Montcalm Housing Commission
Howard City, Montcalm County, MI


Section 8 Waiting List Status:

Affordable Housing Online is tracking the status of the Montcalm Housing Commission Section 8 Housing Choice Voucher Waiting List. This is what we know as of our most recent update on June 5th, 2015

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The Section 8 and Public Housing programs administered by this housing authority are often over subscribed requiring the use of a waiting list. The waiting list would typically only open for brief periods. To find out of the waiting list is open or when it may open, please contact the housing authority directly.

Public Housing Waiting List Statuses

Family Senior Other
OpenOpenNot Applicable

The Montcalm Housing Commission (MHC) is currently accepting Public Housing waiting list pre-applications for families and senior/disabled individuals.

The MHC offers one Public Housing community with 40 units for families and senior/disabled individuals.

There are two ways to apply:
1. Visit the MHC to pick up a pre-application, located at 120 Mulberry St., Howard City, MI 49329, during normal office hours.
2. Request that a pre-application be mailed to you by calling (231) 937-4241 during normal office hours.

Once the pre-application has been completed, it can be mailed or hand delivered to the address listed above. 

No documents are needed at this time.

No preferences were noted.

For more information, the MHC can be reached by calling (231) 937-4241 during normal office hours.

Resident Characteristics
as of June 30, 2015

Montcalm Housing Commission operates 40 affordable units across its public housing portfolio.

Bedroom Sizes of Public Housing Units

The bedroom sizes of Montcalm Housing Commission public housing units range from 1 bedroom apartments to 3 bedroom apartments. The housing authority’s public housing inventory includes: 53% 1 bedroom apartments, 21% 2 bedroom apartments and 26% 3 bedroom apartments.

Vacancies in Public Housing Portfolio

As of Montcalm Housing Commission’s most recent Resident Characteristics Report (June 30, 2015), the 16-month average number of units occupied was 38 out of a total 40 rental units. This represents a 16-month average vacany rate of 5%.

Family Type

Of the 30 households who reported head of household data in the housing authority’s most recent RCR report, 11 (36.67%) were elderly, 19 (63.33%) were non-elderly, 16 (53.33%) were disabled, 14 (46.67%) contained children and 12 (40%) 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 Montcalm Housing Commission's public housing developments is $50.

The average tenant rent contribution for Montcalm Housing Commission’s public housing developments is $326.

The average tenant contribution for elderly residents residing in all properties across the housing authority’s public housing portfolio is $163. The average rent payment for disabled residents is $151. The average TTP for non-elderly, non-disabled renters in the housing authority’s public housing units is $301. Households headed by females had a total tenant payment of $374.

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 Montcalm Housing Commission portfolio, 0% of households identified as Black, 95% identified as White, and 0% 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 Montcalm Housing Commission properties, 13 were Extremely Low Income, 17 were Very Low Income, 8 were Low Income and 0 were Above Low Income.

The average annual income of public housing residents living in Montcalm Housing Commission properties is $14,505. Of all public housing residents, 0% have no income and 8% earn more than $25,000 while 92% have incomes that fall between $0 and $25,000.

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 Montcalm Housing Commission public housing 39% have wage income, 71% have welfare income, 68% have SSI/SS/Pension income, 26% have other income and 0% have no income.

Household Information of Public Housing Residents

As of the last HUD RCR report (June 30, 2015), there were a total of 38 households containing 79 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, 46.67% of households included children. Across all household members in Montcalm Housing Commission public houins units 11.4% are aged zero to five and 27.8% are aged 6 to 17.

26.6% of all residents across the housing authority were age 62 or older and are considered seniors while 34.2% 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 Montcalm Housing Commission public housing communities. 26.32% of all families residing in public housing have lived there for less than 1 year, 13.16% have lived in public housing for 1 to 2 years while 60.52% have lived in public housing for more than 2 years.

Assisted Unit Distribution What is Housing Assistance?

The Montcalm Housing Commission administers both a public housing and Section 8 housing voucher program. The housing authority owns and manages 1 projects which contain 40 affordable rental units. It also administers 318 Section 8 housing vouchers.

According to HUD, Montcalm Housing Commission is determined to be a Very Small public housing authority, meaning it manages between 1 - 49 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 Montcalm Housing Commission between Public Housing Units (11%) and Section 8 Housing Vouchers (89%) to that of all housing authorities in Michigan, Montcalm Housing Commission has a smaller 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 Michigan.

Source United States Department of Housing and Urban Development (, 2014)

SEMAP Performance What are SEMAP Scores?

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, Montcalm Housing Commission scored an average of 85 points as of the last set of publicly available data. The housing authority had a high score of 100 in 2001 and a low score of 69 in 2007. The average SEMAP Score for Housing Authorities in Michigan is 74.81.

Montcalm Housing Commission has an average score that is more than the average Michigan 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 (, 2012)

Latest Public Housing Inspection Scores What are REAC Scores?

Every public housing project is inspected every one to three years by HUD.

As of the last set of publicly available data, Montcalm Housing Commission manages one rental property which has an inspection score of 98. 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, Mulberry Estates has a passing score.

Source United States Department of Housing and Urban Development (, 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 Montcalm Housing Commission.

Year Date Approved Plan PDF Document
2010 6/18/10 Plan
2009 3/12/09 Plan
2008 12/10/08 Plan
2007 12/20/07 Plan
2006 5/21/07 Plan
2005 7/13/06 Plan
2004 9/7/05 Plan
2003 5/22/03 Plan
2002 10/25/02 Plan
2001 4/6/01 Plan
2000 8/25/00 Plan