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Moving to Work Demonstration
Application Ranking and Summary Information
October 27, 1997
| APPLICANT |
SUMMARY OF PROPOSAL |
HA OF THE
BIRMINGHAM DISTRICT
Birmingham, AL |
Birmingham would combine a portion of its operating subsidies and modernization funds with its Drug Elimination Program funds to pay for an enhanced Family Self-Sufficiency program. The focus of the program is pre-employment skill development, job access, job retention, and elimination of work disincentives. It targets TANF recipients, residents who are underemployed, and employed residents toward career advancement. The plan provides stipends for GED and transportation. The HA will give a preference to MTW families for modernized public housing units and for Section 8 vouchers. Increases in residents' earned income would not cause rents to increase for 18 months. |
CAMBRIDGE HA
Cambridge, MA |
Cambridge has proposed a very comprehensive plan emphasizing local autonomy and streamlined reporting and oversight. The foundation of the plan is a fungible block grant that would allow locally-based planning, asset management, and project-based budgeting. These changes would promote program accountability, administrative efficiency, financial autonomy, and maximized use of resources. The plan includes innovative capital improvement, acquisition, and preservation strategies, including mixed-finance models and project-basing of Section 8, in the context of the abolition of local rent controls. CHA proposes to submit to HUD a comprehensive Annual Report and an annual independent financial audit. Promotes income mixing by allowing up to 25% of residents in each development to be above 50% of area median income, and through ceiling rents and earned income exclusions. |
| HA OF THE CHEROKEE NATION
Tahlequah, OK |
Proposes to combine operating subsidies and modernization funds with Section 8 funds to provide a Family Self-Sufficiency program open to all families willing to participate. The plan offers enhanced job training and supportive services to residents. Any earned income increases will not raise a family's rent, but instead, will be deposited into an escrow account for the family's future benefit. |
MASSACHUSETTS
DEPARTMENT
OF HOUSING
& COMMUNITY
DEVELOPMENT
Boston, MA |
This three-year demonstration will use $1.2 million of Section 8 funding to serve 183 families at two demonstration sites--one in Boston targeting homeless families in transitional housing and shelters, one in Worcester County targeting very low-income families enrolling in State welfare-to-work program. The Commonwealth will convert Section 8 certificates into flat monthly stipends, placing a cap on the portion that may be used for housing costs. The stipend will not decrease as family income increases. The program will also provide assisted families with escrow accounts and three MTW Advisors who will "support families in locating and keeping suitable housing and employment" and serve as links to other services. |
DELAWARE
STATE HA
Dover, DE |
The Delaware State Housing Authority's proposal would require that in two Delaware counties, all public housing and Section 8 families must sign a "Contract of Mutual Participation". If a family is not employed or enrolled in the State welfare reform program, then the family must also enter DSHA's self-sufficiency program, which provides welfare-to-work services, including education and training. Housing assistance may be terminated for non-compliance with self-sufficiency program requirements. DSHA requests permission to combine its Section 8 and public housing funds to pay for program costs. Also, the State of Delaware will match the estimated program savings of $900,000 and use the combined funds to assist additional families and/or to pay for services. The plan is also linked to homeownership programs and the low-income housing tax credit program, DSHA is also the Delaware Housing Finance Agency. Under the demonstration, initial tenant rents would be set at 35% of adjusted income. Ceiling rents would be set at $120 per month (except that if the initial rent is more than $120, then the ceiling rent would be equal to the initial rent). As income increases, tenants will be required to deposit into escrow account the difference between the ceiling rent and what the family's rent would have been at 35% of adjusted income. Housing assistance would be limited to 3 years, with specified exceptions. |
GREENE
METROPOLITAN HA
Xenia, OH |
The Greene Metropolitan HA and the Greene County Department of Human Services propose a strategy to integrate the provision of affordable housing as an incentive and support for families' self-sufficiency efforts. Two groups are targeted for MTW (all will be below 50% of area median income): (1) 40 families recruited from current residents (or from the public housing waiting list if 40 residents do not volunteer); and (2) 60 families referred from the county human services agency (who will be given priority on the public housing waiting list). Participating families must sign a self-sufficiency contract that is tied to Ohio's "JOBS" program. Services will be provided by the county and a collaborative of service providers. Budgeting classes will be provided with HOME funds. Other services will be provided by the Employment Collaborative Initiative and the Ohio Economic Development Department. The plan has close links to the Greene County Housing Coalition. Once a participating resident is employed at least 30 hours per week, following monthly rent schedule applies: $50 in year 1, $75 in year 2, and $100 in year 3. New household members come under existing rent policy unless they are enrolled in JOBS. |
HA OF HIGH POINT
High Point, NC |
Over a three-year period, the High Point HA commits to obtaining jobs for 900 residents by recruiting local employers. The HA will also recruit residents for the program through a peer process. Three teams of residents will work with the schools, the local community college, and the courts to encourage youth to finish school and get job training. The program will provide day care and transportation, as well as construction apprenticeships with HA construction crews, which are expected to build 50-100 housing units per year. HPHA also proposes a Section 8 homeownership demonstration using FHA-foreclosed houses. Ceiling rents will be adopted and rent reductions will be granted based on point system that rewards participation in the MTW program. The maximum rent reduction is 5% -- from 30% down to 25% of adjusted income. Points will be given for activities such as attending school or training, working, paying rent on time, and participating in various resident activities. The resulting savings in rents will be used to fund escrow accounts for participating families. |
KEENE HA
Keene, NH |
The Keene, NH housing authority proposes a comprehensive plan of self-sufficiency programs, graduated rents, and administrative savings. The Resident Self-Reliance Program would provide service coordination and case management to all public housing and Section 8 families. The program includes GED, job opportunities, and required workshops on budgeting, life skills, child development, parenting, family planning, and methods of obtaining and retaining employment. The New Hampshire Housing Finance Agency would be involved in promoting homeownership opportunities. KHA proposes a graduated rent structure for public housing and Section 8. For the first 2 years, a family's rent would be the greater of $125, 30% of adjusted income, or the welfare rent. After the second year, tenants would no longer be required to report income. For years three and four, the rent would step up to 45% of Fair Market Rent. For year five and thereafter, the rent would step up to 65% of Fair Market Rent. Residents may petition for an extension at any of these steps. If a resident is in good standing and making satisfactory progress toward self-sufficiency, then the extension will be given. KHA proposes to use administrative savings to shift more staff time to providing self-sufficiency services. |
LAWRENCE HA
Lawrence, KS |
The Lawrence HA would combine public housing operating subsidies and Section 8 funds into a single housing assistance fund, from which "housing grants" would be made. Clients would be permitted to choose public housing or tenant-based assistance. Families' minimum rents and maximum housing grants will be tied to the market value of the unit rented. LHA also plans to voucher out 1/2 of the units in a 127-unit public housing development and to use revenues from the market-rate rentals to support MTW activities. Families must participate in work, school, or Family Self-Sufficiency activities. After successful completion of the Family Self-Sufficiency program (defined as being at the maximum rent for 12 consecutive months), the client is eligible for the homeownership preparation program. If the client does not join that program, then they may continue to receive their maximum housing grant for up to two years, after which assistance would terminate. LHA stresses that it is willing to modify aspects of its proposal. |
LINCOLN HA
Lincoln, NE |
The Lincoln HA's program emphasizes family self-sufficiency and includes a mandatory self-sufficiency contract. An admission preference would be given to housing applicants who are working at least 25 hours per week. Lincoln proposes to merge its Section 8 Certificate and Voucher programs. A partnership has been made with the Nebraska Department of Health and Human Services. Increases in earned income will not be counted in rent calculations for one year and deductions for medical and educational expenses will be increased. Ceiling rents will also be used. A public housing tenant may pay the ceiling rent for up to three years, after which housing assistance may be terminated. |
HA OF THE COUNTY
OF LOS ANGELES
Monterey Park, CA |
L.A. County will choose fifty families from among current residents and from the waiting list. Twenty-five will be families whose primary source of income is a government entitlement program, and the other twenty-five will be very low-income families with a working head of household. Families selected must enroll in the Family Self-Sufficiency program and will be given a choice of available public housing units in one of four developments. After one year of employment, family would be offered a Section 8 certificate, or may remain in public housing. Rents would be set as follows: 20% of adjusted income in year one; 30% of adjusted income in year two; and, in year three, rent remains at 30% unless family the "has shown inconsistent efforts in complying with the Family Self-Sufficiency plan". In that case, the rent may increase up to 40% of adjusted income. |
HA OF LOUISVILLE
Louisville, KY |
An asset management proposal to use the development of replacement housing to promote private management of public housing, deconcentrating poverty, and a metropolitan perspective on affordable housing and self-sufficiency. Organizational restructuring and repositioning are also emphasized. The self-sufficiency strategy is based on intensive, individualized, integrated case management and relies on established working relationships with several partners. HAL proposes to generate replacement housing units in mixed-income developments throughout metropolitan Louisville. A variety of mixed-finance strategies are proposed, including tax credit projects, acquisition of existing market-rate properties in which a small percentage of MTW participants would be housed, and long-term leasing of units from private landlords. |
MINNEAPOLIS PHA
Minneapolis, MN |
MPHA proposes a 50-family Section 8 homeownership demonstration, using available public housing and Section 8 funds for counseling services and administration of the program. Participating families will be offered five years of Section 8 assistance for homeownership expenses. Eligible participants are public housing residents and existing certificate holders who were originally on TANF, have been employed for one year, are participating successfully in Family Self-Sufficiency, have good credit, and earn $16,000 to $28,500. Specific lenders and FNMA have been identified as partner agencies. |
PORTAGE
METROPOLITAN HA
Ravenna, OH |
The Portage Metropolitan housing authority proposes a comprehensive plan to create a housing system that rewards public housing and Section 8 residents who are progressing toward economic self-sufficiency. These rewards include (1) changes in rent policies; (2) preference for tenant-based assistance, for a homeownership demonstration program, and for public housing units with greater amenities; and (3) the provision of supportive services and employment opportunities through multiple partnerships with county and community agencies, both public and private, including the local welfare agency. PMHA seeks funding flexibility and a broad range of regulatory relief in order to integrate housing assistance with work and self-sufficiency incentives. One PMHA development is in an Empowerment Zone/ Enterprise Community. Changes in rent policies include a $25 minimum rent, graduated rents, ceiling tents, and not decreasing a family's rent if it is sanctioned by the welfare system. Scattered-site public housing units will be reserved for families who have been public housing residents for at least two years, pass screening criteria (including rent history and housekeeping checks), and who agree to participate in homeownership counseling. Residents accepting this opportunity are subject to a five-year time limit on housing assistance. |
HA OF PORTLAND
Portland, OR |
The Housing Authority of Portland has presented a comprehensive asset management proposal based on achieving greater cost effectiveness through "activity-based cost analysis" of all its departments and functions. HAP's "core strategy" is to use fund flexibility, relief from the cost of existing regulations, and structured management and cost analysis methods to (1) provide housing at costs comparable to private sector, and (2) expand self-sufficiency incentives and housing choice that the private sector cannot or will not provide. Projected cost savings of 30-50% to be used to offset level funding of operating subsidies, for tenant services, and for other low-income housing priorities in HAP's consolidated plan. |
HOUSING AUTHORITY
OF THE CITY OF
SAN ANTONIO
San Antonio, TX |
San Antonio intends to expand its current Family Self-Sufficiency program, with a goal of "assessing" 200 residents per month and enrolling 50 of them in education/training programs. SAHA's current Family Self-Sufficiency program has over 600 participants and 18 FSS coordinators. The HA would use its existing collaborative of local agencies to provide services, transportation, and daycare. Among the rent incentives to be implemented would be an 18-month disregard of earned income increases. |
SAN DIEGO HOUSING
COMMISSION
San Diego, CA |
San Diego proposes a pilot self-sufficiency program for 74 families. The HA will recruit 50 families from the Section 8 waiting list and 24 from the public housing waiting list. The 24 public housing families will occupy a 24-unit family development now being rehabilitated. Operating subsidies and Section 8 funds would be combined to support the program. Families must participate in Family Self-Sufficiency program and develop a Career Plan with the support of a case manager and community organizations. Families must also make a $50 monthly deposit to an escrow account, which they would not get back if they failed to complete program. The proposal includes a flat rent structure for public housing ($372 for 2 BR; $432 for 3 BR) and a flat subsidy for Section 8 ($276 for 2 BR; $468 for 3 BR). Families participating in the demonstration will receive housing assistance for up to 5 years as long as they enter Family Self-Sufficiency program and meet requirements of their Career Plan. |
HA OF THE COUNTY
OF SAN MATEO
Belmont, CA |
To promote self-sufficiency and distribute housing assistance more broadly, the San Mateo plan offers new Section 8 recipients increased self-sufficiency support in exchange for time limits on housing assistance. Goals include reducing lifetime cost per family by 10%; ensuring 50% of families are employed full-time within 3 yrs.; increasing the turnover rate of program from 7% to 12%; fully integrate MTW/Family Self-Sufficiency program into county welfare reform program ("SUCCESS"). In order to reduce administrative costs, the plan explores merging some HA functions into county's housing division and turning over eligibility function to human services agency, and includes transferring some PHA staff to the agency. Child care to be provided on a sliding scale. The plan provides a voucher program structure with payments set at 80 of the fair market rent. In addition, 75% of rent increases attributable to earned income will be deposited in an escrow account for participants and 75% of rent increases attributable to income of fathers returning to household to be deferred for two years. Total assistance will be limited to six years (slightly longer than current average term of assistance) and assistance begins phasing out after year three. The goal of this policy is to distribute housing assistance more fairly to eligible households and to avoid undermining welfare reform. |
SEATTLE HA
Seattle, WA |
Seattle proposes a very comprehensive plan requesting a block grant and extensive deregulation in order to: reduce administrative costs, implement asset management (including site-based waiting lists), preserve and expand the local affordable housing inventory, create communities that are staffed to meet special needs and test new ways to encourage self-sufficiency. Numerous activities are proposed in pursuit of each of these goals. The program includes phased-in rent increases for earned income increases, stepped ceiling rents (with the final rent set at market rate). As a pilot program within MTW, SHA proposes a partnership with the Seattle Jobs Initiative, in which SHA uses $1.5 million for two-year rental subsidies for individuals in SJI training program. |
STEVENS POINT HA
Stevens Point, WI |
SPHA intends to coordinate MTW with its State welfare reform plan ("Wisconsin Works") to test a streamlined, work-rewarding housing system in a welfare reform environment. Stevens Point would implement flat rents and use access to scattered-site units and homeownership opportunities as incentives for working families. For each of next three years, HA will commit $102,000 of its $350,000 in capital funds to pay for child care for residents. The flat rent structure provides very strong incentives for families to move from welfare to work. |
HA OF THE CITY
OF TAMPA
Tampa FL |
The Tampa plan will use aggressive rent policies to encourage participation in MTW, which proposes a self-sufficiency program with case management. Other incentives for participation include: preference on the Section 8 waiting list, eligibility for services and homeownership opportunities, and preference on the scattered-site waiting list. For current residents and new admissions who choose to participate in MTW, rent will be calculated at 30% of income, but THA will disregard 100% of increases in earned income during the term of the demonstration (3-5 years). At the resident's option, these foregone rent increases may be placed in an escrow account. Current residents (other than elderly and disabled) who choose not to participate in MTW "will, after notification and adequate notice, be charged a flat rent based on market rate phased in over a period of time". |
TULARE HA
Tulare Co., CA |
The Tulare HA plan makes use of extensive partnerships, including employment and training agencies, the county Department of HHS, and the county economic development corporation. It focuses on new admissions referred to the HA through three partnerships: (1) 50 slots for referrals from a nonprofit training agency; (2) 300 slots for the welfare agency; and (3) slots that are made part of incentive packages formulated by the county to attract year-round employers, because 1/3 of HA residents are seasonal farm laborers. MTW would be voluntary for current recipients. The HA would establish a flat rent structure for MTW participants in both public housing and Section 8. THA plans to target all tenant-based assistance to families with incomes below 50% of area median. Any families with incomes above 50% of median will be offered public housing. |
UTAH CONSORTIUM:
Salt Lake County,
Salt Lake City,
West Valley City,
Davis County,
Utah County,
Provo City,
Ogden City |
A consortium of seven of Utah's largest HAs proposes a 3-year program to expand and closely coordinate their family self-sufficiency programs with the State welfare reform program ("SUCCESS"). Families in public housing who are already in the family self-sufficiency program would be automatically enrolled in the MTW/SUCCESS program or may be offered a Section 8 transfer. Section 8 families who are already participating in a related self-sufficiency program will be offered an opportunity to transfer to public housing to participate in the MTW/SUCCESS incentives. All families moving into public housing after the program begins will be required to participate in MTW/SUCCESS. Benefits participants receive will include case management and individualized work plan assistance, State assistance for child care and transportation, job training, educational assistance, and job opportunities. Links will also be established to the State Housing Trust Fund, including matching grants for family escrow accounts, mortgage loans, and preference for low-income housing tax credit units. The Consortium will establish limits of five to eight years on housing assistance, with some exceptions. |
VANCOUVER HA
Vancouver, WA |
The Vancouver HA has requested permission to treat its HUD funds as a block grant and seeks waivers from numerous program rules. The goal is to shift 30% of VHA staff time from administration and property management to casework. As a recipient of competitivly-awarded capital improvement funds, the VHA seeks assurances that its block grant will include the average level of modernization funding it has received in the past. VHA proposes to replace the current HUD operating subsidy formula with a locally-designed formula. The proposal also includes mandatory participation in a family self-sufficiency program. Rents would be set at 35% of adjusted income, so that they "more reasonably reflect the private market", and would reduce VHA's reliance on Federal operating subsidies. Residents (other than elderly and disabled) will be expected to be off of housing assistance in 5-7 years, though residents may appeal to a Program Coordinating Committee for an extension or waiver of these time limits. |
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Content Archived: December 16, 2010
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