Section 8 Waiting List Status:
The South Metro Housing Options (SMHO) Section 8 Housing Choice Voucher waiting list is currently closed. It was last open for one day only in June 2015. There is no notice of when this waiting list will reopen.
There were two ways to apply:
1. Visit the SMHO office in person on June 19, 2015, between 8:30 am and 4:30 pm, to pick up an application located at 5745 South Bannock St., Littleton, CO 80120.
2. Download the application by going to its website between the date and time noted above, then print and complete.
Once the application has been completed, it could be hand delivered to the address listed above between the times noted above on June 19, 2015; or mailed, but must have been postmarked on June 19, 2015.
More information can be found by visiting the SMHO website at www.smho.co
, or by calling 303-794-9608
during normal office hours.
Did you know that you can apply for Section 8 anywhere in the country? If your local Section 8 waiting list is
closed, you can apply to programs elsewhere. See all open waiting lists across the country on
our Waiting Lists page.
Public Housing Waiting List Statuses
||Senior or Disabled
|Closed||Closed||Not Applicable |
The South Metro Housing Options (SMHO) is not accepting public housing waiting list applications at this time.
as of June 30, 2015
South Metro Housing Options operates 143 affordable units across its public housing portfolio.
Bedroom Sizes of Public Housing Units
The bedroom sizes of South Metro Housing Options public housing units range from 1 bedroom apartments to 5 bedroom apartments. The housing authority’s public housing inventory includes: 50% 1 bedroom apartments, 23% 2 bedroom apartments, 18% 3 bedroom apartments, 8% 4 bedroom apartments and 1% 5 bedroom apartments.
Vacancies in Public Housing Portfolio
As of South Metro Housing Options’s most recent Resident Characteristics Report (June 30, 2015), the 16-month average number of units occupied was 141 out of a total 143 rental units. This represents a 16-month average vacany rate of 1.4%.
Of the 130 households who reported head of household data in the housing authority’s most recent RCR report, 46 (35.38%) were elderly, 84 (64.62%) were non-elderly, 91 (70%) were disabled, 54 (41.54%) contained children and
48 (36.92%) were headed by a female.
Tenant Contributions to Rent
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 South Metro Housing Options's public housing developments is $50.
The average tenant rent contribution for South Metro Housing Options’s public housing developments is $335.
The TTP distribution across all public housing units in the South Metro Housing Options 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 $228. The average TTP for non-elderly, non-disabled renters in the housing authority’s public housing units is $455. Households headed by females had a total tenant payment of $375.
Race and Ethnicity
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 South Metro Housing Options portfolio, 6% of households identified as Black, 86% identified as White, and 14% identified as Hispanic or Latino.
Income of Public Housing Residents
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 South Metro Housing Options properties, 108 were Extremely Low Income, 27 were Very Low Income, 3 were Low Income and 1 were Above Low Income.
The average annual income of public housing residents living in South Metro Housing Options properties is $14,650. Of all public housing residents, 3% have no income and 12% earn more than $25,000 while 85% 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 South Metro Housing Options public housing 28% have wage income, 45% have welfare income, 69% have SSI/SS/Pension income, 22% have other income and 1% have no income.
Household Information of Public Housing Residents
As of the last HUD RCR report (June 30, 2015), there were a total of 139 households containing 288 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 2.1.
Across all units operated by the housing authority, 41.54% of households included children. Across all household members in South Metro Housing Options public houins units 5.6% are aged zero to five and 34.4% are aged 6 to 17.
19.8% of all residents across the housing authority were age 62 or older and are considered seniors while 40.3% of all residents were aged 18 to 61.
Length of Stay at Public Housing Properties
The HUD RCR report includes length of stay data for South Metro Housing Options public housing communities. 21.58% of all families residing in public housing have lived there for less than 1 year, 11.51% have lived in public housing for 1 to 2 years while 66.91% have lived in public housing for more than 2 years.
The South Metro Housing Options administers
both a public housing and Section 8 housing voucher program. The housing authority owns and manages 1 projects which contain 143 affordable rental units. It also administers 288 Section 8 housing vouchers.
According to HUD, South Metro Housing Options is determined to be a Small public housing authority, meaning it manages between 50 - 249 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 South Metro Housing Options between Public Housing Units (33%) and Section 8 Housing Vouchers (67%) to that of all housing authorities in Colorado, South Metro Housing Options 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 Colorado.
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, South Metro Housing Options
scored an average of 95 points as of the last set of publicly available data. The housing authority had a high score of
104 in 2007
and a low score of 71 in 2003.
The average SEMAP Score for Housing Authorities in Colorado is 80.80.
South Metro Housing Options has an average score that is
more than the average Colorado 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.
( Return to SEMAP Scores )
Every public housing project is inspected every one to three years by HUD.
As of the last set of publicly available data, South Metro Housing Options manages one rental property which has an inspection score of
To be a passing score, a public housing property must have a score of 60 or more.
As of the last set of publicly available data, Littleton has a passing score.
Source United States Department of Housing and Urban Development (data.gov, 2014)
Housing Authority Annual and 5 Year Plans
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 South Metro Housing Options.
||Plan PDF Document