Affordable Housing and Adult Protective Services
 

Kendra Kuehn, MSW, APS TARC Subject Matter Expert

February 12, 2024

Stable and accessible housing is essential to wellbeing and quality of life at all ages. The U.S. Department of Health and Human Services’ Healthy People 2030 includes housing stability as a key support to positive health outcomes. But access to stable and affordable housing is becoming more difficult for many older adults and people with disabilities. According to the Public and Affordable Housing Research Corporation’s (PAHRC) Housing Impact Reports,older adults make up over one-third of residents in publicly assisted homes. People with disabilities make up one-fifth of those in publicly assisted households; however, PAHRC estimates that as many as 44% of residents live with a more moderate disability not included in HUD’s definition of disabilities. Housing assistance has not kept pace with need and the Joint Center for Housing Studies of Harvard University (JCHS) estimates only 36.5% of eligible older adults are served. JCHS also noted that lower-income renters are more likely to report accessibility challenges, such as a lack of walk-in showers or no-step entries. 

Housing researchers have also found that high rent burden, measured by rental costs relative to household income, and eviction threats increase mortality rates. An affordable rent burden is considered spending 30% of household income on rent. A rent burden of 50% was associated with a 9% increase in mortality while a rent burden of 70% was associated with a 12% increase in mortality. Eviction was also associated with a 40% increase in mortality compared to renters who had not been evicted. These challenges only add to the health challenges of APS clients experiencing abuse, neglect, self-neglect, and exploitation. The agencies and resources discussed below are a few of the federal partners to know in supporting housing for adult protective services clients. Be sure to reach out to those in your state and local community.

Housing Programs in Federal Agencies

The U.S. Department of Housing and Urban Development (HUD) was established in 1965 and oversees programs ranging from publicly assisted housing to enforcement of fair housing laws. HUD programs are targeted at low-income families, older adults, and people with disabilities to maintain affordable housing and address homelessness. HUD funds three main categories of rental housing assistance: vouchers, public housing, and privately owned subsidized housing. 

The voucher and public housing assistance programs are run through local public housing authorities (PHAs) subsidized and regulated by HUD. The Section 8 Housing Choice Voucher program is the largest of HUD’s assistance programs. To be eligible the client’s household income generally cannot be higher than 50% of the median income for the area and 75% of vouchers must go to applicants with less than 30% of the area median income. Clients must also fit HUD’s definition of a family (which can include single people) and be a U.S. citizen or eligible immigrant. PHAs can adopt additional preferences based on community needs, such as a focus on people with disabilities or those who are homeless. 

APS clients may also be eligible for special purpose vouchers including non-elderly disabled vouchers, mainstream vouchers aimed at transitioning non-elderly people with disabilities from institutions or homelessness, and emergency housing vouchers. Once received, vouchers are among the most flexible assistance programs. A voucher holder can make their own choice of housing within the unit size and rental limitations given by the PHA. Once the unit is selected and approved, the voucher holder signs a lease with the landlord and the PHA contracts with the landlord to provide assistance payments. Because vouchers are tied to the tenant’s eligibility and not the property, they allow users to move to meet changing needs and new opportunities. 

PHAs also manage local public housing units, which operate under similar eligibility processes as vouchers. Unlike vouchers, the rental assistance for public housing is tied to the unit and does not follow the tenant. Some buildings may be focused on specific populations, such as older adults, or may offer additional services such as special training and employment programs. 

Housing vouchers and public housing are not currently funded to the fullest extent of need. Most PHAs have a waitlist and eligibility preferences are determined locally. Local PHA contacts can be found on HUD’s Local Public Housing Authority page. 

HUD also provides grants to nonprofit organizations to build and operate housing for people with disabilities and older adults. The Section 811 Supportive Housing for Persons with Disabilities program supports the development of rental housing with services for very low-income non-elderly adults with disabilities. The program funds nonprofit developers to build and operate affordable housing and assistance to state housing agencies. Projects funded under Section 811 must include supportive services, which could include case management, independent skills training, job assistance, and other services. The Section 202 Supportive Housing for the Elderly program supports housing for low-income adults over the age of 62. Residents must make less than 50% of the area median income and are typically charged 30% of their adjusted income for rent. Nonprofit organizations receive funding to develop the property and a renewable contract for operating expenses beyond the tenants’ portion of rent. Section 202 buildings can also receive funding for a service coordinator. Service coordinators assess resident needs and support linkages to appropriate providers, resources, and benefit programs. They are a key part of the Section 202 model and can be a partner with APS in reaching residents. Similar to public assistance and public housing, Section 811 and Section 202 projects are not funded to the fullest extent of need and may have waitlists. Property contacts can be found through the HUD Resource Locator or local housing agencies.

The U.S. Department of Agriculture (USDA) can be an overlooked resource on housing. The USDA Office of Rural Development includes funding to develop and operate rental properties for low-income families, older adults, and people with disabilities. Section 515 Rural Multifamily Rental Housing Direct Loans supports the development and rehabilitation of low-income rental housing in rural areas. These properties often receive additional support through USDA’s Section 521 Rural Rental Assistance program, allowing tenants to pay a maximum of 30% of their income toward rent and utilities. USDA maintains a Multi-Family Housing Rental search website. USDA also provides homeowner assistance loans to very low-income homeowners and grants to very low-income older adult homeowners. The program’s goal is to address health and safety hazards and help people stay in their homes. Contact the state USDA Rural Development office for specific application information.

Muti-Agency Collaboration: Housing and Services Resource Center

The U.S. Department of Health and Human Services, HUD, and USDA launched the Housing and Services Resource Center to expand access to affordable housing and services. The Resource Center will be launching the Housing and Services Partnership Accelerator to work with selected states on housing-related support and addressing homelessness for older adults and people with disabilities. While the Accelerator is yet to come, right now the Resource Center has a variety of training and resources available, including a workshop series Identifying and Building Partnerships with Your Local Housing Sector. The video series takes a deeper dive into affordable housing and offers opportunities for deeper partnerships APS can pursue today. 

Resources:

• HUD Interactive Resource Locator
• HUD Information for Senior Citizens 
• HUD Housing Counseling Services
• HUD Rental Assistance Consumer Resources 
• USDA Rural Development Multi-Family Housing Rentals
• Housing and Services Resource Center