March Questions and Answers Q.
By: Sara Duris
I have recently moved back to southwest Michigan to be near family, but I can’t find any low-income housing. Every place has a waiting list and I have heard you can’t even apply for a Section 8 voucher. Do you have any options? A. There is a difference between low-income housing and Section 8 housing. Low-income housing means you have to be below a certain income to live there. Subsidized housing, often referred to as Section 8 housing, includes the Housing Choice Voucher (HCV), and Project Based Vouchers (PBV.) In subsidized housing, a family typically pays around 30% of their household income for rent. The HCV is associated with the individual, and once someone qualifies they can use the voucher wherever it is accepted. Project Based Vouchers are associated with the apartment, so individuals have to qualify at the particular apartment complex and it is not a subsidy that follows them if they move. Low-income housing might or might not be subsidized, and many complexes have a mix, which is confusing even for the experts.
You are correct the HCV is not available right now to individuals, and all but a few counties in Michigan have closed waiting lists, as well. Unless you meet the Housing and Urban Development (HUD) criteria for homelessness, basically living on the street or in an emergency shelter, you cannot even apply for waiting list preference. Apartment complexes can have PBV available, when units are available, but it is true most places have waiting lists. Looking for affordable housing can take some time. So apply before you need to move, and get on the waiting list of any apartment complexes that you might be interested in. You do not have to take a unit when your name comes up on a waiting list and apartments can receive funding through different programs, so you might qualify for a different subsidy if a unit becomes open. Once on a waiting list, it’s a good idea to check back with the apartment periodically to make sure they have your current contact information and to let them know you are still interested in the apartment. Make note of any documentation the apartments require. This includes things like having a current Michigan ID/Driver’s License, your social security card, birth certificate, income statements, and bank statements. Having these documents can make the process go smoother. Region IV Area Agency on Aging has lists of housing units in Berrien, Cass and Van Buren counties, for individuals 60+ and persons with disabilities. Just call 800-654-2810 and we will be happy to send you the list. You can also find a complete listing online at www.michiganhousinglocator.com. Q. Does the USDA pay for home repairs in rural areas? A. The United States Department of Agriculture’s (USDA) Rural Development section has loans and grants available, through the Section 504 Home Repair program, for very low-income homeowners who live in designated rural areas. In southwest Michigan, most of the areas outside of Benton Harbor/St. Joseph and the city of Niles are considered rural. If you are the homeowner, and you occupy the home needing repair, and have a family income below 50% of the area median income, you can apply for a loan, up to $20,000, to repair, improve or modernize your home, or remove health and safety hazards. Grants up to $7,500 are available for those age 62+, who cannot afford to repay a repair loan, for use only to remove health and safety hazards from the home. Loan interest is a 1% fixed rate and can be repaid over 20 years. Grants must be repaid if the property is sold within 3 years of the repairs. Applicants can get a combination of loan and grant monies and applications are accepted all year long, as long as funds are available. To learn more about funding in our area contact the regional USDA office at 269-657-7055 or go online to https://www.rd.usda.gov/programs-services/single-family-housing-repair-loans-grants.