Finding comfortable housing is always a bit of a challenge — even more so to find affordable housing. However, thanks to the federal Fair Housing Act, your quest for a home today is a whole lot less complicated than it might have been a few decades ago — because the law protects you from the improper practices of discrimination.

What Is the Fair Housing Act?

Enacted in 1968 as part of the Civil Rights Act, the Fair Housing Act makes it illegal in almost all situations for property owners to refuse to sell/rent a home to you based on your race, ethnicity, gender, religion, handicap or familial status (i.e, whether you have children, or the number of children you have). It also prevents property owners from selling/renting to you under a different set of rules than others who are not of your race, gender, etc. In simple terms — it levels the playing field so your primary qualification for renting is whether you can afford the rent based on your income and credit.

Examples of How the Fair Housing Act Protects Your Rights

To better understand how this law protects your housing rights, let’s look at a few examples of how it works if you apply to rent an apartment:

• The management can’t legally quote a higher-than-advertised rent to you to deter you from renting.
• The management can’t lie and tell you there are no vacant units when, in fact, there are.
• The management can’t deny you certain amenities, privileges or memberships in the complex that are offered to others of a different race, ethnicity, gender, etc.
• The management can’t reserve portions of the property to members of different ethnicities, genders, etc. (In other words, they can’t segregate within their own building or complex.

Are There Exceptions?

Yes, there are a few. The FHA was amended in 1988 to allow certain exemptions. For example:

• Age-restricted housing — Some complexes are designed specifically for senior citizens, and within certain parameters, these complexes may reserve their housing for adults ages 55 and up, or 62 and up.
• Owner-occupied housing — If a landlord lives in his own building consisting of 4 units or less, he is exempt from the rule.
• Single-family housing for sale or rent by owner — If someone sells or rents his/her own home without using a broker, the FHA does not apply under certain parameters.
• Religious organizations — A religious group providing housing for its own membership may restrict availability for members.
• Private clubs — A members-only facility may offer housing exclusively to its members as long as it doesn’t sell or rent to the public.

If You Believe Your Rights Have Been Violated

If you have reason to believe a property owner or management company has discriminated against you in violation of the Fair Housing Act, you can file a complaint with HUD’s Office of Fair Housing and Equal Opportunity (FHEO), who will evaluate the matter and refer it to local agencies for enforcement of the rules.

 

Olympia Management is proud to be a management company in compliance with the Fair Housing Act. We never discriminate against any individual or family based on any protected status. To learn more about the availability of affordable housing in your area, call us today at 256-894-2382.

If you are a low-income individual or household seeking rental assistance, chances are you’ve heard something about Section 8 Housing Choice Vouchers. However, there is a bit of misunderstanding about this program because so many people simply associate Section 8 with public housing, which your community may or may not have. Let’s take a closer look at housing choice vouchers and discuss what they are, what they do and how you might qualify.

What is a Section 8 housing choice voucher?

The housing choice voucher program is part of Section 8, the HUD program designed to provide affordable housing to subsidize rents for low-income households. When you qualify for a housing choice voucher, you may choose to live in any home or apartment that meets Section 8 guidelines, and the federal government will subsidize your rent.

How is this different from Section 8 housing?

Public housing and the voucher program are both part of Section 8; one is tenant-based and one is project-based. Most people are familiar with Section 8 public housing, which is owned and controlled by the federal government; this is project-based Section 8, meaning if you leave, the subsidy stays with the project.

By contrast, a Section 8 housing choice voucher is tenant-based, meaning if you move to a different residence, your subsidy moves with you — for as long as your household qualifies financially for the subsidy. This program not only alleviates some pressure from the demand for public housing, but it also gives you more freedom to make housing decisions that are best for your household and family.

How does the housing choice voucher work?

The underlying goal of Section 8 housing vouchers is to keep your rent affordable. By government standards, housing is considered affordable when it does not exceed 30 percent of your monthly gross income. For example, if your monthly gross income is $1000, your rent should not exceed $300/month.

When you qualify for a housing choice voucher, the government subsidizes your rent with the landlord for any amount over 30 percent of your monthly income, provided that property meets basic Section 8 guidelines. Returning to our example, if your income is $1000/month, and the market rent on your unit is $1200/month, you pay only $300/month and the government pays $900.

Does this mean I can live wherever I want?

Not quite — although your options with a housing voucher are much greater than public housing. Your voucher only works at HUD-approved properties that have qualified to receive Section 8 subsidies. Most of the time, Section 8-approved housing is basically no worse than other properties — it just means the landlord or property manager applied and got the property approved. (Getting this approval is fairly straightforward: the government basically wants to inspect the property to make sure it’s up to code and that the landlord is charging fair market rents.)

How can I find out which properties in my area are approved for Section 8 vouchers?

There are two basic ways to find out this information:

1. Ask the landlord or property manager if they take Section 8. If they do, they can show you evidence that they are approved.
2. Consult your local public housing authority (PHA) for a list of properties in your area that accept Section 8. (HUD provides a searchable database here to get contact information for your local PHA.)

How do I qualify to receive a Section 8 housing choice voucher?

Qualifying for Section 8 is generally based on 3 factors:

• Your annual income;
• Your family size;
• The median income in your area; and
• Your eviction/rental history.

To qualify for Section 8, you must be considered a “very low income” household, meaning your annual income is below 50 percent of the median income in your area for a family your size. As you can imagine, the actual dollars may differ wildly based on location. For example, in New York City, a family of four can make as much as $52,000 a year and still potentially qualify as a very low-income household. In rural parts of the South where the cost of living is considerably less, the median income is lower.

Is there a waitlist for Section 8?

Usually, yes. Not only are these vouchers understandably in high demand, but your local PHA has only so many to offer at a time. In addition, even if you qualify for a Section 8 voucher by the numbers, the PHA is required by law to reserve at least 75 percent of its vouchers for households whose income is 30 percent of the median income for the area. Thus, in areas with high concentrations of low-income families, it can be more difficult to qualify for Section 8 even if your annual income is below 50 percent of the median. If you’re applying for the first time, be prepared to be patient.

Olympia Management administers numerous well-kept properties throughout the Southeast, many of which are Section 8 approved. To learn about availability in your area, call us today at 256-894-2382.

Here’s a sobering number: More than 19 million households in America (or about 30 percent of all renters) pay more than half of their monthly income on housing. This is a key factor in what the government now refers to as “housing insecurity” — a condition in which a person or family’s living situation is tentative, or to put it more bluntly … how close the family might be to homelessness. But what, exactly, does it mean to be “housing insecure?” The Department of Health and Human Services defines it based on benchmarks. Let’s look at them one by one.

High Housing Costs in Proportion to Income

Most people who are considered housing insecure probably fall into this category. The government defines “affordable housing” as housing that costs no more than one-third of a household’s combined monthly income. Spending more than that amount usually puts the household under financial strain; when it exceeds one-half that amount, it’s unsustainable for most families. If you’re struggling under the cost of your rent and utilities in proportion to your income, you may be housing insecure.

Substandard Housing

If you live in a home or apartment that lacks basic upkeep and services (for example, proper heating in winter, clean, running water or decaying walls/floors, etc.), you may be considered housing insecure on the grounds that your home situation may be unlivable. If the authorities find grounds to condemn the property, you may be asked to leave.

Overcrowding

If there are too many people living in the house or apartment for everyone to live safely, the government considers this to be housing insecure. (This often happens when too many people crowd into a space to help share the rent.)

Sub-Families

Along the same lines as overcrowding, when two or more families share the same home in an attempt to shoulder the cost of living, this is also considered housing insecure.

Residential Mobility

You may not be living on the street, but if you find yourself to be transient, having to move every few months for economic reasons, your housing situation is not secure.

Homelessness

By definition, homelessness (i.e., having no place to live, sleeping on the streets or in shelters) is the ultimate expression of housing insecurity.

With housing costs skyrocketing in most parts of the country—and incomes not raising to match — housing insecurity is becoming a major problem in the U.S. The good news is that there are subsidized programs across the country and in most towns that help low-income families and individuals find comfortable, affordable housing and stabilize their living situation. Olympia Management is pleased to manage many such properties in multiple states across the southeast. To check availability in your area, call us today at 1-800-665-9994.

Here in Alabama, as is the case in virtually every state across the country, today’s housing market makes it challenging for many lower-income individuals and families to find affordable housing. As property values continue to rise and rents keep going up, it’s not unusual for some households to end up spending nearly half their monthly income on rent. For most people, that’s not sustainable for a long period of time.

The good news is that there are options available for low-income families. The Department of Housing and Urban Development works with multiple local agencies across the state to help subsidize affordable housing across Alabama. But how does the process work? How do you qualify? And how do you find available housing with rents you can afford?

What is the definition of affordable housing?

Let’s start by looking at how the government defines “affordable housing.” Generally speaking, housing costs are considered affordable when you are spending no more than 30 percent of your monthly household income on housing costs (including rent/mortgage, utilities, etc.). If you are paying more than this amount, you may qualify for a number of government programs designed to offset your costs and keep them manageable.

Is affordable housing the same as public housing?

No. Public housing (Section 8) refers to properties that are directly owned and managed by the Department of Housing and Urban Development. These properties are intended for individuals and families making considerably less than the median family income (MFI) for that local area. Conversely, affordable housing refers to privately or corporately owned properties that reserve a specified number of units for low-income households. The rents on these units are subsidized through a number of different incentives, including the Low Income Housing Tax Credit (LIHTC), to help keep rents affordable for qualifying individuals and households.

How is affordable housing eligibility determined in Alabama?

Eligibility for affordable housing is based on your income, weighed against the Median Family Income (MFI) for your local area. Generally speaking, families making 80 percent or less of the MFI are considered low income; those making 50 percent or less are “very low income”; and those making 30 percent or less are “extremely low income.” Here in Alabama, as well as in other areas, the subsidies you qualify to receive will be largely based on where your income falls on this scale. (Obviously, the actual numbers vary by city; in high-rent areas like New York or San Francisco, a family can make a lot more money and still be eligible for some form of affordable housing.)

How is housing made affordable?

There are several ways the government helps make housing affordable in Alabama. For families with a low enough income who can’t get into public housing, HUD may issue Section 8 vouchers which may follow the family into whatever housing development is available to them. In other situations, developers receive tax incentives and other subsidies directly from the government to designate certain units — or even entire complexes — as affordable housing.

How do I obtain affordable housing in Alabama?

Affordable housing programs are administered by local agencies in every city or jurisdiction in Alabama. Here’s how to find out whether you are eligible for assistance and locate affordable rent properties in your area.

• Gather your financial documentation proving your household income. This includes recent income tax returns as well as pay stubs from the past several months. You’ll be asked for this information when you apply, so it’s best to get it together beforehand.
• Apply for assistance at your local housing authority. The Alabama Association of Housing and Redevelopment Authorities (AAHRA) maintains a directory by city. Click here to find the agency in your area.
• Look for available properties based on your eligibility. The local housing authority should maintain a list of available housing, or you can look on your own for properties that offer low-income housing.
• Bring proof of eligibility with you when filling out your rental application.

The rising cost of rent doesn’t mean you can’t find comfortable, affordable housing in Alabama. In fact, a lot of households are eligible for these programs and don’t even realize it. Check with your local housing authority to see if you qualify.

Olympia Management, Inc. is pleased to offer quality affordable housing in dozens of locations across Alabama. To learn more, call us at 256-894-2382 or visit our website.