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Boaz Housing Authority operates 451 affordable units across its public housing portfolio.
The bedroom sizes of Boaz Housing Authority public housing units range from studio apartments to 4 bedroom apartments. The housing authority’s public housing inventory includes: 1% studio apartments, 24% 1 bedroom apartments, 50% 2 bedroom apartments, 24% 3 bedroom apartments and 2% 4 bedroom apartments.
As of Boaz Housing Authority’s most recent Resident Characteristics Report (June 30, 2015), the 16-month average number of units occupied was 442 out of a total 451 rental units. This represents a 16-month average vacany rate of 2%.
Of the 396 households who reported head of household data in the housing authority’s most recent RCR report, 78 (19.7%) were elderly, 318 (80.3%) were non-elderly, 215 (54.29%) were disabled, 145 (36.62%) contained children and 117 (29.55%) were headed by a female.
Residents of public housing pay rent based on their income. The rent contribution of the tenant is called the Total Tenant Payment (TTP). The TTP is generally 30% of a residents income with a $25 (National minimum) to $50 (some PHA’s) minimum rent. Based on the information in the most recent Resident Characteristics Report (June 30, 2015) the minimum rent in Boaz Housing Authority's public housing developments is $50.
The average tenant rent contribution for Boaz Housing Authority’s public housing developments is $313.
The TTP distribution across all public housing units in the Boaz Housing Authority portfolio is:
The average tenant contribution for elderly residents residing in all properties across the housing authority’s public housing portfolio is $278. The average rent payment for disabled residents is $278. The average TTP for non-elderly, non-disabled renters in the housing authority’s public housing units is $556. Households headed by females had a total tenant payment of $248.
The HUD Resident Characteristics Report provides updated Head of Household race and ethnicity data at the housing authority and property level. Across all properties in the Boaz Housing Authority portfolio, 1% of households identified as Black, 99% identified as White, and 6% identified as Hispanic or Latino.
HUD divides household income into four categories: Extremely Low Income (ELI) for households earning less than 30% of the median, Very Low Income (VLI) for households earning between 30% and 50% of the median, Low Income (LI) for households earning between 50% and 80% of the median and Above Low Income for households earning 81% of the median and over.
Of the public housing residents residing in Boaz Housing Authority properties, 188 were Extremely Low Income, 141 were Very Low Income, 80 were Low Income and 21 were Above Low Income.
The average annual income of public housing residents living in Boaz Housing Authority properties is $13,120. Of all public housing residents, 4% have no income and 7% earn more than $25,000 while 89% have incomes that fall between $0 and $25,000.
The distribution of incomes among the housing authority’s public housing residents is:
The HUD RCR data includes source of income information as well. The data includes five categories of family income: wage income, welfare income, SSI/SS/Pension income, other income and no income. Some families receive income in multiple categories.
Among families residing in Boaz Housing Authority public housing 33% have wage income, 27% have welfare income, 61% have SSI/SS/Pension income, 14% have other income and 3% have no income.
As of the last HUD RCR report (June 30, 2015), there were a total of 430 households containing 833 total persons residing in the housing authority’s public housing properties. The average household size across all properties in the housing authority’s public housing portfolio was 1.9.
Across all units operated by the housing authority, 36.62% of households included children. Across all household members in Boaz Housing Authority public houins units 12.5% are aged zero to five and 20% are aged 6 to 17.
14.6% of all residents across the housing authority were age 62 or older and are considered seniors while 52.3% of all residents were aged 18 to 61.
The HUD RCR report includes length of stay data for Boaz Housing Authority public housing communities. 36.98% of all families residing in public housing have lived there for less than 1 year, 10.93% have lived in public housing for 1 to 2 years while 52.09% have lived in public housing for more than 2 years.
The Boaz Housing Authority administers both a public housing and Section 8 housing voucher program. The housing authority owns and manages 4 projects which contain 451 affordable rental units. It also administers 368 Section 8 housing vouchers.
According to HUD, Boaz Housing Authority is determined to be a Medium Low public housing authority, meaning it manages between 250 - 499 public housing units. Also according to the Department of Housing and Urban Development, the housing authority is designated as Medium Low, meaning it administers 250 - 499 Section 8 vouchers.
Comparing the housing assistance distribution of Boaz Housing Authority between Public Housing Units (55%) and Section 8 Housing Vouchers (45%) to that of all housing authorities in Alabama, Boaz Housing Authority has a larger proportion of public housing units than the average housing authority. The housing authority’s proportion of Section 8 vouchers under management is larger than the average housing authority in Alabama.Source United States Department of Housing and Urban Development (hud.gov, 2014)
Public housing authorities provide several affordable housing assistance programs to renters and sometimes homeowners. Most of these programs are funded by the Federal government through the Department of Housing and Urban Development (HUD).
The two primary housing programs administered by housing authorities are the Section 8 Housing Choice Voucher Program and the Low Rent Housing Program, also known as Public Housing.
Section 8 vouchers provide a rental subsidy to renters that absorbs housing costs that exceed 30% of their income. Renters can use the voucher to rent private housing in apartment communities or privately owned homes. The rent is capped based on a Payment Standard that is determined by the housing authority based on market rents in the target area. Section 8 assistance is very limited across the country and typically waiting lists for the assistance can stretch out for a decade.
Public housing is rental housing owned and managed by housing authorities. Renters pay only 30% of their adjusted income. Typically, public housing consists of apartment developments but sometimes can be scattered single family homes in some suburban or rural housing authorities. Public housing was the first form of affordable housing provided to low income Americans. It is one of the oldest housing assistance programs in the country.
Each year HUD reviews and scores the housing authority’s Section 8 program management based on 14 different criteria. This score is a reflection of how well the housing authority manages the Section 8 waiting list, the physical quality of housing assisted with Section 8 and the financial management of the program.
From 2001 to 2009, Boaz Housing Authority scored an average of 75 points as of the last set of publicly available data. The housing authority had a high score of 100 in 2005 and a low score of 0 in 2002. The average SEMAP Score for Housing Authorities in Alabama is 73.82.
Boaz Housing Authority has an average score that is more than the average Alabama housing authority. Higher SEMAP scores indicate more effective financial management, a smoother waiting list process and higher quality physical conditions at assisted properties.Source President's Open Government Directive (hud.gov/offices/pih/, 2012)
HUD reviews and scores each public housing agency’s administration of the Section 8 Housing Choice Voucher Program through the Section Eight Management Assessment Program (SEMAP). The intent of the review and scoring system is to insure that public funds are administered in the most efficient manner while achieving the goal of adequately housing lower income persons.
The total number of points a PHA can receive under the SEMAP scoring model is 135 points. Any housing authority receiving a score more than 121 points is considered a High Performer. PHA’s receiving 81 to 120 points are rated as Standard Performers. Any housing authority that receives a score of 80 or less is considered Troubled and must go through a troubled agency review and cure process.
The assessment system reviews the PHA’s management performance on 14 different criteria. These criteria are:
1. Waiting List Management (15 points) - maximum points are awarded to housing authorities that have a written waiting list policy and do quality control sampling that demonstrates that at least 98% of all voucher recipients were chosen from the waiting list.
2. Rent Reasonableness (20 points) - points are awarded to PHA’s who have a written process for determining that rent paid to landlords under the Section 8 program are reasonable as compared to other comparable housing in the market area. Maximum points are awarded where a file review demonstrates the housing authority followed its written rent reasonableness policy.
3. Determining Adjusted Income (20 points) - points are awarded when a file review demonstrates that tenants receiving assistance had their income properly verified through a third party, accurately accounted for allowances and expenses and used the correct utility allowance in determining the tenant’s gross rent payment.
4. Utility Allowance Schedule (5 points) - maximum points are awarded where the PHA has a utility rate schedule that has been updated within the last 12 months if utility costs have fluctuated by 10% or more.
5. Housing Quality Standards (HQS) Quality Control Inspections (5 points) - points are awarded where a housing authority supervisor re-inspected a sampling of units inspected throughout the year.
6. HQS Enforcement (10 points) - points are awarded where all case file sampling demonstrated that any life threatening HQS issues were corrected within 24 hours, all other deficiencies were corrected within 30 days and in cases where these corrections were not made, rent subsidy payments were stopped prior to the first of the following month.
7. Expanding Housing Opportunities (5 points) - available only to housing authorities in metropolitan areas, points are awarded to PHA’s who have written policies for and strongly encourage participation of owners outside of areas of concentration of poverty and minority concentration. PHA’s must also explain voucher portability to renters and provide a list of neighboring housing authorities where the vouchers may be ported to.
8. Payment Standards (5 points) - points are awarded to PHA’s where a Payment Standard has been developed for each unit size in each FMR area in the housing authority's target area and those Payment Standards are not more than 110% of the FMR nor less than 90% of the FMR for that area.
9. Annual Reexaminations (10 points) - points are awarded to housing authorities who complete a reexamination of each voucher holder every 12 months.
10. Correct Tenant Rent Calculations (5 points) - points are awarded where the PHA correctly calculates the tenant’s rent payment.
11. Pre-Contract HQS (5 points) - points are awarded where each new rental unit was inspected and passed a HQS inspection.
12. Annual HQS Inspections - the housing authority inspects each unit receiving funds under the program at least once per year.
13. Lease Up (20 points) - points are awarded to housing authorities that execute assistance contracts for the number of units that has been under budget for at least a year.
14. Family Self Sufficiency Enrollment (10 points) - applicable only to housing authorities required to implement the Family Self Sufficiency (FSS) Program, points are awarded based on the success of FSS enrollment.
Every public housing project is inspected every one to three years by HUD.
Boaz Housing Authority manages 3 rental properties which, as of the last set of publicly available data, have an average inspection score of 75. The scores for properties managed by Boaz Housing Authority range from a high of 79 to a low of 69.
The highest scoring property in the Boaz Housing Authority portfolio is Mt Vernon Homes and the lowest scoring property is Summerville Homes.
To be a passing score a public housing property must have a score of 60 or more. 100% of properties managed by Boaz Housing Authority have a passing score.Source United States Department of Housing and Urban Development (data.gov, 2014)
Public housing agencies, also called public housing authorities, which receive funding from HUD, are required to submit and receive approval from the US Department of Housing and Urban Development of both an Annual Plan and a 5 Year Plan. These plans establish each housing authority’s policies, strategies, programs and operations for meeting the housing needs of persons within their target area.
The housing authority plans include specific details about the cost of renovations to real estate (also known as capital improvements), changes to Section 8 HCV policies, planned redevelopment of public housing projects and other major administrative changes.
Following are the HUD-approved public housing agency plans for Boaz Housing Authority.
|Year||Date Approved||Plan PDF Document|