Affordable Housing Talk with Dave Layfield - 9/9/2015

Each Wednesday, Dave Layfield, our founder and resident affordable housing expert, does a live video chat with our users at 3:00 pm ET on Blab.im. He usually spends an hour or more answering users' questions about affordable housing assistance. Users can come on camera live with Dave and ask any question. Most of the time, he has the answer, but if he is unable to answer the question at the time, he will research the question after the chat and then reach out to the user. Following are the questions and Dave's answers from the live video chat of Wednesday, September 9, 2015. We have embedded the recording of the video chat for you to watch.   @iamshaheerah: "How do I find properties and programs with short waiting lists." Dave: Generally, more rural areas of the country have shorter waiting lists, while large metropolitan areas have many more people in need of housing assistance in proportion to resources available. If you don't mind moving, applying for Section 8 or other housing assistance in a rural area will usually reduce the amount of time you'll wait for assistance. Also, meeting certain waiting list preferences can decrease your wait time. Housing authorities set preferences, such as disabled, elderly or employed applicants, and those who qualify are placed higher on the waiting list than general applicants. If you qualify for a preference, we recommend searching for an appropriate opening. If you do not qualify for any preferences, you can search for waiting lists with no preferences, so you have an equal chance of being placed high on the waiting list as any other applicant. You can also search for openings that place qualified applicants on the waiting list by date and time of the pre-application submission. If you are one of the first to apply, you will have a very high spot on the waiting list. Although, this may require you to be the first in line, camping out overnight or being fortunate enough to be the first to respond over the phone or online.   @simmons798: "Will slow rent payments or an eviction keep me from getting accepted?" Dave: Unless you were evicted due to drug activity, a past eviction should not have any adverse affect on applying. However, if you owe money to to any housing authority, you will have to settle that debt to be eligible for assistance again. If that is the case, we recommend contacting the housing authority of which money is owed to set up a payment plan. Still, all housing authorities have different policies when processing applications, so we recommend contacting the housing authority in your area of interest, and confirming if past evictions are considered in the qualifying process. You can search our database for housing authority contact information.   @jklm10jm: "I reside in New York. I would like to move to Tallahassee, Florida. I picked an apartment complex that offers Project-Based Section 8 assistance. I just filled out a pre-application, but I'm not sure how to go about all this." Dave: Project-based Section 8 properties are most often privately owned and managed. The property owner has a contract with HUD called a Housing Assistance Payment (HAP) Contract used to supply rental assistance to renters at the property. This type of housing assistance is tied directly to the property and can't be moved with a tenant when the tenant moves. Instead, the next tenant to move in receives the housing assistance. Since the assistance is valuable and rare (though not as rare as tenant Section 8 vouchers), these apartment communities typically have a waiting list. These waiting lists cam range from a few months to a couple of years. We'd recommend you ask when applying about how long the waiting list is to make sure it will suit your schedule. We'd also recommend you apply to more than one property and waiting list to increase your chances of being selected. You can find project-based Section 8 properties by area by searching on Affordable Housing Online. Just enter the city or county you wish to search for and look for the table called "Federally Assisted Units by Property."   @GailAda61775661: "If I apply to a waiting list in another state, will they require that I come in for an interview before receiving a voucher?" Dave: Pre-application review varies depending on the policy of each specific housing authority. A housing authority may require an interview immediately after submitting your pre-application, schedule an interview in the future, or not require an interview until after your name has reached the top of the waiting list. However, in almost all cases, you will need to physically go to the housing authority location prior to being issued a voucher. If you apply for housing assistance in an area far from your current location, you should plan to have to travel to that location. And sometimes, you may not be given much advanced notice. We recommend contacting the housing authority in your area of interest to find out its policy on applicant interviews. You can search our database for housing authority contact information. @GailAda61775661: "If I am living in a Section 8 unit, can I have a roommate who was not approved for Section 8? How will living with a roommate who is a relative, but not approved for Section 8 housing affect my eligibility?" Dave: When applying, you must declare all members of the household on the housing pre-application. You may not have anyone living with you who is not identified on your pre-application and is not included on the lease. It does not matter if the people you are living with are family, or not. The income of every person in the household must be included in the eligibility calculation. This includes children who may have a part time job. If you already have a voucher, contact the housing authority that gave you the voucher to find out how to add members to the household.   @Susie1203Diana: "Since a Section 8 voucher is hard to get, what does a person do to get affordable housing without a voucher?" Dave: There are several other affordable housing programs available other than Section 8. Public Housing, for example, is a completely different program and usually has waiting lists that are shorter than the Section 8 voucher waiting list for the same area. Also, a housing authority may offer affordable housing that is managed on a private basis, rather than through HUD. These programs may also have waiting lists similar to Section 8 and Public Housing, but there may be less of a demand for these units. There are also millions of privately owned, publicly financed affordable rental housing units that you might qualify for. These aren't vouchers nor public housing. These opportunities can include project-based Section 8, Low Income Housing Tax Credit apartment communities, Section 202/811 properties or other Federally subsidized affordable housing properties. Visit our website and search for your area of interest to find out what other affordable housing programs are available.   @SidneyxSupreme: "How do I get on a waiting list out-of-state?" Dave: You apply to an out-of-state waiting list the same as any other waiting list. You must apply through the local housing authority, and you can only apply if that waiting list is open. @SidneyxSupreme: "My son is disabled, should he be the Head of Household when completing a pre-application?" Dave: If your son is of age to submit a pre-application, and he will be living with you, then yes, we recommend naming him the Head of Household. There are many housing authorities that establish preferences that would place qualified applicants higher on the waiting list than general applicants. A common preference is disabled applicants. We recommend searching for open waiting lists that has identified a preference for disabled applicants. @SidneyxSupreme: "I am looking for affordable housing in Atlanta, or California. Can you help?" Dave: The Atlanta Housing Authority in Atlanta, Georgia last opened its Section 8 waiting list early this year. You can read all about that opening on our Atlanta affordable housing page. As for California, we are aware of several open Section 8 waiting lists in California, and several open Public Housing waiting lists in California. You may also search for your area of interest through our database.   @necia30: "How do you apply?" Dave: You apply to be put onto an open waiting list through a local housing authority. You may apply to any open waiting list in the country, regardless of your location. How to get a pre-application varies depending on each office's policy. Pre-applications are usually available online, by mail, or in the office. After submitting your pre-application, the housing authority sorts through applicants and places a select number on the waiting list. Keep in mind that in most cases, due to the volume of applications, even those who are qualified are not guaranteed to be placed on the waiting list. Please view all open Section 8 waiting lists  and all open Public Housing waiting lists we are aware of. You may also search for your area of interest through our database.   @DEETEE023: "Where can I apply in Illinois?" Dave: We are aware of several open Section 8 waiting lists in Illinois, and several open Public Housing waiting lists in Illinois. You may also search for your area of interest through our database.   @Hazzie78: "If I purchased a home in Georgia through the Section 8 program, am I able to sell the house and then re-apply for Section 8?" Dave: The Section 8 homeownership program is a very small program that not many housing authorities offer. Additionally, being that your situation is unique, we recommend contacting your local housing authority with this question for assistance. You can search our database for housing authority contact information.   @JSynora: "I have singed up for Public Housing in Inkster, Michigan, and am still waiting. What's going on?" Dave: Wait times for public housing can range from a few months to several years. The Inkster waiting list is open but has preferences for elderly, disabled and employed persons. These preferences may have an impact your placement on the waiting list. We recommend contacting the Inkster Housing Commission (IHC) to find out its policy on knowing your status on its waiting list.   @8152725326: "I live in Illinois, how and where do I apply for a voucher?" Dave: You apply to be put onto an open waiting list through a local housing authority. You may apply to any open waiting list in the country, regardless of your location. How to get a pre-application varies depending on each office's policy. Pre-applications are usually available online, by mail, or in the office. After submitting your pre-application, the housing authority sorts through applicants and places a select number on the waiting list. Keep in mind that in most cases, due to the volume of applicants, even those who are qualified are not guaranteed to be placed on the waiting list. Please view all open Section 8 waiting lists we are aware of, and all open Public Housing waiting lists we are aware of. You may also search for your area of interest through our database.   @kiddflex15: "Which state is helping faster with section 8?" Dave: Unfortunately, it is difficult to determine what states generally have shorter waits than others. Also, remember, in most cases, that Section 8 assistance is distributed more locally that at the state level. Generally, more rural areas of the country have shorter waiting lists, while large metropolitan areas have many more people on the waiting list. So, we recommend targeting less populated metropolitan areas if you're willing to move and wish to receive assistance sooner.   @TonieMak: "When a housing authority says it is accepting pre-applications indefinitely, does that mean you can get a voucher faster?" Dave: Yes, sometimes. When a Section 8 Housing Choice Voucher waiting list is open indefinitely it means that the waiting list is not planned to be closed anytime soon. It also means that the wait time is likely 2 years or less since most housing authorities close their waiting lists once the wait time reaches 2 years or more. @TonieMak: "I live in Frederick, Maryland but recently applied for housing a voucher in Montgomery County, Maryland. If I get a voucher, does that mean I have to move to Montgomery County, or can I stay in Frederick?" Dave: After receiving a voucher, you must live within the jurisdiction of the housing authority that issued the voucher for at last one year. After that first year, you are then able to transfer it to a new area, known as porting. So, if you get a voucher for Montgomery County, MD, you must live within the jurisdiction of that housing authority for one year. After that year, you may move back to Frederick, MD.   @Macarifamily5: "I have an adult disabled daughter, and I am trying to learn the process for getting her a voucher to live alone in the State of New Jersey." Dave: You apply to be put onto an open waiting list through a local housing authority. You may apply to any open waiting list in the country, regardless of your location. How to get a pre-application varies depending on each office's policy. Pre-applications are usually available online, by mail, or in the office. After submitting your pre-application, the housing authority sorts through applicants and places a select number on the waiting list. Keep in mind that in most cases, due to the volume of applicants, even those who are qualified are not guaranteed to be placed on the waiting list. Many housing authorities operate a preference point system that would place those qualified higher on the waiting list than general applicants. Disabled applicants is a common preference. We recommend searching for an opening with the appropriate preference. Please view all open Section 8 waiting lists we are aware of, and all open Public Housing waiting lists we are aware of. You may also search for your area of interest through our database.   @Buzzy_Nfamous2u: "What affordable housing options are available in the Los Angeles area?" A: The Housing Authority of the City of Los Angeles Section 8 Housing Choice Voucher waiting list is currently closed. This waiting list was last open in January 2005 and there is no notice of when it will reopen. However, its Public Housing waiting list is currently open for families and senior/disabled households. For more info, please visit our HACLA web page. For other areas of interest, please search for your area of interest through our database. Also, we are aware of more than 600 affordable apartment communities containing over 42,000 apartment units in LA. Take a look at our Los Angeles affordable housing market report here.   @ktqtescott: "I'm a disabled 46 year old married woman, and I have been trying to get a Section 8 voucher since I was raising my kids. Please help." Dave: You apply to be put onto an open waiting list through a local housing authority. You may apply to any open waiting list in the country, regardless of your location. How to get a pre-application varies depending on each office's policy. Pre-applications are usually available online, by mail, or in the office. After submitting your pre-application, the housing authority sorts through applicants and places a select number on the waiting list. Keep in mind that in most cases, due to the volume of applicants, even those who are qualified are not guaranteed to be placed on the waiting list. Many housing authorities operate a preference point system that would place those qualified higher on the waiting list than general applicants. Disabled applicants is a common preference. We recommend searching for an opening with the appropriate preference. Please view all open Section 8 waiting lists we are aware of, and all open Public Housing waiting lists we are aware of. You may also search for your area of interest through our database.   @berndamb: "I have an appointment next week for Project-Based assistance. I have bad credit with some charged off credit cards. Can I still get approved?" Dave: Having bad credit may be a roadblock for you in obtaining project-based housing assistance. Most project-based Section 8 properties are owned and managed by private owners and landlords. These private landlords are more likely to look at things like charge offs. We recommend that you do your best to repair your credit report to remove these entries. Also, you should be upfront with potential landlords about your credit and be sure to offer an explanation for any imperfections on your credit report.   @PatOLearyNY: I live in Fairfield, CT and am in a strict foreclosure with a law date set for 9/22. I'm also in process of a Social Security Disability appeal. I don't make enough money for a voucher and there are no public housing rental openings. What do I do? Dave: There is no minimum income required to receive a Section 8 Housing Choice Voucher. Please search for your area of interest to find out if you qualify for the income limit. However, if you meant to say that you make too much money for a voucher, you do have other options available. These programs may also have waiting lists similar to Section 8 and Public Housing, but there may be less of a demand for these units. Visit our website and search for your area of interest to find out what other affordable housing programs are available.   @BobbittDebbie: "How can I find out where I am on the wait list? When I call, I can't reach a person." Dave: Normally, we would recommend contacting the housing authority you applied through to find out your status on its waiting list. However, if you are having difficulty reaching the housing authority, we recommend searching online if there is a website for the office, and look to see if there are alternative ways of contact. You may also visit the housing authority in person during normal office hours. If all else fails, send a paper letter appealing to the Executive Director of the housing authority to provide information on your status.