By Sara Duris
Q. We are trying to find low-income housing for my mother. Every place has a waitlist, and I’ve 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, often called public housing or HUD (Housing and Urban Development) Housing, and Section 8, now called Housing Choice Voucher (HCV.) Low-income housing means you must be below a certain income to live there, but HCV income limits are often stricter than HUD housing. Subsidized 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 must 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 of programs.
Many Housing Choice Voucher waiting lists are closed and might open only for limited periods. Some housing authorities also have preferences or referral processes for households experiencing homelessness, based on specific federal and local criteria. Applying with multiple housing authorities can increase your chances of receiving assistance. Apartment complexes can have PBV available when units are available, but it is true most such places also 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 interest you. Once on a waiting list, it’s a good idea to check back with the complex periodically. Make note of any documentation the apartments require such as current Michigan ID/Driver’s License, social security card, birth certificate, bank statements, etc. Having these documents ready can make the process smoother.
You can find a complete listing of options online at www.michiganhousinglocator.com, or call Area Agency on Aging’s Info Line for assistance at 800-654-2810. Staff can help identify potential housing resources and appropriate community contacts.
Q. I’ve had problems finding housing due to my criminal record, but a friend told me it has been a long enough period of time that I can get these erased. Is this true?
A. What you refer to is known as expungement, when a record is expunged, or set aside, and removed from public view. Such records then, ordinarily, won’t appear in most employer, landlord, or public background checks, although law enforcement and certain government or licensing agencies can retain access. Expungement has always been available in Michigan, under certain circumstances, although some offenses cannot be expunged or set-aside including murder, criminal sexual conduct, or certain traffic offenses, among others.
In 2021, The Clean Slate Act went into effect which expanded the types and number of offences that may be set aside. Michigan’s automatic set-aside process began in 2023, and some eligible convictions may be cleared automatically after the applicable waiting period (seven to ten years depending on the conviction) while other convictions require an application to be set aside. The Clean Slate expansions
include eligibility for up to three felonies and unlimited misdemeanors but still exclude certain assault or weapons offenses and felonies that carry a maximum sentence of life in prison.
HUD does not ban housing providers from considering criminal history, but it prohibits blanket bans and requires individualized assessments; recent 2025 changes expanded provider discretion while keeping the Fair Housing Act’s anti‑discrimination rules in force. Before a public housing authority (PHA) denies admission to the public housing or Section 8 program due to criminal record, the PHA must notify the applicant of the proposed decision, provide the applicant with a copy of the criminal record in question, and give an opportunity for applicant to dispute the accuracy and relevance of that record.
Expungement applications can be found in the “Applications & Checklists” section on the Michigan Attorney General’s expungement website, noted below. The application process might involve fees for records, fingerprints, or other required steps. Read application questions carefully and answer honestly. Failure to disclose an arrest/conviction if asked on an application is grounds for denial, regardless of the offense. Many individuals file applications on their own, or you can use an attorney. Additionally, there are Expungement Fairs held throughout the state to assist individuals in applying. These events are also listed on the Attorney General’s website. Processing times vary by court and individual case. For more information, go to www.michigan.gov/ag/initiatives/expungement-assistance or call 517-335-7622.
Reminder: Medicare open enrollment occurs Oct. 15 – Dec. 7, 2026. For assistance, call Area Agency on Aging’s State Health Insurance Assistance Program (SHIP) staff at 269-408-4354. You can also check out our website for more information about other topics SHIP covers, and a list of volunteer counselor locations within Berrien, Van Buren and Cass counties. Visit www.areaagencyonaging.org/medicare-medicaid/
Sara Duris is community information liaison of Region IV Area Agency on Aging in Southwest Michigan. Questions on age or independence services? Call the Info-Line for Aging & Disability at 800-654-2810 or visit areaagencyonaging.org. The Generations column appears each weekend in The Herald-Palladium.