Hennepin County a county in Minnesota

This county is served by the Metropolitan Council Housing and Redevelopment Authority

Metropolitan Council Housing and Redevelopment Authority
Section 8 Waiting List Status: Closed

Affordable Housing Online is tracking the status of the Section 8 Housing Choice Voucher Waiting List. This is what we know as of our most recent update on April 5th, 2016

Please note: The Metropolitan Council Housing and Redevelopment Authority covers the counties of Anoka and Carver, MN; and most of the Counties of Hennepin and Rasey, MN. 


The Metropolitan Council Housing and Redevelopment Authority (MCHRA) Section 8 Housing Choice Voucher waiting list is currently closed. It was last open for four days in February 2015, and prior to that in 2007. There is no notice of when this waiting list will reopen.

Please note: This waiting list has preferences. This means that applicants who qualify for these preferences will receive assistance before applicants who do not. Because of these preferences, applicants who do not qualify may have a longer wait to receive assistance.

To apply during the opening period, applicants were required to complete the online pre-application.

The following preferences were identified: Live, work or attend school in Anoka, Carver, Hennepin or Rasey County, MN.

2,000 applicants were placed on the waiting list by random lottery.

The MCHRA expects the waiting list to re-open within 3 years of the last opening. Based on that estimate, the waiting list will not open until 2018.

Important note: Applicants will receive a confirmation number when either applying, or being placed on the waiting list, depending on housing authority policy. It is important to keep that number in a safe, easy to access place. It will be needed any time when referencing your pre-application with the housing authority.

If any of your application information changes from the time you submitted the original pre-application (such as contact information, income, and household members), inform the housing authority immediately. In the case that the office sends a notice that does not get returned, or if application information is out of date, your name may be terminated from the waiting list. Please contact the housing authority to find out its policy on updating pre-application information.

For more information, visit the MCHRA website, or call the office at (651) 602-1428.

Metropolitan Council Housing and Redevelopment Authority
Public Housing Waiting List Statuses

Family Senior Other
N/AN/AN/A

The Metropolitan Council and Redevelopment Authority (MCHRA) does not offer a Public Housing program.

This county is served by the Mental Health Resources

Mental Health Resources
Section 8 Waiting List Status: Closed

Affordable Housing Online is tracking the status of the Section 8 Housing Choice Voucher Waiting List. This is what we know as of our most recent update on December 16th, 2016

Please note: Mental Health Resources covers the Counties of Hennepin and Ramsey, MN for persons living with mental illness, chemical dependency and other disabilities.


The Mental Health Resources (MHR) Section 8 Housing Choice Voucher waiting list is currently closed. It was last open on a limited basis for three days in December 2016. There is no notice of when this waiting list will reopen.

Please note: 

  • According to MHR, "In order to qualify for assistance, the family's head of household or spouse must qualify as disabled."
  • This waiting list has preferences. This means that applicants who qualify for these preferences will receive assistance before applicants who do not. Because of these preferences, applicants who do not qualify may have a longer wait to receive assistance.
To apply during the opening period, applicants were required to complete the online application.

This waiting list has the following preferences: Homeless; Bridges, Temporary or Transitional Subsidy; Live or work in Hennepin or Ramsey County; receive support services; rent burdened; veteran.

1,000 applicants were placed on the waiting list by random lottery, after sorting preferences.

Applicants will receive a confirmation number after completing the application. It is important to keep this number in a safe, easy to access place.

Important note: Applicants who have been placed on the waiting list must inform the housing authority immediately if your application information changes (such as contact information, income, and household members). In the case that the office sends a notice that does not get returned, or if application information is out of date, your name may be terminated from the waiting list. Contact the housing authority to find out how to update application information.

For more information, visit the MHR website, or call the office at (651) 659-2900.

Market Overview

Hennepin County is a county in Minnesota. The population of Hennepin County, according to the 2010 Census, is 1,152,425. The total number of households in the county is 475,913. The average household size for Hennepin County is 2.23. The total number of renter households in the county is 169,792 which means that 35.7% of households are renter households.

Hennepin County’s Federally assisted affordable rental housing stock includes properties financed through the following programs:

ProgramPropertiesUnits
Section 8 102 8,340
LIHTC 119 6,605
RD 515 4 105
Section 202 39 1,899
Section 811 15 222
Public Housing 31 6,529
Total 234 17,736
Note: The total does not necessarily equal the sum of each program as some properties may participate in multiple funding programs.

The average number of units per property for affordable rentals in Hennepin County is 75.80. The largest Federally assisted affordable rental community in the county is Riverside Plaza at 1303 units and the smallest is Becklund Outreach Inc. Aka Elliot House at 3 unit(s). 43 apartment properties provide housing for seniors containing 2,277 units. Of the 17,736 units, 17,061 units include some form of rental assistance (like Section 8) to make rent more affordable for very low income families.

Cities with Federally Assisted Projects in Hennepin County

CityPropertiesUnits
Minneapolis 124 9,813
Bloomington 14 846
Minnetonka 10 804
Eden Prairie 7 719
Brooklyn Park 4 675
Edina 6 571
Brooklyn Center 7 548
Robbinsdale 5 476
Maple Grove 6 412
Saint Louis Park 4 376
Plymouth 8 369
Golden Valley 5 357
Hopkins 5 325
Champlin 4 267
New Hope 5 241
Richfield 3 191
Brooklyn Ctr 1 122
Rockford 3 78
Wayzata 1 77
Crystal 2 75
Excelsior 1 67
Rogers 3 62
St. Anthony 2 49
St Louis Park 1 45
Bloominton 1 45
Longlake 1 44
Mound 1 42
Maple Plain 1 38
Loretto 1 25
St Bonifacius 1 18

Federally Assisted Units By Property

Name Total Units
† This Property is Federally Assisted though Unit Counts are not available from HUD.

Rental Assistance for Tenants in Hennepin County

Rental assistance is a type of housing subsidy that pays for a portion of a renter’s monthly housing costs, including rent and tenant paid utilities. This housing assistance can come in the form of Section 8 Housing Choice Vouchers, project-based Section 8 contracts, public housing, USDA Rental Assistance (in Section 515 properties) as well as HUD Section 202 and 811 properties.

In Hennepin County, there are 165 affordable housing properties providing rental assistance to 17,061 very low income households. In addition, Mental Health Resources provides 75 Section 8 rental vouchers in Hennepin County.

To qualify for most rental assistance programs a renter must earn no more than 50% of the Area Median Income (AMI). In some cases, rental assistance is reserved for renters earning 30% or less of the AMI. In Hennepin County, to qualify for Section 8 assistance, a renter household containing four persons must earn $42,900 or less. For some targeted rental assistance programs, a renter household of four can’t earn more than $25,750.

It’s important to remember that in many rental assistance programs there are minimum rent regulations requiring assistance recipients to make a minimum payment of between $25 and $50 per month no matter how low their income.

HUD Assistance Income Limits

Persons
1234
$30,050$34,350$38,650$42,900
Persons
1234
$18,050$20,600$23,200$25,750

Income Limits

All affordable housing programs provided by or through the government have maximum income limits to qualify for assistance. These income limits are typically derived from the Area Median Income (AMI), the theoretical family income of the average household in a given geography.

The AMI is updated each year for each geographical area taking into consideration numerous economic indicators. The geographical areas used for establishing the AMI are either Metropolitan Statistical Areas (MSA’s) or counties.

Hennepin County is in the Minneapolis-St. Paul-Bloomington, MN-WI MSA MSA. The 2016 Area Median Income for a family of four in Hennepin County is $85,800.

The income limits used for Section 8, public housing, Low Income Housing Tax Credits. the HOME program and other Federal programs all are derived from the HUD defined AMI.

Low Income Housing Tax Credit Income Limits

Persons
1234
$36,060$41,220$46,380$51,480
Persons
1234
$30,050$34,350$38,650$42,900

Fair Market Rents (FMR)

HUD establishes a Fair Market Rent each year for each Metropolitan Statistical Area in the country. This rent standard is used to establish Payment Standards for the Section 8 Housing Choice Voucher program, maximum rents in HOME financed rental projects and initial rents for Section 8 project based assistance. HUD establishes FMR’s for 530 MSA’s and 2,045 counties nationwide each fiscal year.

The FMR is largely a statistical derivative of the US Census Bureau's American Community Survey (ACS) 5 year estimates for 2 bedroom median rent.

Calculating the maximum allowable rents under various subsidy programs is complex and each program has slightly different rules. In the Section 8 Housing Choice Voucher and Project Based Assistance programs, maximum rents a landlord may charge include any tenant paid utility costs.

This utility allowance includes all necessary utilities like water/sewer, trash, heat, electricity or gas. Cable television, telephone, Internet and other non-essential utilities are excluded from this allowance.

In Project Based Section 8 properties, the owner sets the utility allowance after conducting a utility cost analysis. The amount of the allowance is reviewed and approved by HUD. The utility allowance is different for each size dwelling unit.

In the Housing Choice Voucher program, utility allowances are set by the Public Housing Authority (PHA) that administers the program. The PHA sets the allowance based on reasonable utility costs for similar types and sizes of housing units to the unit the voucher holder is renting.

In Section 8 Project Based apartment communities, the maximum rent a tenant may pay is set by the landlord and approved by HUD each year. Initially, the rent charged by the apartment property is limited to the FMR for the area. In some instances, HUD may approve an initial rent of up to 120% of the FMR for the area. Owners may request and HUD may approve annual contract rent increases based on an Annual Adjustment Factor (AAF) determined by local housing and utility costs changes Though contract rents are seldom exactly the same amount as the Fair Market Rent for the area and each Project Based apartment property will have its own contract rent, the FMR can be used as an approximate guide of what maximum contract rents might be.

The amount a Section 8 Project Based tenant will pay is 30% of their adjusted income.

In the Housing Choice Voucher program, the maximum amount the housing authority will pay a landlord is established each year for similar types and sizes of units and is called a Payment Standard. Each housing authority sets its own Payment Standard and usually sets the amount at between 90% and 110% of the Fair Market Rent for the area.

The amount a voucher holder pays for rent, often referred to as a Tenant Contribution, is equal to 30% of their income. If the rental the tenant selects has rent higher than the housing authority Payment Standard, a tenant may pay up to 40% of their income to make up the difference. At least initially, the tenant would not be allowed to pay more than 40% of their income and would have to find a different rental that has a qualifying rent amount.

In Hennepin County, under the Section 8 Housing Choice Voucher program, the Metropolitan Council Housing and Redevelopment Authority might pay a landlord with a two bedroom apartment to rent about $1,086 minus the utility allowance. Likewise, a renter in Hennepin County with a Section 8 voucher looking to rent a 3 bedroom apartment must find a rental that rents for about $1,538 per month (including the utility allowance). Any amount more than that, the voucher holder could pay the difference as long as they aren’t paying more than 40% of their income. (Note: These rent amounts are approximate since the housing authority’s Payment Standard is likely to be slightly different than HUD’s published FMR. These FMR’s should only be used as a guide. Check with the Metropolitan Council Housing and Redevelopment Authority for their actual HCV Payment Standard.)

2017 Fair Market Rents

Bedrooms
01234
$699 $862 $1,086 $1,538 $1,799

Fair Market Rent Percentage Change Since 1988

The affordable housing industry has long used the FMR as barometer for local rents. Though the geographic areas FMR’s are based on are broad and there are often wide variations in neighborhood rents throughout an MSA, in general, the FMR is one of the best quick tools one can use to judge housing costs in a place.

We took a look at historic FMR’s in Hennepin County and found that they have risen an average of 2.57% year over year. The first year in our sample is 1985 when the two bedroom FMR was $451. That same 2 bedroom apartment rent had increased to $920 by 2013. In 2002 the two bedroom FMR in Hennepin County saw it’s largest single year increase going up by 16.17%.

It’s also interesting to look at the FMR compared to the Consumer Price Index’s housing index to understand how Hennepin County rents have fluctuated in comparison to the rest of the Nation. The consumer price index grew an average of -0.89% year over year. The two bedroom FMR in Hennepin County has grown faster than the CPI indicating faster than average rent growth in the market.

The largest single year of 2 bedroom FMR growth was in 2002 at 16.17% while the smallest year of growth was 2006 with a 7.87% decrease.

1,152,425

Population

2.23

Average Household Size

360,466

Total Renters

169,792

Renter Households

475,913

Total Households

High Renter
(87th percentile)

Renters or Owners

35.7%

% of Renter Households

$912

Median Rent

$84,423

Median Family Income

46.3%

Renters Overburdened

6.37%

Households in 60-80% AMI Range

17,736

Federally Assisted Units

234

Federally Assisted Projects

119/6,605

Tax Credit Projects/Units

102/8,340

Section 8 Projects/Units

4/105

Section 515 Projects/Units

39/1,899

Section 202 Projects/Units

15/222

Section 811 Projects/Units

4/71

RD Rental Assisted Projects/Units

43/2,277

Senior Projects/Units

17,061

Units with Project Based Rent Subsidy

75.8

Average Units Per Property

$2,108,650,800/year

Gross Rent Paid By All Renters

22.9%

Renters with No Vehicle

6.8%

Renters Below Poverty Level

16.6%

Renters Who Taxi, Bike, or Walk to Work

9.1%

Renters Who Use Public Transit to Work

26.6%

Renters With Children

7,160

Vacant Units For Rent

4%

Vacancy Rate

14.5%

Units With Utilities Included In Rent

Minnesota

State

Mental Health Resources

Housing Authority