Reed City Housing Commission
802 S Mill Street
Reed City, Osceola County, MI

231-832-2762 http://www.reedcityhousing.com

Section 8 Waiting List Status: Open Indefinitely

The Reed City Housing Commission (RCHC) Section 8 Housing Choice Voucher waiting list is currently open. This waiting list is open indefinitely.

There are three ways to apply:
  1. Visit the RCHC office to pick up a pre-application, located at 802 South Mill Street, Reed City, MI 49677, during normal office hours.
  2. Request to have a pre-application mailed to you by calling (231) 832-2762 during normal office hours.
  3. Download the online pre-application here, then print and complete.
Once the application has been completed, it can be mailed or hand delivered to the address listed above. 

Be sure to include copies of these documents with your application: Social Security Cards, and the front and back of a government issued photo ID for all adult household members.

The RCHC does have a preference point system that may improve your spot on the waiting list: veteran, homeless, rent burden, or involuntarily displaced.

For more information, the RCHC can be reached by calling (231) 832-2762 during normal office hours, or by visiting the RCHC website.

Resident Characteristics
as of May 31, 2015

Reed City Housing Commission operates 101 affordable units across its public housing portfolio.

Bedroom Sizes of Public Housing Units

The bedroom sizes of Reed City Housing Commission public housing units range from 1 bedroom apartments to 4 bedroom apartments. The housing authority’s public housing inventory includes: 69% 1 bedroom apartments, 16% 2 bedroom apartments, 12% 3 bedroom apartments and 3% 4 bedroom apartments.

Vacancies in Public Housing Portfolio

As of Reed City Housing Commission’s most recent Resident Characteristics Report (May 31, 2015), the 16-month average number of units occupied was 96 out of a total 101 rental units. This represents a 16-month average vacany rate of 4.95%.

Family Type

Of the 53 households who reported head of household data in the housing authority’s most recent RCR report, 26 (49.06%) were elderly, 27 (50.94%) were non-elderly, 46 (86.79%) were disabled, 8 (15.09%) contained children and 23 (43.4%) 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 (May 31, 2015) the minimum rent in Reed City Housing Commission's public housing developments is $50.

The average tenant rent contribution for Reed City Housing Commission’s public housing developments is $287.

The average tenant contribution for elderly residents residing in all properties across the housing authority’s public housing portfolio is $167. The average rent payment for disabled residents is $205. The average TTP for non-elderly, non-disabled renters in the housing authority’s public housing units is $409. Households headed by females had a total tenant payment of $228.

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 Reed City Housing Commission portfolio, 3% of households identified as Black, 97% 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 Reed City Housing Commission properties, 52 were Extremely Low Income, 26 were Very Low Income, 14 were Low Income and 4 were Above Low Income.

The average annual income of public housing residents living in Reed City Housing Commission properties is $12,358. Of all public housing residents, 0% have no income and 7% earn more than $25,000 while 93% 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 Reed City Housing Commission public housing 26% have wage income, 3% have welfare income, 70% have SSI/SS/Pension income, 17% have other income and 0% have no income.

Household Information of Public Housing Residents

As of the last HUD RCR report (May 31, 2015), there were a total of 96 households containing 160 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 1.7.

Across all units operated by the housing authority, 15.09% of households included children. Across all household members in Reed City Housing Commission public houins units 14.4% are aged zero to five and 15% are aged 6 to 17.

28.1% of all residents across the housing authority were age 62 or older and are considered seniors while 42.5% 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 Reed City Housing Commission public housing communities. 25% of all families residing in public housing have lived there for less than 1 year, 13.54% have lived in public housing for 1 to 2 years while 61.46% have lived in public housing for more than 2 years.

Assisted Unit Distribution What is Housing Assistance?

The Reed City Housing Commission administers both a public housing and Section 8 housing voucher program. The housing authority owns and manages 1 projects which contain 101 affordable rental units. It also administers 90 Section 8 housing vouchers.

According to HUD, Reed City Housing Commission 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 Small, meaning it administers 50 - 249 Section 8 vouchers.

Comparing the housing assistance distribution of Reed City Housing Commission between Public Housing Units (53%) and Section 8 Housing Vouchers (47%) to that of all housing authorities in Michigan, Reed City Housing Commission 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 Michigan.

Source United States Department of Housing and Urban Development (hud.gov, 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, Reed City Housing Commission scored an average of 87 points as of the last set of publicly available data. The housing authority had a high score of 100 in 2009 and a low score of 62 in 2007. The average SEMAP Score for Housing Authorities in Michigan is 74.81.

Reed City 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 (hud.gov/offices/pih/, 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, Reed City Housing Commission manages one rental property which has an inspection score of 95. 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, Meadowview Village 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 Reed City Housing Commission.

Year Date Approved Plan PDF Document
2010 1/4/11 Plan
2008 6/10/08 Plan
2007 6/21/07 Plan
2006 5/19/06 Plan
2005 8/19/05 Plan
2004 6/24/04 Plan
2003 6/2/03 Plan
2002 8/16/02 Plan
2001 6/26/01 Plan
2000 8/11/00 Plan