Information Bulletins By Steve Gold Available online at www.stevegoldada.com A Housing Information Bulletin - 1/8/2001 # 2 HUD announced a "Notice of Funding Available" (NOFA) that makes federal funds available for about 79,000 Section 8 Housing Vouchers in fiscal year 2001. (12/13/2000 Federal Register 78040.) Each state has a specific number of section 8 vouchers potentially available (the exact number is included in the HUD notice). As the NOFA recognizes, your local public housing authority has a "duty to affirmatively further fair housing... [and is] required to identify the specific steps they will take," including identifying impediments to fair housing and addressing those impediments, and promoting "fair housing choice." These section 8 vouchers are competitive and require the housing authorities to file an application BEFORE JANUARY 29, 2001 in response to the NOFA. HUD's "Fair Share Application Process" assigns 15 points to any housing authority that agrees that "15 percent or more of the vouchers they are requesting" will be used for persons with disabilities and families with a member has a disability. (This 15% is in addition to any other vouchers people with disabilities may receive solely because they have been on a waiting list for years.) In addition, another 5 points will be assigned if the public housing authority provides no less than 3% of the requested section 8 vouchers to persons who are covered by a Home and Community-Based Service Waiver (1915(c) Medicaid waiver). That means a housing authority can use their application to assist persons to leave nursing facilities and other institutions and to avoid being at risk of being unnecessarily institutionalized. HUD stated that "these individuals are assisted in preserving their independence and ties to family and friends." Housing authorities must state "the collaborative efforts already undertaken with the responsible State agency to identify eligible families, as well as agreements reached ... for future referrals of such families. This is an opportunity to tie the Olmstead "most integrated setting" decision with housing! Housing authorities need the disability issue and we need housing! (If they will not work with you, perhaps a complaint with HUD explaining how the public housing authority is not "affirmatively furthering fair housing" might encourage the housing authority. Obviously, honey is better than spice.) Most housing authorities will have no idea how to package the disability issue. You should be asking IMMEDIATELY for meetings to "assist" your local housing authorities. Please remember that Section 504 provides that the value of section 8 vouchers for persons with disabilities can exceed the "Fair Market Rents" in order to assure accessible units. This NOFA presents a fantastic opportunity to assist us in implementing the Olmstead decision and to pit a focus on inaccessible housing for low-income persons with disabilities. It is a major opportunity to educate the press and community about the double discrimination faced by low-income persons with disabilities. The disability emphasis of the NOFA is the result, in part, of ADAPT's efforts with President Clinton, HUD and Secretary Cuomo, as well as the efforts of many other disability advocacy groups. This effort is in addition to the Access Housing 2000 initiative which targets 2000 vouchers over 5 years for persons exclusively transitioning out of nursing homes. Again these efforts can assist us in implementing the Olmstead decision. It is an opportunity but we must make it happen! FREE OUR PEOPLE! Section 8 Vouchers and People with Disabilities: Information Bulletin # 3 On 1/8 I sent you the "Information Bulletin" at the end of this text [Ed. Note: See previous document.] Please be advised that the deadline has been extended to 2/28/01 for public housing authorities to file their applications. You MUST go IMMEDIATELY to your public housing authorities and tell them that you want to be involved in this application process. Public housing authorities do not understand the dire housing crisis faced by people with disabilities. Most of or even all of the79,000 Section 8 vouchers could go to PWDs, if the PHAs request this!!!!! PHAs will only do so - IF YOU DEMAND IT!!! This is an extraordinary opportunity to get Section 8s. Once we get them, we can discuss how to increase their value above the Fair Market Rents, but that's step 2. Please do not hesitate to email me for more information and questions. Steve Gold Accessible Section 8 Units Information Bulletin (2/12/01) - # 4 A lot of folks have asked why the disability community should fight for Section 8 vouchers when, in many communities, there are no accessible units that accept Section 8. That may be accurate at the "fair market rates" at which Section 8 vouchers are normally set for nondisabled persons. However, for people who need accessible housing, there are some legal handles you can force your public housing authorities to use under the federal public housing law and under Section 504 of the Rehabilitation Act to address and remedy this problem. Specifically, housing authorities set Section 8 payment rates at about 100% of the "fair market rates." However, for people who cannot find accessible units at "fair market rates," public housing authorities can request HUD (as Step #1) to approve a reasonable accommodation of setting the Section 8 vouchers between 100% and 120% of the "fair market rate." If people with disabilities who need accessible units still cannot find dwellings at 120% of the "fair market rate," your public housing authorities can ask HUD (as Step # 2) for an exception above 120% of the "fair market rate." An example might demonstrate how this works. Let's assume the "fair market rate" for your geographic area is $600 a month for a two bedroom dwelling. For people who need accessible dwellings, your public housing authority (Step #1) can ask HUD for permission to set at the "fair market rate" at $720 per month. If people still cannot find accessible units, then the public housing authority should ask HUD (Step #2)to go above $720 to as much as $840 (i.e., 140% of the "fair market value"). The value of the Section 8 voucher increases significantly for people who need accessible dwelling units. The entire purpose of using Section 504 is to provide "equal opportunity" for persons who need accessible units and for whom the private market at the "fair market rate" does not have accessible units. The assumption (and maybe only an assumption) is that there are - or could be - more accessible units at higher market rates. Whether or not your public housing authority applies for the Section 8 vouchers discussed in the previous Information Bulletins (the application to HUD is due 2/20/01), whenever a person or family cannot find accessible dwelling units at the "fair market rates," you should pressure your public housing authorities to apply to HUD to increase those rates. Steve Gold Homeownership and Section 8 Vouchers: Information Bulletin # 6 - 3/6/01 Effective October 12, 2000, HUD issued its final regulation re how Section 8 vouchers can be used to buy a house. This is truly an important federal change and opens up terrific opportunities for persons with disabilities. Instead of using a Section 8 voucher to pay rent, you can use it to buy a house. Here are some points for your consideration: 1. Local public housing agencies ("PHA") are NOT required to participate; whether or not they use Section 8 vouchers for homeownership may be up to you and your local organizing. If your disability community wants to use vouchers for homeownership, you must make sure your PHA is on board and agrees. PHAs must tell HUD they want to participate. 2. Your PHA can choose to make Section 8 homeownership assistance available to ANY qualified application OR can limit or restrict which families will participate. If you want disabled persons to be part of the program, you must make sure your PHA includes them. 3. Either existing or new Section 8 vouchers can be used. Therefore, when an existing voucher (now being used for rental assistance) is returned to the PHA, it can then be used for homeownership (or continued to be used for rental). 4. Persons must meet the general requirements for admission to the PHA's Section 8 program. That is, you must be eligible for Section 8. 5. For disabled persons, "employment history" is inapplicable. Disabled persons have an income requirement that is modified and not the same as for a nondisabled person. 6. The maximum number of years (i.e., 10) for using the Section 8 homeownership vouchers does NOT apply to disabled persons and families. Similarly, minimum income requirements and employment requirements are different for PWDs than for ABs. 7. Section 8 homeownership vouchers can be used for either existing homes or new ones. These vouchers are also intended for "first-time" homeowners. 8. The person - not the PHA - enters a contract of sale with the seller of the house. The person - not PHA - must put together financing. 9. The family or person with a disability must secure their own financing for the purchase of the home; the Section 8 housing assistance will provide help with the monthly payments. Advocates can put together a package for purchases (including costs related to accessibility features). For example, advocates could use local or state Community Development Block Grant (CDBG) funds to finance the purchase, or could receive other subsidized financing for the purchase. Some local folks have worked with their banks to have financing for PWDS at lower than market interest rates. 10. Homes may be purchased by one person or several family members together holding title to the home. Therefore, two folks on SSI can combine their income to purchase a home. 11. Homes may be purchased by a "cooperative unit" with one or more family members sharing in the cooperative. The "cooperative unit" presents opportunities for non-profit groups becoming involved in accessible housing for persons with disabilities. 12. Nothing prevents a PWD from using the Section 8 voucher to purchase a duplex and renting the upper floor to an AB. This could make the purchase much more financially doable. 13. If the homeownership presents problems for the PWDS, the Section 8 voucher can be switched back to use as a rental voucher. There are MANY other technical aspects which are necessary to learn about. The entire regulation can be studied at 65 Federal Register 55133-55168. However, do NOT get bogged down on these points UNTIL you and your disabled community agree to push the PHA to include the disabled community in the homeownership Section 8 voucher program. Steve Gold, 2001, The Disability Odyssey Continues Affordable Private housing - A Secret Surprise: Information Bulletin # 12, 8/8/01 Persons with disabilities' number one complaint regards lack of affordable accessible housing. In Information Bulletin # 11 (7/17/01), we provided information regarding Section 8 Vouchers that are specifically for persons with disabilities available by state and by specific housing authority. (See www.stevegoldada.com). These Section 8 Vouchers must be used for persons with disabilities. Unknown to many advocates, all Section 8 Vouchers MUST be accepted by CERTAIN private landlords in good private housing and apartment complexes! Some of you will be surprised with this list of housing. This is how it works. Since 1988, the IRS has authorized tax credits for the new construction or rehabilitation of affordable rental housing. These federal tax credits are an extraordinary deal for corporations and wealthy individuals. Developers of rental housing entice investors with these tax credits which last for 10 years. In exchange for tax credits, a developer must set aside a certain percent of the dwelling units for low-income families. Rents for persons must be limited to 30 percent of income. Most of us would not know that a new apartment complex received these tax credits. Why? Because most developers do NOT advertise that they must accept a Section 8 Voucher. We have put together, by state, city, zip code, and street address, the housing developments and number of dwelling units that received tax credits from 1991 through 1998 for ONLY new construction. See www.stevegoldada.com "Tax Credits Between 1991 and 1998 for ONLY New Construction." If you want more information, e.g., from 1988 through 1998 and for all acquisitions, rehabilitation, as well as new construction, see http://lihtc.huduser.org In order for you to have a complete list, you must contact your State's Housing Finance Agency for developments which received tax credits from 1998 to the present. We strongly recommend you get this complete list because some of the newer apartments might still either not be built or have vacancies. One big caveat - accessibility. Since 1988, each of these housing developments also had to comply with the Federal Fair Housing Act that required at least that the new construction have accessible units (as do all private and public developments). That's another reason to start with the most recent developments. Also, because many developments combine tax credits with other federal programs and therefore are recipients of federal funds, they could be subject to Section 504's requirement of 5% accessible units. [See Information Bulletin # 1 - The 5% Rule.] Because tax credits are so valuable to businesses and wealthy people, if the landlord gives you any difficulty, you should write to them and tell them that you will contact the IRS about the tax credits. Because they do not want their tax credits either jeopardized, reviewed or audited at by IRS, this action should make the developers comply. If they do not comply, then write IRS. Tax credit dwellings, apartments and developments offer great organizing opportunities and real housing. Steve Gold, The Disability Odyssey Continues Select Resource Pages From www.hud.gov This page is located on the U.S. Department of Housing and Urban Development's Homes and Communities Web site at http://www.hud.gov/rentsec8.cfm. Section 8 rental assistance * Section 8 Income Limits * Section 8 Vouchers and Certificates * Privately Owned Subsidized Housing * Neighborhood Networks U.S. Department of Housing and Urban Development 451 7th Street, S.W., Washington, DC 20410 Telephone: (202) 708-1112 TTY: (202) 708-1455 This page is located on the U.S. Department of Housing and Urban Development's Homes and Communities Web site at http://www.hud.gov/progdesc/mto.cfm. Moving to opportunity for fair housing Summary: Moving to Opportunity for Fair Housing (MTO) is a 10-year research demonstration that combines tenant-based rental assistance with housing counseling to help very low-income families move from poverty-stricken urban areas to low-poverty neighborhoods. Purpose: One of the advantages that tenant-based rental assistance has over subsidized housing projects and public housing is that it allows the recipient to choose modestly priced private housing in neighborhoods that can offer ample educational, employment, and social opportunities. However, many households receiving Section 8 rental assistance are confronted by an array of barriers--market conditions, discrimination, lack of information and/or transportation, among others--that force them to rent housing in neighborhoods of intense poverty. Moving to Opportunity tests the impact of housing counseling and other assistance on the housing choices of Section 8 households, as well as the long-term effects of access to low-poverty neighborhoods on the housing, employment, and educational achievements of the assisted households. The goal is to develop more effective mobility strategies for recipients of tenant-based housing assistance in metropolitan areas throughout the Nation. Type of Assistance: Five public housing authorities (Baltimore, Boston, Chicago, Los Angeles, and New York City) administer HUD contracts under this 10-year demonstration. Within the PHAs, randomly selected experimental groups of households with children receive housing counseling and vouchers that must be used in areas with less than 10 percent poverty. Families chosen for the experimental group receive tenant-based Section 8 rental assistance that helps pay their rent, as well as housing counseling to help them find and successfully use housing in low-poverty areas. Two control groups are included to test the effects of the program: one group already receiving Section 8 assistance and another just coming into the Section 8 program. Eligible Grantees: The Nation's 21 largest PHAs were invited to apply for funding. The PHAs of Baltimore, Boston, Chicago, Los Angeles, and New York City were selected for this experimental program. Eligible Customers: Low-income families with children can apply for the limited number of places in the demonstration. By February 1996, about one-half of the experimental group and more than one-fourth of the control groups had been chosen and had rented appropriate housing. Eligible Activities: Households chosen for the demonstration's experimental group receive housing counseling and vouchers for rental housing in areas with less than 10 percent poverty. Of the two control groups, one will continue to receive their current Section 8 assistance and the other will begin receiving regular Section 8 assistance. The PHAs receive funds for their administrative costs, additional vouchers, and housing counseling costs. Application: Applications were limited to 21 largest PHAs and the program is now restricted to the 5 selected. HUD is not accepting new applications for MTO. Technical Guidance: MTO is authorized under Section 152 of the Housing and Community Development Act of 1992 and is jointly administered by HUD's Offices of Policy Development and Research, Fair Housing and Equal Opportunity, and Public and Indian Housing. Contact Joan Kraft, telephone (202) 708-4504, x109. For More Information: MTO and other housing mobility initiatives are discussed in a report from HUD's Office of Policy Development and Research, Expanding Housing Choice for HUD-Assisted Families and in "Residential Mobility Programs," the first of HUD USER's Urban Policy Briefs. Promoting Housing Choice in HUD's Rental Assistance Programs, the first of several planned interim assessments of the progress of MTO, was published in April 1996. All of these publications are available from HUD USER. U.S. Department of Housing and Urban Development 451 7th Street, S.W., Washington, DC 20410 Telephone: (202) 708-1112 TTY: (202) 708-1455 This page is located on the U.S. Department of Housing and Urban Development's Homes and Communities Web site at http://www.hud.gov/offices/pih/programs/hcv/about/fact_sheet.cfm. Housing choice vouchers fact sheet What are housing choice vouchers? The housing choice voucher program is the federal government's major program for assisting very low-income families, the elderly, and the disabled to afford decent, safe, and sanitary housing in the private market. Since housing assistance is provided on behalf of the family or individual, participants are able to find their own housing, including single-family homes, townhouses and apartments. The participant is free to choose any housing that meets the requirements of the program and is not limited to units located in subsidized housing projects. Housing choice vouchers are administered locally by public housing agencies(PHAs). The PHAs receive federal funds from the U.S. Department of Housing and Urban Development (HUD) to administer the voucher program. A family that is issued a housing voucher is responsible for finding a suitable housing unit of the family's choice where the owner agrees to rent under the program. This unit may include the family's present residence. Rental units must meet minimum standards of health and safety, as determined by the PHA. A housing subsidy is paid to the landlord directly by the PHA on behalf of the participating family. The family then pays the difference between the actual rent charged by the landlord and the amount subsidized by the program. Under certain circumstances, if authorized by the PHA, a family may use its voucher to purchase a modest home. Am I eligible? Eligibility for a housing voucher is determined by the PHA based on the total annual gross income and family size and is limited to US citizens and specified categories of non-citizens who have eligible immigration status. In general, the family's income may not exceed 50% of the median income for the county or metropolitan area in which the family chooses to live. By law, a PHA must provide 75 percent of its voucher to applicants whose incomes do not exceed 30 percent of the area median income. Median income levels are published by HUD and vary by location. The PHA serving your community can provide you with the income limits for your area and family size. During the application process, the PHA will collect information on family income, assets, and family composition. The PHA will verify this information with other local agencies, your employer and bank, and will use the information to determine program eligibility and the amount of the housing assistance payment If the PHA determines that your family is eligible, the PHA will put your name on a waiting list, unless it is able to assist you immediately. Once your name is reached on the waiting list, the PHA will contact you and issue to you a housing voucher. How do I apply? If you are interested in applying for a voucher, contact the local PHA. For further assistance, please contact the HUD Office nearest to you. Local preferences and waiting list - what are they and how do they affect me? Since the demand for housing assistance often exceeds the limited resources available to HUD and the local housing agencies, long waiting periods are common. In fact, a PHA may close its waiting list when it has more families on the list than can be assisted in the near future. PHAs may establish local preferences for selecting applicants from its waiting list. For example, PHAs may give a preference to a family who is (1) homeless or living in substandard housing, (2) paying more than 50% of its income for rent, or (3) involuntarily displaced. Families who qualify for any such local preferences move ahead of other families on the list who do not qualify for any preference. Each PHA has the discretion to establish local preferences to reflect the housing needs and priorities of its particular community. Housing vouchers - how do they function? The housing choice voucher program places the choice of housing in the hands of the individual family. A very low-income family is selected by the PHA to participate is encouraged to consider several housing choices to secure the best housing for the family needs. A housing voucher holder is advised of the unit size for which it is eligible based on family size and composition. The housing unit selected by the family must meet an acceptable level of health and safety before the PHA can approve the unit. When the voucher holder finds a unit that it wishes to occupy and reaches an agreement with the landlord over the lease terms, the PHA must inspect the dwelling and determine that the rent requested is reasonable. The PHA determines a payment standard that is the amount generally needed to rent a moderately-priced dwelling unit in the local housing market and that is used to calculate the amount of housing assistance a family will receive. However the payment standard does not limit and does not affect the amount of rent a landlord may charge or the family may pay. A family which receives a housing voucher can select a unit with a rent that is below or above the payment standard. The housing voucher family must pay 30% of its monthly adjusted gross income for rent and utilities, and if the unit rent is greater than the payment standard the family is required to pay the additional amount. By law, whenever a family moves to a new unit where the rent exceeds the payment standard, the family may not pay more than 40 percent of its adjusted monthly income for rent. The rent subsidy The PHA calculates the maximum amount of housing assistance allowable. The maximum housing assistance is generally the lesser of the payment standard minus 30% of the family's monthly adjusted income or the gross rent for the unit minus 30% of monthly adjusted income Can I move and continue to receive housing choice voucher assistance? A family's housing needs change over time with changes in family size, job locations, and for other reasons. The housing choice voucher program is designed to allow families to move without the loss of housing assistance. Moves are permissible as long as the family notifies the PHA ahead of time, terminates its existing lease within the lease provisions, and finds acceptable alternate housing. Under the voucher program, new voucher-holders may choose a unit anywhere in the United States if the family lived in the jurisdiction of the PHA issuing the voucher when the family applied for assistance. Those new voucher-holders not living in the jurisdiction of the PHA at the time the family applied for housing assistance must initially lease a unit within that jurisdiction for the first twelve months of assistance. A family that wishes to move to another PHA's jurisdiction must consult with the PHA that currently administers its housing assistance to verify the procedures for moving. Roles - the tenant, the landlord, the housing agency and HUD Once a PHA approves an eligible family's housing unit, the family and the landlord sign a lease and, at the same time, the landlord and the PHA sign a housing assistance payments contract that runs for the same term as the lease. This means that everyone -- tenant, landlord and PHA -- has obligations and responsibilities under the voucher program. Tenant's Obligations: When a family selects a housing unit, and the PHA approves the unit and lease, the family signs a lease with the landlord for at least one year. The tenant may be required to pay a security deposit to the landlord. After the first year the landlord may initiate a new lease or allow the family to remain in the unit on a month-to-month lease. When the family is settled in a new home, the family is expected to comply with the lease and the program requirements, pay its share of rent on time, maintain the unit in good condition and notify the PHA of any changes in income or family composition. Landlord's Obligations: The role of the landlord in the voucher program is to provide decent, safe, and sanitary housing to a tenant at a reasonable rent. The dwelling unit must pass the program's housing quality standards and be maintained up to those standards as long as the owner receives housing assistance payments. In addition, the landlord is expected to provide the services agreed to as part of the lease signed with the tenant and the contract signed with the PHA. Housing Authority's Obligations: The PHA administers the voucher program locally. The PHA provides a family with the housing assistance that enables the family to seek out suitable housing and the PHA enters into a contract with the landlord to provide housing assistance payments on behalf of the family. If the landlord fails to meet the owner's obligations under the lease, the PHA has the right to terminate assistance payments. The PHA must reexamine the family's income and composition at least annually and must inspect each unit at least annually to ensure that it meets minimum housing quality standards. HUD's Role: To cover the cost of the program, HUD provides funds to allow PHAs to make housing assistance payments on behalf of the families. HUD also pays the PHA a fee for the costs of administering the program. When additional funds become available to assist new families, HUD invites PHAs to submit applications for funds for additional housing vouchers. Applications are then reviewed and funds awarded to the selected PHAs on a competitive basis. HUD monitors PHA administration of the program to ensure program rules are properly followed. Additional Information and other subsidy programs For additional information about the voucher program, contact either the local PHA serving your community or the Office of Public Housing within your local HUD office. There may be a long wait for assistance under the housing voucher program. If the PHA also administers the public housing program, applicants for the housing choice voucher program may also ask to be placed on the waiting list for the public housing program. HUD also administers other subsidized programs and you may obtain a list of programs in your area from the Office of Housing at your local HUD office. What regulations cover this program? Regulations are found in 24 CFR Part 982. U.S. Department of Housing and Urban Development 451 7th Street, S.W., Washington, DC 20410 Telephone: (202) 708-1112 TTY: (202) 708-1455 This page is located on the U.S. Department of Housing and Urban Development's Homes and Communities Web site at http://www.hud.gov/offices/cpd/about/rulesandregs/conplan/plandata/cp1.cfm. Draft guidelines: preparing the consolidated plan fy 2000 submission for local jurisdictions features Download the Guidelines and tables: Download the Guidelines as a PDF file by clicking on the underlined items below. TABLES FILE A B C TABLE 1 A B C TABLE 2 A B C TABLE 3 Table 3 TABLE 4 Table 4 A INTRODUCTION The Consolidated Plan is designed to be a collaborative process whereby a community establishes a unified vision for community development actions. It offers local jurisdictions the opportunity to shape the various housing and community development programs into effective, coordinated neighborhood and community development strategies. It also creates the opportunity for strategic planning and citizen participation to take place in a comprehensive context, and to reduce duplication of effort at the local level. The strategic plan is a specific course of action for revitalization. It is the means to analyze the full local context and the linkages to the larger region. It builds on local assets and coordinates a response to the needs of the community. It integrates economic, physical, environmental, community, and human development in a comprehensive and coordinated fashion so that families and communities can work together and thrive. A strategic plan also sets forth program goals, specific objectives, annual goals, and benchmarks for measuring progress. In so doing, it helps local governments and citizens keep track of results and learn what works. The Consolidated Plan approach is also the means to meet the application requirements for the Community Development Block Grant (CDBG), HOME Investment Partnerships (HOME), Emergency Shelter Grant (ESG), and Housing Opportunities for Persons with AIDS (HOPWA) formula programs. This process replaces prior CPD planning and application requirements with a single document, and satisfies the submission requirements of the four CPD formula programs for local jurisdictions. The statutes for the formula grant programs set forth three basic goals against which the plan and the jurisdiction's performance under the plan will be evaluated by HUD. Each Jurisdiction's plan must state how it will pursue these goals for all community development programs, as well as all housing programs. These statutory program goals are: DECENT HOUSING - - which includes: * assisting homeless persons obtain affordable housing; * assisting persons at risk of becoming homeless; * retention of affordable housing stock; * increase the availability of affordable permanent housing in standard condition to low-income and moderate-income families, particularly to members of disadvantaged minorities without discrimination on the basis of race, color, religion, sex, national * origin, familial status, or disability; * increasing the supply of supportive housing which includes structural features and services to enable persons with special needs (including persons with HIV/AIDS) to live in dignity and independence; and providing affordable housing that is accessible to job opportunities. A SUITABLE LIVING ENVIRONMENT - - which includes: * improving the safety and livability of neighborhoods; * increasing access to quality public and private facilities and services; * reducing the isolation of income groups within areas through spatial deconcentration of housing opportunities for lower income persons and the revitalization of deteriorating neighborhoods; * restoring and preserving properties of special historic, architectural, or aesthetic value; and * conservation of energy resources. EXPANDED ECONOMIC OPPORTUNITIES - - which includes: * job creation and retention; establishment, stabilization and expansion of small businesses (including microbusinesses); * the provision of public services concerned with employment; * the provision of jobs to low-income persons living in areas affected by those programs and activities, or jobs resulting from carrying out activities under programs covered by the plan; * availability of mortgage financing for low-income persons at reasonable rates using non-discriminatory lending practices; * access to capital and credit for development activities that promote the long-term economic and social viability of the community; and * empowerment and self-sufficiency for low-income persons to reduce generational poverty in federally assisted housing and public housing. At each jurisdiction's discretion, the information can be displayed in any clear, concise format and should include an executive summary that communicates the key elements of the plan to citizens. These elements include the needs assessment, priority needs, specific objectives, and how the activities will address identified needs and objectives. In an effort to reduce or eliminate duplication within the Consolidated Plan, HUD strongly encourages the use of Community 2020 software and the following guidelines as one model or option for presentation of information. All required elements of the plan (including tables and narratives) should be submitted to HUD in an electronic format. Electronic data assists HUD and its program partners to exchange information more easily and better serves the families and communities that HUD programs are designed to serve. Jurisdictions are encouraged to set forth annual goals and benchmarks that are useful for purposes of accountability and measuring success. Go to top to download the full text of the Guidelines and the tables as PDF documents. U.S. Department of Housing and Urban Development 451 7th Street, S.W., Washington, DC 20410 Telephone: (202) 708-1112 TTY: (202) 708-1455 This page is located on the U.S. Department of Housing and Urban Development's Homes and Communities Web site at http://www.hud.gov/offices/pih/pha/. Public housing agency (pha) plans What is the PHA Plan? The PHA Plan is a comprehensive guide to public housing agency (PHA) policies, programs, operations, and strategies for meeting local housing needs and goals. There are two parts to the PHA Plan: the 5-Year Plan, which each PHA submits to HUD once every 5th PHA fiscal year, and the Annual Plan, which is submitted to HUD every year. * Submit Plans * Received Plans * Review Plans * Approved Plans Tools and resources Below are tools to help users in preparing their PHA Plan. * Templates * Certifications Learn more Read about PHA plan processes, guidance, and FAQs. * About PHA Plans - PHA Plan Processes, * RAB, and points of contact. * Frequently Asked Questions * Policy and Guidance U.S. Department of Housing and Urban Development 451 7th Street, S.W., Washington, DC 20410 Telephone: (202) 708-1112 TTY: (202) 708-1455 This page is located on the U.S. Department of Housing and Urban Development's Homes and Communities Web site at http://www.hud.gov/offices/pih/pha/about/index.cfm. About public housing agency (pha) plans Overview The Public Housing Reform Act requires submission of both a Five-Year and an Annual Plan. The Five-year PHA Plan describes the agency's mission and the long-term plan for achieving that mission over the subsequent five years. The Annual Plan provides details about the PHA's current programs and the resident population served, as well as the PHA's strategy for addressing the housing needs of currently assisted families and the larger community. * Overview * PHA Plan Process * Development Steps and Timeline * Amendments and Modifications to the Plan * Resident Advisory Board (RAB) Questions about PHA Plans? Please see our points of contact page for information on policy and technical support. * PHA Plan Points of Contact U.S. Department of Housing and Urban Development 451 7th Street, S.W., Washington, DC 20410 Telephone: (202) 708-1112 TTY: (202) 708-1455 This page is located on the U.S. Department of Housing and Urban Development's Homes and Communities Web site at http://www.hud.gov/offices/pih/pha/about/development.cfm. pha plan development steps and timeline Overview The steps involved in completing a Plan are discussed below. Many of these steps require coordination with other organizations and agencies, as well as the Resident Advisory Board (RAB). It is important, therefore, that the PHA begin the Plan development process well ahead of the due date for the Plan (which is 75 days prior to the commencement of the PHA's fiscal year). 1. Establish Schedule 2. Gather Template and Guidance 3. Establish RAB(s) 4. Consult with Consolidated Plan Agency 5. Gather Relevant PHA Documents and Information 6. Develop Plan 7. Publish Notification and Make Plan Available for Review 8. Hold Public Hearing 9. Obtain Signatures on Certifications 10. Submit Completed Electronic Template 11. Obtain HUD Review and Approval PHA Plan Development Process 1. Establish Schedule The first step in the plan development process is to establish a schedule for the plan's completion. The Annual PHA Plan is due 75 days prior to commencement of the PHA's fiscal year. The PHA's schedule for plan development should build in sufficient time for the following: submission of the plan by the due date; the 45-day public review period; the public hearing and incorporation of public comments received on the plan; and obtaining the proper signed certifications and board certification. As is clear from the sample timeline below, the PHA should begin the process of plan development well ahead of the due date for submission. Sample Timeline for PHA Plan Completion Action Jan. 1 FY Start April 1 FY Start July 1 FY Start Oct. 1 FY Start Begin preparations for developing PHA Plan, including compiling information and obtaining a copy of the jurisdiction's Consolidated Plan May August November February Draft Plan developed for discussion with partners Mid-July Mid-Oct. Mid-Jan. Mid-April Notice of hearing and Plan on file for review Mid-Aug. Mid-Nov. Mid-Feb. Mid-May Public Hearing First week of Oct. First week of Jan. First week of April First week of July PHA Plan due **Note: exact due date depends on calendar days in PHA's fiscal year Mid-Oct. Mid-Jan. Mid-April Mid-July 2. Gather Template and Guidance The PHA should obtain the template and appropriate guidance from the PHA Plans web site. The PHA should update references to both the PHA Fiscal Year and the Federal Fiscal year made throughout the Plan and the attachments. 3. Establish RAB(s) Early on in the process, the PHA should establish the Resident Advisory Board or Boards. 4. Consult with Consolidated Plan Agency The next step in the process is consultation with the Consolidated Plan agency in the PHA's jurisdiction(s). There are several reasons for this consultation and collaboration. Most important, PHAs must submit a "State or Local Government Certification of Consistency with the Consolidated Plan" along with the PHA Plan. Communication and coordination with the Consolidated Plan agency will facilitate the process for obtaining that signed certification. In addition, this agency may be the best source of information for identifying housing needs in the community. 5. Gather Relevant PHA Documents and Information The PHA should gather relevant documents and policies. It is useful to review these policies and determine whether they need to be updated or revised. Many of these documents serve as "supporting documents" to the Plan. If the PHA will implement new policies in the coming fiscal year (such as a new preference structure or establishment of site-based waiting lists), this is the time to develop these policies for inclusion as supporting documents to the PHA Plan. The public hearing held for the PHA Plan will then serve as the public hearing for all of these new policies to be adopted and implemented by the PHA at the beginning of the PHA's fiscal year. 6. Develop Plan The next step in the process is the actual development of the PHA Plan. This step involves consultation with the RAB, partner agencies and organizations, and review of the information the PHA has gathered regarding housing needs, resources and PHA policies. 7. Publish Notification and Make Plan Available for Review Once the plan is fully developed, the PHA then publishes a notification of a public meeting not less than 45 days prior to the meeting. The notice must be published in a newspaper of general circulation. In addition, a HA may use its newsletter to notify residents and ensure partner agencies and organizations are informed. The notice should inform the public that the PHA Plan is available for review, and that a public hearing will be held, noting the date, time, and location of the hearing. The PHA should make the proposed plan, all attachments and supporting documents related to the Plan, and all information relevant to the public hearing available for review by the public at the PHA's principal office during normal business hours. PHAs are required to conduct reasonable outreach activities to encourage broad public participation. A 45- day public review period allows residents and members of the community adequate time to review the PHA Plan and the supporting documents. HUD encourages PHAs to make the PHA Plan available at their principal business office (or at several offices if the area served by the PHA covers more than one jurisdiction). PHAs are also encouraged to make the PHA Plans and attachments available at other public locations, such as libraries or community centers as well as PHA or community web sites. 8. Hold Public Hearing The PHA is required to hold a public meeting to discuss the Plan and receive public comments on the PHA Plan every year. The PHA's board of commissioners or similar governing body must conduct this public hearing in a location that is accessible to the See Notice PIH 99-51 (Attachment B, Section 1.5) residents served by the PHA. It is best to hold the public hearing with sufficient time before the plan is due to HUD - at least a week is recommended - to give the PHA time to incorporate pertinent public comments into the PHA Plan. The PHA may also receive written comments from the RAB on the plan. The PHA will then use the public comments and RAB recommendations to revise the plan as necessary. 9. Obtain Signatures on Certification The PHA should obtain all the necessary signatures on the required certifications that accompany the PHA Plan submission. In addition, the PHA Board must provide a signed "Certification of Compliance with the PHA Plans and Related Regulations /Board Resolution to Accompany the PHA Plan." 10. Submit Completed Electronic Template Finally, the PHA submits the completed PHA Plan template electronically and mails in the signed certifications. Submission procedures are discussed more fully in 11. Obtain HUD Review and Approval HUD will review the plan and may request additional information or a revision to the PHA Plan from the PHA. HUD will inform the PHA when the plan is approved and post it on the PHA Plans web site on the "Approved Plans" page. U.S. Department of Housing and Urban Development 451 7th Street, S.W., Washington, DC 20410 Telephone: (202) 708-1112 TTY: (202) 708-1455