Work Session_Update on Housing Choice Voucher ProgramCity of Dubuque
City Council Meeting
Copyrighted
November 7, 2022
Work Session - Top # 01.
ITEM TITLE: 5:30 PM - Update on Housing Choice Voucher Program
SUMMARY: Housing and Community Development Director Alexis Steger will be
presenting on the Housing Choice Voucher Program, updates on
acceptance rates, decrease in utilization, and other programs offered
under the Rental Assistance Division of the Housing and Community
Development Department.
SUGGESTED
DISPOSITION:
ATTACHMENTS:
Description
Update on Housing Choice Voucher Program-MVM
Memo
Staff Memo
Presentation
Income Limits and Voucher Payment Standards
Myth Busting - HUD
Housing Choice Voucher Handout
Type
City Manager Memo
Staff Memo
Supporting Documentation
Supporting Documentation
Supporting Documentation
Supporting Documentation
THE C
DUjIBQTE
Masterpiece on the Mississippi
TO: The Honorable Mayor and City Council Members
FROM: Michael C. Van Milligen, City Manager
SUBJECT: Work Session — Update on Housing Choice Voucher Program
DATE: November 3, 2022
Dubuque
WAWca 914
ii
2007-2012.2013
2017*2019
Housing and Community Development Director Alexis Steger will be presenting on the
Housing Choice Voucher Program, updates on acceptance rates, decrease in
utilization, and other programs offered under the Rental Assistance Division of the
Housing and Community Development Department at 5:30 p.m. on November 7, 2022.
Mic ael C. Van Milligen
MCVM:sv
Attachment
cc: Crenna Brumwell, City Attorney
Cori Burbach, Assistant City Manager
Alexis Steger, Housing& Community Development Director
THE CITY OF
Dubuque
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TO: Michael C. Van Milligen, City Manager
FROM: Alexis M. Steger, Housing and Community Development Director
SUBJECT: Work Session — Update on Housing Choice Voucher Program
DATE: November 3, 2022
At the November 7t", 2022 work session at 5:30pm, Housing and Community
Development Director Alexis Steger will be presenting on the Housing Choice Voucher
Program, updates on acceptance rates, decrease in utilization, and other programs
offered under the Rental Assistance Division of the Housing and Community
Development Department.
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Assisted Housing
Programs � � _ _ Front Exterior
• Housing Choice
Vouchers
• Homeownership
• Project Based Vouchers
• Family Self -Sufficiency
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PROJECT BASED VOUCHERS
City of Dubuque PHA contracts with Rose of Dubuque, L.P.
to provide rental assistance for 17 units in the 70 unit
assisted living facility.
it
2.
3.
2022 HOUSING CHOICE VOUCHER PROGRAM
IMPACT
Provide access to affordable housing for thy,,.,
HUD considers low (below 30% AM I) and extr
50% AMI) income
Increase housing stability:
assistance for about
9141W households
ely low (below
ny given month, we provide rental
• - Tel NO
Economic Impact: 1• million in rent payments,
p pY
of which is paid by voucher participants
million
• Recommend local
policies
• Monitor program
plans/set priorities
• Ill . t.r
• Comply w/federal,
state, local laws &
HUD Regulations
• Administer Funding
• Provide decent,
affordable housing
Pctien 1�
• Income, Family
info
• Selects rental
unit
• Pays portion of
rent/mortgage
debt and
utilities
• Complies with
lease/family
obligations
Ten ri�tj
INLLandlord
• Selects/screen
tenants
• Receives
assistance and
tenant payment
• Maintains
Property
• Enforces Lease
HOUSING CHOICE VOUCHERS - GENERAL HUD
REGULATIONS
1 . Lease timelines must
match typical market
lease —Currently 1
year
2. Tenant pays 30% of
their income
I Terminations —Can be
Based on Eviction
Behavior /Fraud
A. Rent Reasonableness
Check is required
Jr. Income Limits —Annual
re -exams
6. Inspections Required
before move in
7. City Contract with
Landlord (not the lease)
HOUSING CHOICE VOUCHERS - FAMILY
OBLIGATIONS
� . Only Housing Unit, and 5. Utilities must be on and
cannot be absent for
more than 14 days
2. Uphold all lease terms
3. No unauthorized
individuals living in the
unit
4. Criminal Activity may
open an Investigation
current
6. Income Limits — Annual
re -exams / Documents
7. Pay Deposit
8. Cannot Move in the first
12 months
9. No illegal drug use that
interferes with peaceful
use of neighboring units
HOUSING CHOICE VOUCHERS - LANDLORD
OBLIGATIONS
1 . Provide City with Utility 6. Provide proper notices
and Unit Information
2. Follow all Iowa Laws
I Enter into Agreement
with the City
4. Maintain the unit
5. Uphold lease
obligations
to tenants /City
7. Report unpaid tenant
portion of rent to the
City
$. Report any suspected
fraud or unauthorized
members of the
household
rot
u
00
.aff
develops local strategies to help voucher families
obtain employment that leads to self-sufficiency.
0 The FSS program also provides access to child care,
transportation, education, job development, and
0 household skills training, affirmatively furthering fair
housing, financial and homeownership options.
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Resident Advisory Board
SOURCE OF INCOME ORDINANCE I
• December 2014, City Council approved formation of
Source of Income Committee
• Members consisted of: City Boards & Commissions,
Dubuque Area Landlords Association, Dubuque Chapter of
NAACP and City Staff
• 2-year study commenced
• Final Report Submitted February 2017
RECOMMENDATIONS (6)
• (1) Maintain the status quo
• (2) Add a Source of Income definition to the current discrimination ordinance
• (3) Create a Source of Income Housing Ordinance separate from discrimination ordinance
• (4) Adopt and implement a mix of education / outreach programs to increase
participation in the Housing Choice Voucher program
• (5) Adopt and implement a mix of financial incentives to increase participation in the
Housing Choice Voucher program
• (6) Adopt and implement a mix of financial incentives / policies for creation of Housing
Choice Voucher units throughout the community
RECOMMENDATIONS
• Option #4 Adopt and implement a mix of educational / outreach programs to
increase participation in Housing Choice Voucher program.
• Option #6. Adopt and implement a mix of financial incentives / policies for
creation of Housing Choice Voucher units throughout community.
ACTIONS - ONLY 34% OF UNITS ARE ACCEPTING
• Housing Provider Education Program
on Benefits of Voucher Participation
• Video
• Handouts
• Landlord Incentive Programs
• Vacant Unit, New Landlord Bonus,
Damage Fund
For additional details on Dubuque's Housing Choice Voucher Program,
visit www.cityofdubuque.orglHCV or contact the City of Dubuque
Housing and Community Development Department at 563.589.4230
or housing@cityofdubuque.org.
We would be happy to answer any questions you might have.
ACTIONS
• Active webpage of Housing Choice Voucher Participating sites and available
rental units
• Collective self -monitoring by City, Housing providers, public and commissions
• Foster Partnerships with private and non-profit housing developers to provide
affordable housing units
• Housing TIF incentives to build affordable housing
• Support for Low Income, Workforce and Senior Housing Tax Credit Projects
LOCATION OF ASSISTED UNITS VS ALL RENTAL
LICENSED PROPERTY
LOCATION OF ASSISTED HOUSING IN SCHOOL
DISTRICTS
• Dispersed well over High
School and Middle School.
• Expect to see increase arounc
Carver Elementary with new
units
STILL MISSING RELEVANT DATA
• Real Time Vacant Unit Information
• Including those that accept Housing Choice Vouchers
• Rent Rates for all Units — What is available that is affordable
Jobs I Homes I Apartments I Cars I RVsf Boats I Merchandise I Services I Pets I Notices I Farm I Auctions I Garage Sales I Place an
MA
INCOME LIMITS FOR ASSISTED HOUSING PROGRAMS
(Effective 04/18/2022)
Extremelv Low Income (30% of median)
Very Low Income (50% of median)
Low Income (80% of median)
49,000 56,000
63,000
70,000
75,600 81,200
86,800
92,400
(Effective 12/01/2022)
Zip Code 52003 ONLY
OBR
1BR
2BR 3BR
4BR
5BR
Voucher Payment
705
805
1055 1405
1815
2085
Standard
(Effective 12/01/2022)
Zip Code 52002 ONLY
Voucher Payment SRO
OBR
1 BR
2BR 3BR
4BR
5BR
Standard 570
760
860
1130 1515
1945
2235
(Effective 12/01/2022)
Zip Code 52001 ONLY
Voucher Payment SRO
OBR
1 BR
2BR 3BR
4BR
5BR
Standard 490
655
740
980 1305
1680
1930
FMR SRO OBR
487 650
m 1t
SRO
525
OBR
700
FMR SRO OBR
450 600
(Effective 10/01/2022)
Zip Code 52003 ONLY
1BR 2BR 3BR
740 970 1290
(Effective 10/01/2022)
Zip Code 52002 ONLY
1BR
2BR 3BR
790
1040 1390
(Effective 10/01/2022)
Zip Code 52001 ONLY
1BR
2BR 3BR
680
900 1200
4BR
1650
4BR
1770
4BR
1530
5BR
1897
5BR
2035
5BR
1759
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MYTH -BUSTING FOR HCV LANDLORDS
GG Landlords can't charge HCV participants the same rent as their non-HCV tenants. 99
FALSE- Landlords can charge the full rent no matter who the tenant is. The housing authority must
determine that the proposed rent is reasonable and is not higher than units in that area with similar
amenities.'
GG HCV Voucher tenants are problem tenants. »
FALSE- Actually, HCV tenants are typically long-term tenants, living in a unit for 7-8 years on
average. There are no documented statistics showing that HCV participants are any more likely to
damage units or not pay rent than are non-HCV tenants. Landlords use their own screening criteria
and should screen HCV tenants as they would screen any other tenant to avoid problem tenants.'
GG It is almost impossible to evict a HCV tenant when they violate the lease.»
FALSE- HCV tenants are bound by the terms of their rental agreements and are subject to eviction as
is any non-HCV tenant.3
GG If you accept one HCV Program tenant, then all of your units must be rented to HCV
Program tenants. 99
FALSE- Renting units) to HCV tenants does not in itself further obligate you to rent to other HCV
tenants. For each vacancy, you should follow your established policies for screening prospective
tenants.
BENEFITS OF HOUSING CHOICE VOUCHER PROGRAM FOR LANDLORDS
• You will get timely and dependable payments from the public housing authority (PHA).
Participating, compliant landlords will receive timely and dependable housing assistance
payments (HAP) each month once the HAP contract and lease are signed.4
• You will get your full rental payment. When a HCV tenant's income permanently changes, the
portion of rent paid by the PHA and the tenant is adjusted to reflect this change. This provides
financial protection to landlords in that if a HCV tenant's income decreases, there is a process for
the PHA to pay a larger portion of the rent to the landlord so the landlord continues to receive a
full rental payment.'
• You will receive regular inspections. Some landlords appreciate the routine inspections because
they provide an opportunity to check on the condition of the unit. This can result in identifying
maintenance needs that may have otherwise gone unnoticed for some time. Landlords that own or
manage properties across wide geographies in particular tend to appreciate the value in having a
routine, objective inspection of their rental units.
• You may request annual reasonable rent increases. Compliant landlords may request a rent
increase at the annual anniversary of the HAP contract by written notice to the PHA.b
• You have the opportunity to help low-income elderly, disabled, and veteran households, as well
as families with children by providing affordable housing. More than 50 percent of vouchers
serve elderly or non -elderly disabled families. About 45 percent of vouchers assist single -parent
families.
THE CITY OF 41
DUB E
Masterpiece on the Mississippi
The City of Dubuque seeks to increase the number of housing providers
(landlords) that participate in Dubuque's Housing Choice Voucher (HCV)
Program. Being an HCV housing provider offers significant benefits
DID YOUKNOW7
and can also give you the satisfaction of making it possible for low-
• Housing Choice Voucher rent
income individuals and families to enjoy decent, safe, and sanitary
payments are deposited directly into
housing. More than half of all Dubuque HCV residents are elderly and/
the landlord's account.
or disabled.
• You screen and select your own
tenants. The City may be able to
Making sure everyone has a decent place to live is an important priority
provide you with helpful tenant
for the City of Dubuque. Dubuque's rental assistance programs are
background information.
designed so most participating households pay about 30% of their
. You use your own lease and tenant
monthly adjusted income towards their rent, keeping housing affordable.
rules.
Why is affordable housing important? When people have a safe,
affordable place to live, they are able to reach their full potential.
• You set your own rent! The Housing
Choice Voucher can even pay a little
WHAT IS THE HOUSING CHOICE VOUCHER PROGRAM?
more for rent in certain areas of the
city.
The Housing Choice Voucher (HCV) Program is the federal government's
. You may rent to as many or as few
major program to assist families and individuals in finding decent, safe, and
Housing Choice Voucher residents as
affordable housing in the private sector. Since housing assistance is provided
you choose.
on behalf of the family or individual, participants are able to find their own
housing, including single-family homes, townhouses, and apartments. The HCV
• You manage the property according
Program promotes fair, equitable housing by allowing voucher recipients more
to Iowa Landlord/Tenant Law. None
choices for qualify, safe, affordable housing.
of your rights as a landlord change
because of Housing Choice Voucher
Dubuque's Housing Choice Voucher Program is a federally funded program
occupancy.
administered by the City of Dubuque Housing and Community Development
Department and is designed to assist lower -income households with their
The City of Dubuque offers free
monthly rental payments. Voucher recipients choose their own units on the
advertising of vacant HCV units.
open market and they normally pay 30-40% of their income towards rent and
. There is no inspection fee for units
utilities. The remainder of the rent is paid directly to the landlord by the City of
inspected for HCV participation
Dubuque Housing and Community Development Department.
and the HCV inspections meet the
Many low-income households in our community rely on housing providers who
requirements for the rental licensing
inspection.
are willing to participate in the program. The subsidy paid on behalf of the
resident helps households to rent in many different neighborhoods in Dubuque.
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If you have a vacant unit to rent, consider advertising
'ZZ "Housing Vouchers Welcome" or "will accept Housing
•• _Aft"M Vouchers." You can list your vacant units with the
�1 i
City for free! You still have all rights to select or deny
r--'� the applicant for your housing unit based on your own
criteria.
As you probably know, housing providers are required
to conduct a background check on prospective tenants
before renting to them, through this program or
otherwise. Upon request, the City can provide you with
that background check for HCV clients.
Once you have selected your tenant, the HCV
participant will have a "Request for Tenancy Approval"
1' packet for you to complete the necessary forms. When
those forms are returned to our office, along with the
r..., lease (leaving only the dates blank), City staff will
y, contact you to schedule an initial inspection to ensure
that it meets the Property Maintenance Code of the City
P Y Y
of Dubuque.
Once the unit passes inspection, and the lease and
contract are completed, the housing provider will
start to receive payments on behalf of the resident
on the date agreed upon by all parties. The lease is
an agreement between the resident and the housing
provider for a one-year period. The contract is an
agreement between the housing provider and the City
of Dubuque Housing and Community Development
Department. The resident is responsible for the payment
of the security deposit directly to the housing provider.
j' The amount of the security deposit should be the same
3 'L as what you charge other non -assisted tenants.
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confident in this missionof maintaining & enhancing a successful HCV
-
contactPlease 1 we will provide c1 • • for yourpeers
-.epting vouchers;providing real life exam• • the best EQUAL HOUSING
OPPORTUNITY
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