Affordable Housing Online and Atlanta Housing Authority Hangout and Transcript

David Layfield: Welcome to our Google Hangout with Shean Atkins with the Atlanta Housing Authority. He’s going to spend a few minutes with us today talking about the waiting list – the section of the waiting list – it’s actually going to be opening up next month – the first time actually in many years. How are you doing, Shean?

Shean Atkins: I’m doing great, Dave – how are you?

DL: I’m great! Why don’t you – I have a few questions for you – some from me, some from our users, and I thought maybe we’d start with – why don’t you give a brief introduction about the Atlanta Housing Authority: how many people you serve, how many staff you have, the various programs you’ve got.

SA: So, no problem. Well, as Dave stated, I am Shean Atkins. I am the Vice President of External and Governmental Affairs in Corporate Communications for the Atlanta Housing Authority. The Atlanta Housing Authority has been around for about 76 years. We currently serve about 50,000 participants, and that is through about 21,000+ households. We have several different programs. What we’re going to talk about today is really our Housing Choice Voucher Program, which of course is our tenant based housing choice voucher program, most commonly called section 8, but we also have our AJL communities, which would be our public housing. We serve almost 2,000 households through our AJL communities. We have what we call our AJ sponsored communities. If you’ve been following the Atlanta Housing Authority, what you may know is that we were the first major city in the country to have public housing projects. We also became the first major city in the country to rid ourselves of large public housing projects. And so, 16 of those footprints, where there once stood distressed, obsolete housing projects, we’ve revitalized those sites and we call those our AJ sponsored communities. And we serve quite a few families – almost 4,000 through that particular affordable housing program. And then we also have our project based rental assistance [inaudible], and that is where it’s privately owned developments, where we have a contractual agreement for a certain percentage of those units also that are made available and affordable, and subsidized through the Atlanta Housing Authority. And, we have some supportive housing, as well. So, for our supportive housing, we are serving individuals and families that are at risk – you know, at risk populations. That would either be individuals or families that are homeless or near homeless; it would be those who have some type of disability, whether that is physical, mental, or medical disability; we also serve youth that are aging out of foster care, as well as those families that have been separated, through our supportive housing program. So, that’s sort of an overview of the programs that we offer at the Atlanta Housing Authority.

DL: Ok, and where can folks get some more information about all those various programs you talked about? Fifty thousand people – that’s a lot of people you all help – we want to make sure you can help some more.

SA: Absolutely. You know, people can go to our website – so if individuals are interested in our housing programs or [inaudible], they would simply go to www.atlantahousing.org. They will be able to find all of this information.

DL: Ok, and we’ll go ahead and post your web address in the feed for this event. So, most of our users know generally about the section 8 housing program, and how it works. But I know that your program is a little bit different from most of the programs across the country that our users might be familiar with. Can you talk about that a little bit?

SA: Well, I would say that the Atlanta Housing Authority is an MTW agency, and basically MTW is an acronym that stands for Moving to Work, and what that does is it allows us financial and regulatory flexibility. So, for a housing choice voucher program, what is different, I would say, basically is that we have a work requirement. So, our work requirement, for those who are interested in knowing about that, is at least one non-disabled adult member between the ages of 18 and 61 is required to have legitimate employment for at least 30 hours per week. All other non-disabled household members between the same age bracket – that’s 18 to 61 – they are required to be engaged in either, you know, full time work, or full time school, or part time work and part time school – so a combination of school and work. The other thing that I will say, is, probably a little different about our tenant based voucher program is that also a part of our MTW flexibility is that we have some markets. So, our vouchers really no longer have evaluation per say. We’ve engaged the services of third party real estate professionals, and we’ve had those professionals to study the Atlanta housing market. Ok, so, a participant comes and they submit their request for tenancy approval to us – we go through a process that is called [unfamiliar: Writ Determination?]. And so this provides greater housing choice for participants. So, no longer would a voucher that is 2 bedroom be an evaluation of a certain amount. It is really based on the location and the submarket here in the Atlanta Housing Authority jurisdiction.

DL: Interesting – so, to be clear, does everyone in the household need to be working, or is it just the head of household needs to be working – any and all of the adults – which is it?

SA: So there is gonna - must be at least one adult to meet our standard of 30 hours a week between the ages of 18 and 61 who are non-disabled – so, if they are not disabled and between the ages of 18 and 61, one adult must meet our standard of 30 hours per week. All of the other adults, if they’re not disabled, and between the ages of 18 and 61, they must comply with a combination – or, either full time work, or full time school, or a combination of those. So you asked if all of the adults – well if the adult is elderly or disabled, they were be exempt from our work requirement. So, individuals who are 62 years of age, or older, and persons who have permanent disabilities as defined by the US Department of Housing and Urban Development, are exempt from our work requirement.

DL: Ok, so let’s say a family of four with a stay at home parent that’s got a young child at – you know, the mom works, the dad stays at home or vice versa – would that family meet the work requirement?

SA: If the mother is not disabled or if she’s not elderly, then she would need to meet our work requirement.

DL: Ok, but she could also – she could also be going - going to school.

SA: That is correct.

DL: Now, Ok –

SA: That is correct.

DL: And, what’s the school requirement – that’s full time student, as in, say for example, definition of a college full time student - is there a certain number of hours per week?

SA: Yeah, so, a full time student at an accredited college, university, technical school, community college, or it could be an adult literacy program.

DL: Oh, Ok – Ok. So it doesn’t necessarily even have to be college – some sort of job training.

SA: Right. It doesn’t have to be post-secondary, necessarily, and if they are seeking additional skills, then through our case management services and our human development team, we provide vocation management services, and we’ve contracted with several organizations around the Atlanta area to provide either that adult literacy training, or work development training, job skills – so, for instance, we have a relationship with the Atlanta Work Force Development Agency, the Atlanta Urban League, also the Center for Working Families, as well as Literacy Action. So, if they’re not gainfully employed for 30 hours per week, through our case management process, we can refer them out to one of those organizations so that they can meet the compliance criteria.

DL: Wow, this sounds like more than just a housing program. You’ve got job training connections in there for folks to help them improve their lifestyle – it sounds like a really progressive program. The Moving to Work program – I know at one point it was a demonstration [inaudible] – is it still considered a demonstration?

SA: It is still considered a demonstration, so, in essence, it is MTW demonstration.

DL: And you – the housing authority has quite a bit of leeway in developing the rules around the program, is that correct?

SA: Well we are afforded financial and regulatory flexibility. And so, the idea is that it allows us to create housing programs that are specific to the Atlanta market. So, as you know, the market [inaudible: different?] than it is in New York, or Miami, or Chicago, or Los Angeles, and many other places around the country. So, what MTW in essence does is, it allows us to create policies that are specific to our market, so that we can provide affordable housing opportunities – and for us, it’s really important, because we want to be able to do that in great living environments. And MTW has allowed us to do that.

DL: Sounds like a great program. Let’s get into some of the more specifics to the program. Are there specific income eligibility requirements? Folks are going to be familiar with other affordable housing programs, whether it’s section 8, or tax credits, or whatever. Are there specific income eligibility requirements that folks need to take a look at when they are considering applying?

SA:  There are income eligibility requirements and my best advice for any person who is interested in applying for our programs or registering for our waiting list when it opens, I would really recommend that they go to our website, again,  www.atlantahousing.org.  There is a button that says Housing Choice Voucher HCVP Eligibility Requirements. If they click that button, it will give them the income - household income requirements, and other information regarding the Housing Choice Voucher program.

DL: Ok, thanks Shean – we’ll make sure we put a link to that particular page so folks can find it fairly easily. Next question - are there any specific local waiting list preferences? Many housing authorities across the country establish preferences for victims of domestic violence, or veterans, or homeless persons – the list can go on for quite a while. Does the Atlanta Housing Authority, other than working persons, do you have any other preferences?

SA:  No, we do not. So, to register for our waiting list that we’ll be opening on the 6th of January, and that will be open for seven consecutive days, until the 13th of January. There will be no preferences.

DL: Ok.

SA: We do provide housing – we partner with several other organizations around the city – so for instance, I’ve mentioned one of our programs is supportive housing. So, with supportive housing, we do partner with several other organizations to provide housing for military veterans, for instance. We also administer some VASH vouchers. VASH vouchers – VASH is an acronym – it stands for Veteran Affairs Supportive Housing - so we provide housing for some of the demographics that you mentioned, but for our regular purposes, there are no preferences.

DL: So, yeah, I’m familiar with the VASH program – and it’s a great program. I think it [inaudible: contributes?] – in 2010 – I think it was around a $50 million a year expenditure through the tenant based voucher program and it’s actually been credited with reducing homelessness among America’s veterans significantly over the last few years. So, the VASH – the veterans’ vouchers - are not part of this waiting list, is that correct?

SA: That’s correct. The VASH vouchers are not a part of the waiting list that we will open on January 6th at 9:00 am to the 13th at 5:00 pm, January.

DL: Ok so, a little bit off topic, but if we have any veterans that are watching that are interested, how would they go about applying for a veteran voucher?

SA: They would actually go to the VA. So, we get referrals from our local veteran affairs office. So, each veteran that is interested in a VASH voucher, would go to the VA for services. If it is deemed that they are in need of housing, they would then be referred to us by the VA.

DL: OK - all right – and we’ll make sure we post that and let our users know about that. All right, well here’s an interesting fact. Your waiting list hasn’t been open since 2001. That’s amazing.

SA: So, our waiting list has not been open, in almost 14 years. At the time that we opened in 2001, we had about 20,000 applicants on that list. And so, we have now completely exhausted that list, and so we’re looking forward to opening our list in January, so that we can start to provide additional Housing Authority vouchers, to families in need.

DL: So, why don’t you tell us a little about the application – I understand it’s online. We’ve got some links – or we’ll have some links to the application when it is online. Why don’t you tell us a little about the online process?

SA: Well, what I can tell you about the registration process for our waiting list that will open on the 6th of January at 9am, and it will close on 5pm on January 13th – it’s a Tuesday – so 7 days – it will be an online process. And we’ll be asking very vague questions: Name, contact information, address, household income, information like that. If someone does not have access to the Internet, they could call our hotline, which I’ll share with you, is 1-800-603-9291. Again, our hotline number is 1-800-603-9291. We will have individuals that will man our hotline that will be able to take their information and register for those persons who either need a reasonable accommodation, language translation services, or communication in an alternate format – through that hotline, they’ll be able to do that. The process will take no more than 10-15 minutes. Once it is complete, the individuals that registered will receive a confirmation number, and within 30 days after we close the waiting list, we will notify individuals if they’ve been selected. And we’re looking to get to a number of 10,000 registrants to our official waiting list, and that process will be handled by our 3rd party vendor, and it will be done through a computerized, random selection process.

DL: Ok, and about 70-75% of our users come to our website through mobile – you know, many of – probably about the same number of those folks are watching us right now on their mobile phones. Is the application available on a mobile phone?

SA: That’s a very good question. Yes, it is. Though we also suspect that many people who will be registering for our waiting list will do so through their mobile phone. They can do that. In addition to calling the hotline, we’ve also established relationships with several organizations around the city, and we’re calling those locations Internet access sites. So, public libraries, [inaudible: Agency] The Urban League of Greater Atlanta, the City of Atlanta Recreation Centers, just to name a few – the Georgia Department of Labor, several YMCA’s – they’ve all agree to make computers and Internet access available to individuals who are interested in registering for our waiting list.

DL: That’s great.

SA: In addition to their mobile phone, or their laptop, or their PC – they could either call the hotline, again that number is – 1-800-603-9291. They may do that, or they could go to one of our Internet access sites.

DL: Sounds like you’ve got it covered. Sounds like if you want to apply, it’s going to be pretty easy to do so. Are there going to be any documents, any copies of paychecks or social security cards, anything like that when they apply?

SA: Not for the registration process. To register for the waiting list, individuals will not need any documentation to complete that process.

DL: So, it’s a pre-application – it’s pretty easy, that’s good. What about credit or criminal background checks – none of that – none of that’s going to happen at least until down the road, is that correct?

SA: That is correct. So, to register for our waiting list, there will not be any documentation, there will not be any credit check or criminal background check, at that particular point.

DL: Ok. And we get this question frequently from our users - where can I get a copy of the application – which implies that it is a paper application is there - is it possible to apply on paper?

SA: No, the process will be strictly online – and we understand that for some individuals that will be a challenge, and that’s why we’ve established the hotline, and that’s why we’ve also made sure that we have secured several Internet access sites around the city, so that it becomes very convenient for individuals who do not have a computer, or access to the Internet, and also for those who require reasonable accommodation, or need language translation services, or communication in an alternate format.

DL: Ok, how will folks know that their application was submitted and received officially?

SA: Upon official completion of the application process, individuals will receive a confirmation number.

DL: Via email?

SA: That is correct.

DL: Ok, so you talked about the 10,000 applicants that will be chosen from the greater pool that applies. When – when did you say – you said 30 days after the close of the application deadline you expect to choose those 10,000?

SA: That is correct, so within 30 days of the closing of our waiting list – the opening of our waiting list – within 30 days, individuals will be notified if they were selected for the official waiting list, if they were one of the 10,000 that were selected.

DL: Ok, this is a question that we get a lot – and I’m sure you’re going to get a lot – and that is, how long do you think it’s going to take to get through those 10,000 applicants – how long is it going to take, if I apply in January - how long is it going to be before I might come up on the list? How long is it going to take to get through all those 10,000, until the waiting list opens up again?

SA: Ok, that’s a very good question, and what we are hoping is that we will be able to work through this list within 3-5 years, so it won’t be 13 to 14 years, like it has been, because, as you see, [inaudible: really we haven’t opened] the list since 2001.

DL: Ok, we’ve gotten this question particularly a lot on your waiting list opening, and that is, if someone doesn’t live in Atlanta, but they’d like to move to Atlanta, may they apply, or do you have some local residency requirement?

SA: If someone is not currently living in Atlanta, and they would like to pre-register - register for our waiting list when we open it, they are more than welcome to apply. In the event, if they are selected, and they receive a voucher, they must live within the Atlanta Housing Authority’s jurisdiction the first year of being on the program. So, they don’t have to live in Atlanta to apply, but if they are selected, and in order to receive a voucher, they must live within the Atlanta Housing Authority’s jurisdiction within the first year, if they are receiving a voucher.

DL: Ok, another user’s question is if they receive a voucher, can they rent a house in an Atlanta suburb, that’s not within the Atlanta city limits.

SA: No, that first year must be within our jurisdiction. And so, there are suburbs here, you know, we’ve got the Atlanta Housing Authority, but there are other housing authorities that are in Atlanta metropolitan area. And so, they must live within the Atlanta Housing Authority jurisdiction that first year in order to receive a voucher.

DL: Ok – I just had another question handed to me by one of our online users right now, and they want to know how long do they have to find a house once they receive the voucher?

SA: Once they receive their voucher, you know, I think that the best answer to that – because I want to say it’s 120 days – but I’m not completely sure, because I don’t work in the group that actually administers the voucher – but I believe it’s 120 days. But, if they go to our website, www.atlantahousing.org, and – they should be able to find that information, probably under the housing choice voucher eligibility requirement – that may speak to how long they have to find suitable housing.

DL: Ok, thanks, and we’ll get that answer and make sure it gets published on the feed. Last question, from one of our users – is there a minimum tenant contribution required once someone receives the voucher?

SA: Minimum rents are 125; one hundred twenty five dollars. So, of course, as you know, the way the program works is usually participants are not required more – not required to pay more than 30% of their adjusted monthly income. If that amount is less than $125, they will be required to pay the minimum of 125.

DL: Ok. Well, I think that’s all the questions I had  - are there any closing thoughts that you wanted to throw out for our users?

SA: Well, I first of all, Dave, would like to thank you and Affordable housing Online for hosting this Google Hangout and for being interested in the Atlanta Housing Authority and the opening of our waiting list. I think that there’s a lot of great information on our website. So what I’ll leave any of the viewers with is if you are interested in our waiting list, or want to know more about the Atlanta Housing Authority, please go to our website www.atlantahousing.org if you’re interested in the waiting list. There will be information there, at the website, about the waiting list. There’s also a very informative video that will speak to the process. And also, if you’re interested in applying, or want to get additional information about our waiting list opening, you can also again call our hotline at 1-800-603-9291.

DL: Great! Well, again folks, I’ve been talking with Shean Atkins with the Atlanta Housing Authority. I really appreciate your time today and talking to our users about the waiting list opening. Remember it’s January 6th to January 13th next year.

SA: All right, thanks Dave, that’s January 6th through January 13. Thank you, Dave.

DL: All right, have a good day.

SA: You, too.