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									New York State Independent Living Council’s

            Handbook on Housing
         Independent Living Centers

                  September 2008

     Executive Director      Brad Williams

     Written and edited by   Robert J. Davies
                             T.K. Small


Purpose of the Housing Handbook

Role of Board of Directors
      Develop strategic plans to include housing

Role of Executive Director
      Implement strategic housing strategies and housing opportunities
      Involvement in local and regional Consolidated Planning activities
      Collaboration with executive directors of housing organizations
             Involvement with housing grant writing activities (internal and
      Provide letters of support for collaborative grant applications

Role of Development Director
      Grant writing activities with internal and external housing opportunities
      Collaboration with housing agency grant writers
      Research existing and new funding for housing opportunities

Role of housing specialist
      Develop database of housing organization in service area
      Develop working relationships with staff of housing
      Develop and modify database of housing opportunities,
      contacts, funding
      Participate in national, statewide and local housing work groups
      Utilize existing resources in the provision of housing counseling

Advocacy, advocacy and advocacy!
     New York State Housing Activities
     National Housing Advocacy
     ADAPT position paper, September 2008
     Most Integrated Setting Coordinating Council (MISCC)
            MISCC Housing Task Force Charge and Mission Report
            MISCC Housing Task Force Focus Report
            MISCC Housing Task Force Recommendations
            MISCC Housing Task Force Housing Subsidy Workgroup

Rental assistance programs

         Section 8     Housing choice vouchers
                       Project based vouchers
                       Mainstream vouchers
         Section 811
         USDA‘s Rural Housing Services
         Office of Mental Health
         Office of Mental Retardation and Developmental Disabilities
         Department of Health
                Traumatic Brain Injury program
         Department of Social Services
                Temporary Assistance for Needy Families
                Supportive Housing Assistance
                Single Room Occupancy housing subsidy
         Senior Citizens Rent Increase Exemption
         Disability Rent Increase Exemption

Home Ownership

         Down payment and closing costs assistance
              Community Development Block grants
              Small Cities Block Grants
              Federal Home Loan Bank First Home Club and CIP
              Individual Development Accounts
              Veterans Administration
              Housing Finance Agency
              Affordable Housing Corporation

Mortgage products
            State of New York Mortgage Agency Home of Your Own Program
            Fannie Mae Community HomeChoice mortgage
            Local bank products
            Community Reinvestment Act
            Federal Home Loan Bank
            USDA‘s Rural Housing Services
            Section 8 home ownership assistance
            Veterans Administration
            Housing Finance Agency
            Affordable Housing Corporation

               The Building Blocks of Credit
               Credit Reports
               Who Sees Your Credit Report?
               Who Decides What Goes in Your Credit Report?

             What Is a Credit Score and How Is It Calculated?
             Who Sees Your Credit Scores?
             Who Influences Your Credit Scores?
             Making Friends with Your Credit

Home repair programs
            Community Development Block Grants
            Small Cities Block Grants

Accessibility modifications
              Access to Home
              Vocational and Educational Services for Individual with Disabilities
              Office of Mental Retardation and Developmental Disabilities
              Department of Health

Affordable Housing Development
             Low income housing tax credits- federal and state
             NYS Housing Trust fund
             Veterans Administration

Homeless housing
           Emergency shelter grants
           Shelter plus care
           Homeless Housing Assistance Program
           Veterans Administration

Housing Counseling

                   New York City Housing Programs
                          Housing Preservation and Development

                            Heating Assistance Program (HEAP)
                            Social Services-emergency services
                            Emergency repair programs
                     Housing Authorities
                            Section 8, Mainstream,
                     Nonprofit housing corporations
                     Rural and neighborhood preservation corporations
                     Private developers

                     Private apartment management corporations
                     Local, state and national banks
                     Charities- Elks, Lions, religious organizations
                     Habitat for Humanity
                     Utility assistance programs

Supportive Housing

Laws and Regulations
      Federal Fair Housing Act Amendments
      American‘s with Disability Act
      HUD /section 504 regulations
      New York State Human Rights Law
      NYS Building Code
      Where can I get legal help with a violation of these laws and regulations?

Appendix A

      2007-2008 HUD, DHCR, HFA Funding awards

Appendix B

      Contact & Biographical Information


According to Maslow‘s hierarchy of need, food, shelter and clothing are the most
basic needs for every person. The most recent census of the population for New
York State puts the figure at approximately 19 million people. If one accepts the
theory that approximately 20% of any population has some type of disability, it
would suggest that as many as 3.8 million New Yorkers are probably disabled.
Many of these individuals are in desperate need for Housing and are homeless,
living in unhealthy and inadequate housing, or otherwise forced to live in a variety
of nursing homes and institutions. Safe, decent, affordable and accessible
housing for persons with disabilities has been a constant problem for decades
since well before institutions were developed in the 1800s in this country.
Consequently, across New York State many Independent Living Centers here
this as their primary issue coming from consumers.

Independent Living Centers (ILCs) who have a commitment to assist persons
with disabilities to live as independently as possible, might be prohibited by law
from owning or managing housing, but you still have a role to play in addressing
the systemic housing crisis. Without a strong relationship with all levels of
government, affordable /accessible housing developers and funding sources, the
housing crisis for persons with disabilities will continue to increase. It is common
knowledge that there is not enough affordable and accessible housing to serve
the needs of persons with disabilities and their families. Everyone needs to roll
up their sleeves and get to work rather than simply complaining about the

Purpose of the Housing Handbook

The purpose of this handbook is to act as a preliminary guide for ILCs to develop
a comprehensive and planned response to meet the housing shortage for the
persons you serve. It will mean involvement of the Board, executive staff,
housing specialists, other staff, advocates and other community members to
begin to meet the housing needs in your community. Addressing the systemic
housing crisis is important work which begins with simply deciding to get

There are short and long term actions with an ongoing commitment of agency
resources to develop a solid strategic housing plan. Without this type of activity
on the part of ILCs, the housing crisis for persons with disabilities will continue.
There are no other agencies in your community that will advocate for an increase
in accessible and truly affordable housing. You have to be that voice.

With the tools and information in this handbook, you can begin the journey to
become an active player and partner in the development of housing in your

Board of Directors

The primary role of a board of directors is to set the general policies for the
These include development of long term strategic plans for all agency activities,
fund raising and development, new initiatives and ongoing evaluation of agency
and board performance.

Without including housing as an agency priority, the effectiveness of the ILC to
deliver comprehensive services to its customers is hampered. Persons cannot
move out of institutions, few housing options are available to prevent
institutionalization, implementation of federal and state initiatives for community
services are blocked.

Development of a strategic plan for housing

Board development of a strategic housing plan requires:

      Knowledge of affordable housing development, involvement with local
       nonprofit housing agencies, municipal, state and federal agencies
       responsible for housing development.
      Training sessions for Board members on housing development basics
      Cooperation and collaboration with local housing agencies
      Development of joint initiatives with Boards of Directors of local housing
      Plans for agency staff to participate in local and statewide housing training
       and Consolidated Planning activities
      Development of funding initiatives to support housing efforts
      Ongoing evaluation and refinement of the housing strategy
      Increased public relation activities to highlight the lack of affordable and
       accessible housing
      Establishment of a board committee on housing

Role of Executive Director

The Executive Director (ED) is responsible for the daily operations of the agency,
strategic and tactical planning, evaluations, staffing, budgets, grant applications,
and all the other daily details of running an agency. It is a daunting job with many
challenges and rewards.

In creating a presence in the development of affordable and accessible housing
in your service area, all your skills in public relations, negotiating, collaboration
and cooperation will be needed. You will enter into new partnerships, gain

knowledge of new funding sources, learn about philosophies and practices of
housing development, participate in new planning forums, gain new opportunities
to share the IL philosophy and find a willing audience for the expansion of
housing opportunities for your customers.

You, your board, your development and housing staff will learn about the myriad
of housing development programs, both private and nonprofit, that can benefit
the persons you serve. It will take time, energy, an open mind and a willingness
to be a partner, not an adversary, to achieve your goals. The housing
development industry has limited resources just as ILCs have limited funding.
There are long term relationships between funding agencies and developers that
span decades. You will be seen as a new player and at times in competition for
those limited resources. You want to start slowly, become educated, become a
partner and a collaborator in the development process and a source of reliable,
eligible individuals for rent up, purchase, and rehabilitation projects.

Housing development takes time. From grant application to the door being open
to move in may take two to three years or longer depending upon a number of
factors:. Availability of a suitable site, construction delays, funding delays and a
number of other factors all influence the delivery of a project. Do not get
frustrated; get involved now so you are in the development pipeline for new
development. Keep involved with the housing process so you are a partner in all
of the new housing development in your service area. The outcome of your
participation will be a satisfying achievement of goals.

Where to begin?

      Study this handbook to familiarize yourself with a brief description of
       federal, state, regional and local housing programs, funding, philosophies,
       funding cycles and other housing topics.
      Study the US Department of Housing and Urban Renewal‘s (HUD)
       website at: Become familiar with all of the HUD programs,
       funding sources, funding cycles, and planning requirements. Note HUD‘s
       Public Housing Programs and the listing of Housing Agencies in your
       service area. HUD‘s funding awards are listed at
      Study the New York State Division of Housing and Community Renewal‘s
       (DHCR) web site at and become familiar with their
       programs and funding sources and funding cycles. You may want to ask
       for technical assistance or technical assistance grants as you develop
       your plans. Look at the list of rural and/or neighborhood housing
       companies in your service area to contact in the future. Funding awards
       can be found at:
      Study New York State Housing Finance Agency, State of New York
       Mortgage Agency and the Affordable Housing Agency programs and

      funding at Opportunities for renters for affordable
      units can be found at:
     Report your findings to the Board and ask them to form a housing
      committee to assist you.
     Become involved in local and regional Consolidated Planning activities
      required by the US Department of Housing and Urban Renewal
     Ask DHCR regional office staff to address your agency staff, board, others
      to further explain their programs
     Contact local rural and neighborhood development companies to come
      and explain their services and programs to your agency
     Contact agencies that serve persons who are homeless and funded by the
      NYS Office of Temporary and Disability Assistance at: Some of these agencies
      will serve persons leaving institutions.
     Contact local housing authorities to come and present their programs to
      your agency
     Meet with county and municipal planners and community development
      personnel to learn about their programs and services, and schedule them
      to meet with your agency
     Meet with area for profit developers and contractors associations to gain
      knowledge about their plans and explain your needs
     Begin to implement strategic housing plan, utilizing the new knowledge
      you have gained
     Begin more intensive collaboration with executive directors of housing
      organizations on ways that are mutually beneficial to both parties
     Become involved with housing grant writing activities (internal and
     Provide letters of support for collaborative grant applications

Where to end

     Co-applicant on a variety of housing funding applications
     Source of referrals for eligible tenants on new housing projects
     Grant manager of accessible housing modification grants
     Member of local, regional and statewide Consolidated Plan committees
      and advisory groups
     Respected member of the housing community who reflects the needs of
      persons with physical, sensory, mental, developmental and other
     Partner in housing on housing development activities
     Recipient in housing set-asides in new housing projects
     Speaker at local and regional private and public gatherings on housing
     Spokesperson on accessible housing needs, design and related topics

       Fully involved member of the housing development community in your

Role of Development Director

       The Development Director and staff have the responsibility for fund
raising, grant applications, annual events, research on new funding, and external
collaborative activities resulting in increased financial commitments to the
agency. The development of new financial donor relationships both public and
private, fall within his or her responsibility. The Development Director will play an
important role in increasing the presence of the agency within the housing

Where to begin

        Assist in the research and development of a plan to deeply involve the
                agency in the housing development community
        Collaborate with housing agency grant writers
        Research existing and new funding for housing opportunities
        Develop a calendar of funding and award cycles to better prepare for
                upcoming opportunities
        Begin grant writing activities for internal and external housing opportunities
        Keep current with new opportunities for funding
        Notify staff of upcoming lotteries,, rent up and other tenant opportunities

Where to end

       Partner in multiple housing grant applications

Role of housing specialist

The agency housing specialist is involved in the day to day connection between
housing opportunities and your customer. This individual needs to know
everything about the availability of housing in your region.

   Where to begin
      Develop a database of housing organizations, public housing
        agencies, banks, for profit developers and other housing related
        groups in service area, including type and numbers of units,
        accessibility, costs, and subsidies
      Develop working relationships with staff of housing organizations, both
        public and private.

         Utilize existing resources for the provision of housing counseling, home
          ownership counseling and tenant protection
         Track availability of rental subsidies, project based rental assistance
          and other types of rent subsidies
         Keep current timelines for rent up, tenant application deadlines, and
          lotteries for housing opportunities in your region.
         Gather information to share on home ownership seminars, down
          payment, closing cost assistance, moderate rehabilitation funds, and
          matched savings programs
         Organize home ownership information and training seminars at the
          agency with local housing and banking organizations
         Understand federal and state laws and regulations related to housing
          discrimination and how to file a complaint
         Keep current information on recent funding awards in you service area
          to share with your customers.
         Prepare customers for lotteries, rent up applications and other new
          housing opportunities
         Assist in development, revision and implementation of agency‘s
          housing plan
         Finally, Participate in national, statewide and local housing work

Other agency staff

All agency staff needs to be aware of the need for housing opportunities and alert
agency staff responsible for housing of any opportunities they notice in the
housing area. A notice in a local paper advertising a lottery of an affordable,
accessible apartment may be overlooked by the housing specialist, but not
another staff. Make sure the notice in brought to the attention of the appropriate
staff. The more eyes focused on housing opportunities, the more opportunities.
Make housing an agency priority.

Advocacy, advocacy and advocacy!

As an example of the importance of the participation in taking a proactive
approach in pursuit of Housing, consider the words of Ed Roberts, founder of the
Independent Living Movement. Ed Roberts was once asked "What is the most
important thing that an Independent living Center should be doing?" He
responded with "Advocacy, advocacy, advocacy, but not necessarily in that
order." Housing specialists need to be involved with basic community organizing.
The housing specialist should be partnering with any group with a similar

New York State Housing Activities

In the year leading up to the rewrite of this Housing Handbook, New York State
passed as part of the budget process a nearly $200 million increase in funding
directed at affordable housing. NYSILC/Housing Institute was one of the primary
entities behind this success. Through the participation of a statewide coalition
which promoted an omnibus Housing Trust Fund proposal, the arguments that
were ultimately adopted by the legislature, were formulated.

Recently Governor Patterson made a somewhat unusual public announcement
concerning the impending financial crisis that New York State will probably
experience soon. Naturally for New Yorkers with disabilities who are already
living on the margins of society, the prospects of governmental cutbacks are all
that much more troubling.

Among the services that the disability community perhaps needs assistance with
most is in protecting and supporting accessible and affordable housing. It is still
unclear how the current budget crisis will affect issues related to affordable
housing. However, given the high priority that the governor has placed on
developing policies that address this matter, any budget cuts will only be after all
other options are explored completely.

Evidence of the commitment of Governor Patterson was demonstrated with his
statement that, "Affordable housing is critically important for the health and
vibrancy of our state. It is an engine for economic development and job creation,
helps to strengthen families and communities and improves the quality of life for
working families, senior citizens and people living with disabilities."

Governor Patterson, with broad bipartisan support from the Legislature has
promoted two major initiatives worth approximately $300 million in total. Many
landmark housing package includes a $200 million increase to the traditional
funding levels, as well as a statewide affordable housing public awareness
campaign. The money will be used in 16 different programmatic initiatives.

Some of the affordable housing initiatives that should be of particular interest to
New Yorkers with disabilities are:

•             $60 Million for the Housing Trust Fund Corporation, which
oversees a variety of programs to create decent affordable housing by providing
loans and grants for the rehabilitation of existing vacant or underutilized housing,
as well as the construction of new housing,

•             $36.5 million for the Homeless Housing Assistance Program, which
provides capital grants and loans for housing and support services for the
homeless. Funds can be used for the acquisition, construction or rehabilitation of
housing for homeless persons and families, including special needs populations,

•               $4 million for the Access to Home program, which provides funds
to not-for-profit organizations and municipalities to make the homes and
apartments of low and moderate income New Yorkers with disabilities more

Additionally, among the 13 other target areas that New York State will spend
dollars in support of affordable housing and community development there is a
great deal of indirect benefit that will help the disability community. For instance,
there is $5 million for the Infrastructure Development Demonstration Program,
which provides assistance with the cost of infrastructure improvements, such as
sewer, water and utility lines, in association with development of affordable

Despite the overwhelming need for affordable housing throughout New York
State, frequently there is opposition to this type of construction and development.
In an effort to facilitate community acceptance of affordable housing, Governor
Patterson has promoted a public awareness campaign called ―Affordable
Housing Works!‖. Through a series of radio and television advertisements, the
benefits of affordable housing are explained by former professional athletes Mo
Vaughn and Tiki Barber.

For more information regarding the specifics of the increases to the affordable
housing budget go to:

For more information concerning the public awareness campaign, go to:

National Housing Advocacy

Shortly before the final rewrite of this handbook, the national advocacy group
ADAPT held their biannual demonstration in Washington, DC. As part of
ADAPT's long-standing commitment to assist people with disabilities in avoiding
nursing homes and other institutions, their focus has been broadened to include
Housing as a major policy initiative.

ADAPT Position Paper from recent action September 2008


A housing plan to free people with disabilities from unwanted institutional
placement developed by the ADAPT Community People with disabilities across
the United States are forced into institutions, like nursing facilities, due to the lack
of housing that meets their needs for accessibility, affordability, and integration.
In many states, housing is the number one reason that people with disabilities, of
all ages, are forced into institutions. Simply put, people with disabilities face a
HOUSING CRISIS. There is little housing that is accessible, even less that is
also affordable, and still less that is also integrated.

 ADAPT demands that Congress and the President work together to implement
the following solutions as part of a comprehensive strategy of ending the housing
crisis that forces hundreds of thousands of people with disabilities into


People with significant disabilities often cannot find housing that allows them to
simply get in the front door. There are few requirements to build apartments and
homes that are accessible and what requirements there are have been poorly
enforced. Section 504 of the Rehabilitation Act of 1973 is rarely heeded by
housing authorities and rarely enforced by The U.S. Department of Housing and
Urban Development (HUD). The Fair Housing Amendments Act has limited
impact and, again, enforcement is sparse. Many thousands of units that should
have been accessible are not, due to the lack of enforcement.

 Additionally, people with disabilities want and deserve accessible housing that is
permanent, not temporary or transitional accessible housing that is provided in
some situations.

 In order to provide enough housing to meet the need for permanent accessible
housing for people with disabilities currently living in the community and the
hundreds of thousands who want to leave institutions, ADAPT demands that:

• HUD increase enforcement of existing Section 504 Accessibility requirements.
 • HUD double the requirements of Section 504 for 10 years to make up for past
failures in compliance: 10% of units to be built as mobility-disability accessible
and 4% sensory-disability accessible.

 • Congress and the President develop permanent funding for a ―Barrier
Elimination Trust Fund‖ for accessibility modifications for people transitioning out
of facilities and those at risk of going into facilities. This fund shall be
$20,000,000 available to be spent annually, plus an increase tied to the
Consumer Price Index (CPI). Fines for failure to comply with Section 504 and
Fair Housing Amendments Act requirements could also be used to supplement
this trust fund.

 • Congress and the President enact the Inclusive Home Design Act (H.R. 4202
in the 110th Congress).

 • HUD end the practice of funding townhomes. Townhomes are inaccessible by
design. Our Government should not be in the business of funding any kind of
project that absolutely discriminates against any population.


 People with disabilities frequently live on very-low, fixed incomes. Only about
30% of people with disabilities are employed; the majority of these are working at
low wage jobs. People with significant disabilities have even fewer opportunities
for employment. People with disabilities are unable to afford much of the housing
that is considered ―affordable‖ by non-disabled standards. Many people with
disabilities people live well below 20% of Area Median Income (AMI).

 People trapped in institutions receive a monthly ―allowance‖ of approximately
$40, making it impossible to save enough for a security deposit or to buy the
most basic necessities to move into the community, like furniture, curtains,
bedding or cookware.

 In order to make housing affordable to people with disabilities moving out of
institutions, ADAPT demands that:

 • Congress and the President create 5000 new housing vouchers each year for
10 years and target them to people transitioning out of nursing facilities or other
institutions. HUD and the Centers for Medicaid and Medicare Services (CMS)
must work together to make sure that these vouchers go to people, regardless of
type of disability or age, living in nursing facilities and other institutions. This
cooperation has begun with implementation of the Money Follows the Person
Demonstration program but needs to be vastly expanded.

 • HUD establish policies and procedures to ensure that all these vouchers are
tracked and continue to be targeted to people with disabilities when the
vouchers are returned to the Public Housing Authorities (PHAs) after an
individual is no longer eligible or in need.

 • Congress and the President double the funding for construction of accessible,
affordable, integrated housing to end the crisis that people with disabilities of all
ages and disabilities confront when they seek a place to live.

 • The HUD Secretary continue to issue periodic Public and Indian Housing (PIH)
directives to PHAs strongly encouraging local preferences in their voucher
programs for people trapped in nursing facilities.

 • Mainstream and Fair Share vouchers that were turned into regular Housing
Choice (formerly Section 8) vouchers, due to poor oversight by HUD and PHAs,
be recommitted to people with disabilities. The Fair Share and Mainstream
Voucher Programs were created to address the housing needs of very low
income people with disabilities. However, many of these vouchers were lost to
us, since they were never tracked and many Housing Authorities gave them to
other populations.

 • People in nursing homes and other institutions, regardless of disability or age,
be nationally recognized as homeless. In memos as far back as 1998, HUD
recognized that the ―needs of persons with disabilities are not met by beds in
nursing homes or other service centered facilities.‖ Unfortunately, this wisdom
has not been acted upon and people with disabilities are not eligible for the
various housing programs available if a person is ―homeless‖. Many localities do
not or will not make people with disabilities part of the preference given to those
who are homeless. People with disabilities who are in unwanted institutional
placements should be considered homeless and thereby be eligible to access
more housing resources locally.

 • HUD target resources to people at the lowest income levels and continue to
provide vouchers to and fund housing development for people with disabilities
with very low incomes.


 Legislative history from the turn of the century shows that people with disabilities
have been viewed as everything from ―unfit‖ to ―dangerous‖ to a ―detriment to
normal society.‖ These views directly led to the establishment of our nation‘s very
long history of government imposed segregation of people with disabilities.

 The housing options in this system of imposed segregation are large
warehouse-like state operated institutions and smaller institutions, such as group
homes. People with disabilities are considered ―sick‖ and in need of treatment to
be cured. The perception that people with disabilities need to be ―treated‖
unfortunately continues in our society today. Housing options for people with
disabilities, therefore, have resembled medical centers rather than what most
people would call a home.

 The vast majority of 811 housing funding currently builds housing that is
segregated and institutional, for example, diagnosis specific projects where only
people with a specific type of disability are allowed to live. This is unacceptable.

 In addition, efforts to remove people with disabilities from 202 Elderly housing
started in the early 1990s and have resulted in further restricting the housing
available to people with disabilities. This terrible discrimination for the ―crime‖ of
having a disability is sanctioned by the federal government. ADAPT opposes
these 202 designation plans as they eliminate housing options for people with

 Our people want to live in the community, with their non-disabled peers, not in
any of the various forms of ―crip ghettos‖. In order to accomplish this, ADAPT
demands that:

 • Congress and the President issue a directive to HUD that at least 50% of all
new 811 funding must be used in integrated housing.

 • Congress and the President issue a directive to HUD that not more than 25%
of a new building/ development can be funded by 811.

• HUD streamline the process for using 811 funding in integrated settings.

 • HUD place a moratorium on 202 designation plans until the housing crisis for
people with disabilities is over.

• HUD limit the size of ―group homes‖ to no more than four individuals.

 • Congress and the President eliminate the HUD Secretary‘s ability to waive the
limits on maximum number of residents in group homes and independent living

For more information visit:


                Most Integrated Setting Coordinating Council
                            Housing Task Force

                        Charge and Mission Statement

                       CHARGE TO THE TASK FORCE

        At the April 10, 2007 Most Integrated Setting Coordinating Council
(MISCC) meeting, Chair of the MISCC Commissioner Diana Jones Ritter called
for the formation of a housing task force. At this meeting, the Council discussed
housing as a critical need of people with disabilities. Based on the MISCC public
forums and the concerns articulated by advocacy groups, the need for affordable
accessible housing was determined critical to further efforts to promote more
integrated settings.     In response, Commissioner Ritter called for the MISCC
Housing Task Force and future MISCC agenda items on this topic.

       Commissioner Deborah VanAmerongen volunteered to chair the Housing
Task Force and a number of MISCC members, participants from the public and
other state agency personnel volunteered to serve as members of the Housing
Task Force.

                      HOUSING TASK FORCE MISSION

Structure and Goals

The MISCC Housing Task Force is comprised of consumers, representatives of
not-for-profit and advocacy organizations, as well as entities of government
whose work impacts the lives of people with disabilities. The Task Force was
formed in 2007 to support the MISCC‘s goal of ensuring that people of all ages
with disabilities are afforded the choice and empowerment to live in the most
integrated setting that meets their individual needs and preferences.

The Task Forces goals are to:

Increase opportunities for people with disabilities to live independently in the
setting of their choice and where appropriate with supportive services that are
designed around the needs and desires of the individual.

•     Define the need for affordable and accessible housing in New York State,
      as well as a continuum of supportive services that foster independence
      and choice.

•     Increase awareness through a public communication and marketing
      campaign, as well as training opportunities.

•     Recommend to the Governor of the State of New York a policy agenda
      that furthers the collective goals of both MISCC and the Task Force.
                 Most Integrated Setting Coordinating Council
                             Housing Task Force
                        Charge and Mission Statement


To provide people with disabilities greater access to safe, decent, integrated,
accessible and affordable housing that meets individual needs , as well as to
increase the availability of supportive services where appropriate to foster
opportunities for people with disabilities to live, work, learn, play and participate
in their communities to the fullest extent possible.


       1.     Research and quantify specific needs for housing and support
       2.     Forge public and private partnerships to work collaboratively in
              streamlining processes to promote seamless access to affordable
              and accessible housing;
       3.     Recommend policies that increase opportunities to preserve and
              expand the supply of affordable accessible housing for people with
              disabilities, as well as promote person centered planning and
              choice in selecting housing that best reflects individual needs and

       4.     Embrace the principles of community integration and
              responsiveness to individual needs by expanding opportunities to
              access a range of housing options that shall include allowing an
              individual to live on their own.

Vision and Values

The MISCC Housing Task Force strives to maintain a statewide dialogue to
promote a common vision for the future of housing for people with disabilities so
that they may be fully integrated into community life, as well as to provide
leadership, guidance and a collaborative forum for stakeholders to impact policy
changes to further housing affordable and accessible opportunities. We are
guided by the following values:

Basic Human Right to Housing

To qualitatively improve the lives of people with disabilities by providing decent,
safe, affordable and accessible homes in an environment that affords easy and
regular interaction with the larger community and is free of discrimination.

Personal Choice

To provide housing and a continuum of support services where appropriate that
enables individuals to exercise personal choice and supports a consumer driven

system that fosters freedom to select appropriate housing. People with
disabilities may need and desire supportive services, and such services may be
crucial to succeeding in the community, however personal choice respects the
element of voluntariness in this delicate balance.
                 Most Integrated Setting Coordinating Council
                               Housing Task Force
                        Charge and Mission Statement

Cooperation and Coordination

To forge a public and private partnership that works collaboratively to increase
housing opportunities by combining resources, streamlining application
processes, waiting lists and eligibility criteria, in an effort to develop a housing
network that is easily and seamlessly accessible to people with disabilities.


Living independently requires an element of tenant/homeowner responsibility
which includes sufficient resources to pay the rent/mortgage and comply with the
terms of a lease/loan. Making housing affordable for people with disabilities is a
cornerstone for success.


Integrated housing is also critical to affording people with disabilities the
opportunity to be engaged community members through employment, vocation
or educational opportunities, social networks, access to healthcare and other
community services, as well as the ability to form relationships and participate in
activities that involve people without disabilities.


Balancing housing and services requires flexibility in order to reflect the unique
needs and preferences of the individual.

Core Principles

Accountability                               Independence
Affordability                                Individuality
Choice                                       Integration
Community                                    Personal Freedom
Cooperation                                  Recreation
Coordination                                 Transition
Diversion                                    Transparency

                Most Integrated Setting Coordinating Council
                            Housing Task Force

                      Focus of the Housing Task Force

The MISCC Housing Task Force met several times since its creation in April of
2007. The initial meetings focused on preparing a mission statement and gaining
an understanding of what the term the ―most integrated setting‖ meant to Task
Force participants.

Three workgroups were formed as a result of priorities set during these early
meetings. The workgroups: Housing Subsidy, Data and Education framed our
meeting discussions and provided a means to identify and solve issues, as well
as to measure results. The workgroup discussions framed the recommendations
included in the MISCC Housing Task Force Report.

      Housing Subsidy Workgroup
       Objective: Define housing subsidy structure and identify potential funding
       sources. Develop next steps to achieving goal.

      Data Workgroup
       Objective:  Define types of data sources.         Identify next steps to
       overcoming barriers to collecting data.

      Education Campaign Workgroup
       Objective: Define the purpose of an education campaign, target audience
       and potential delivery mechanisms. Identify funding sources and next

The Task Force provided a forum for candid discussions about what is working,
what is not and how together we could improve results. Several key discussions
ensued that resulted in tangible results.

Accessible Housing Registry

New York‘s accessible housing registry was originally established in 2003 by the
Developmental Disabilities Planning Council (DDPC) with New England Index,
the webhost and the Center for the Independence for the Disabled (CIDNY) as
the data manager. In 2005 DHCR took over the funding of this project and since
that time the number of available listings had grown to list over 5,000 housing

As a result of Task Force discussions DHCR realized it needed to expand its role
beyond simply funding the Registry, but sharing responsibility for populating the
site with information. In September, 2007 DHCR‘s Office of Fair Housing and
Equal Opportunity (OFHEO) began requiring that as part of an Affirmative Fair
Housing Marketing Plan (AFHMP) managers/landlords register their accessible
properties no later than 90 days prior to engaging in marketing activities on the
site and post vacancies on an ongoing basis.
Task Force Members identified a need to have a fast and easy way to access up-
to-date vacancy information on affordable/accessible housing. In addition,
housing seekers needed a venue to search for a wide variety of specific
amenities and accessibility features and find listings with detailed information
about each unit and its facility features. It was further noted that consumers who
do not have ready access to the internet were at a distinct disadvantage to
accessing the Registry.

Through a partnership with DOH and funding from the federal Centers for
Medicare and Medicaid Services (CMS) Money Follows the Person Federal
Rebalancing Demonstration Program (MFP) project, an expanded Registry is in
development that will encompass the Task Force‘s recommendations, including a
toll free call center for those who do not have access to the internet.

Together we partnered with to create,
which will build upon the success of the State‘s previous accessible housing
registry is the nation‘s leader in
affordable housing locater services and currently serves twenty-four states.

The Registry will incorporate both publicly and privately funded buildings, single
units for rent, as well as projects under construction and offer other housing

The Task Force offered invaluable input into the design and content of the new
registry which will be launched in November of 2008.

Nursing Home Transition and Diversion (NHTD) Waiver Housing Subsidy

The Nursing Home Transition and Diversion (NHTD) Waiver Housing Subsidy is
funded through an annual State appropriation to DOH of approximately $2.5
million, to be administered in partnership with DHCR. These subsidies will be
administered by Section 8 Local Administrators (LA‘s) in a manner parallel to
that of the Section 8/Housing Choice Voucher Program in coordination with DOH
Regional Resource Development Centers (RRDC‘s).

Criteria for the new subsidy will include: jurisdictional requirements, issuance of
payments to landlords, obligations and responsibilities. Eligible participants will
be Medicaid eligible and currently residing or eligible for the nursing home level
of care (including Money Follows the Person participants).

In a historic partnership that evolved through the MISCC Housing Task Force,
DOH providers and DHCR housing experts will work together in a new and
innovate manner to transition and divert individuals from institutional settings.

Consumers will be connected to DOH Regional Resource Development
Specialists (RRDS) through DOH Regional Resource Development Centers
(RRDC‘s). RRDS‘s will conduct outreach, assist with coordinating the spectrum
of support services needed for community based care and facilitate housing

acquisition. Activated initially through a ninety day pilot program in twelve
counties and New York City this program is to be expanded to fifty-two counties
within one-hundred eighty days following the pilot period. Housing subsidies will
initially be provided on demand, with no waitlists and no program limitations.
Subsidy payments may not exceed DHCR payment standards. DHCR, in
partnership with DOH, conducted four regional trainings for Local Administrators
and Regional Resource Development Centers about the NHTD Housing Subsidy.
The level of energy, interest and engagement by all parties was impressive.

Data Working Session

In July, 2008 the MISCC Housing Task force was able to begin developing a
matrix to aid in defining the need for affordable and accessible housing in New
York State, as well as a continuum of supportive services that foster
independence and choice. This effort was enabled by Dr. Kathryn Nelson, who
retired after 25 years from the U.S. Department of Housing and Urban
Development‘s Office of Policy Development and Research in 2003.

Dr. Nelson was the principal author of HUD‘s first eight reports to Congress on
worst case needs for housing assistance. On behalf of the Consortium for
Citizens with Disabilities (CCD) Dr. Nelson authored a report entitled, ―The
Hidden Housing Crisis: Worst Case Housing Needs Among Non-Elderly Adults
With Disabilities.” The report analyzed data on the housing of persons with
disabilities from the 2005 American Community Survey to estimate worst case
needs among non-elderly adult renters with disabilities.

Dr. Nelson‘s discussion provided the Task Force with an opportunity to review
strategies for collecting and analyzing existing data in a productive and cost
effective way. Many of the ideas generated are reflected in the priorities outlined
in our Recommendations and Next Steps.

In an effort to capture additional data, the new housing registry will allow for
downloading counts of units listed as available and accessible within a specific
price range and provide a means to anonymously track what users are searching
for and not finding, as part of a continuum to analyze housing need.

Money Follows the Person Housing Education Initiative

DOH, with input from DHCR, has formed a partnership with the New York State
Association for Independent Living (NYAIL) to develop a team of eleven Housing
Educators and one statewide subject matter expert. These housing educators
will be assigned to cover nine DOH Regions of New York to offer the following

    Conducting meetings and trainings related to housing for households with
     disabilities and all other local stakeholders and service providers;
    Serving as a resource for stakeholders and service providers on housing
     related issues; and

 Assisting with training and population of statewide accessible housing
  registry ‗

                                       Most Integrated Setting Coordinating Council
                                                   Housing Task Force
                                              Recommendations and Next Steps

Priority           Increase opportunities for people with disabilities to live independently in the setting of their choice and where
                   appropriate with supportive services that are designed around the needs and desires of the individual.
Objective          Foster community integration and responsiveness to individual needs by expanding opportunities to access a
                   range of housing options that shall include promoting an individual‘s desire to live independently.
Objective          Preserve and expand the supply of affordable housing for people with disabilities, as well as promote person
                   centered planning and choice in selecting housing that best reflects individual needs and desires.
Performance        a) Number of applications received which set aside units for special needs housing.
Measurement        b) Number of applications leveraging multi-agency programs and services.
                   c) Number of individuals transitioned under Nursing Home Transition and Diversion (NHTD) Housing Subsidy
                                 Action 1: Creating Affordable/Accessible Housing
                           Implementation Actions                                         Date/s      Responsible Agencies
1. Improve interagency coordination through continuation of the MISCC Housing           12/31/2008 DHCR/OMRDD/OTDA
Force. Recommend adding OTDA to MISCC and MISCC Housing Workgroup.

2 Assess housing programs to connect individuals qualifying for State housing           12/31/2009 OMH/ DOH/OMRDD/ OCFS/
    subsidies                                                                                      OTDA/ DHCR/SOFA
with available affordable/accessible units.

3. Maintain housing subsidy programs at current funding levels and work                 12/31/2009 DHCR /OMH/ DOH/OMRDD/
    collaboratively to                                                                             OCFS/ OTDA/ OASAS/Aids
determine methods for meeting projected growth levels through improved program                     Institute/SOFA
delivery and additional resources where feasible.

4. Launch the Nursing Home Transition and Diversion (NHTD) Housing Subsidy              12/31/2008 DHCR/ DOH
5. Evaluate NHTD Housing Subsidy Program success for potential expansion and              12/31/2009 DHCR/ DOH
6. Monitor demand for DHCR‘s Access to Home Program.                                      12/31/2009 DHCR
7. Work with the Money Follows the Person (MFP) Housing Task Force and MFP                12/31/2009 MISCC HTF Agencies
Housing Education Initiative to increase capacity on a local level to provide technical
assistance to special needs households seeking affordable/accessible housing.
8. Consider the development of a Housing Application Assistance Demonstration                       MISCC HTF Agencies
Program in 4-5 geographically diverse regions to facilitate linkages to assist special
needs households with completing housing applications and obtaining
affordable/accessible housing.

9. Indentify opportunities to apply for federal funding to develop new programs to        12/31/2009 DHCR/DOH/OASAS/ OCFS/
preserve and develop affordable/accessible housing, assist households in reducing                    OTDA/OMRDD/OMH/ SOFA
housing cost burdens, or increase homeownership opportunities.

10. Identify barriers to accessible/affordable housing and develop steps to remove        12/31/2009 DHCR/OMH/ DOH/OMRDD/
or ameliorate the effects of public policies that serve as barriers to affordable                    OCFS/ OTDA/OASAS/Aids
housing.                                                                                             Institute/ SOFA

11. Support community efforts to preserve and expand accessible/affordable                ongoing   DHCR/OMH/OMRDD/OASAS/
housing and home ownership opportunities.                                                           OTDA/ SOFA

12. Provide equal access to safe, decent and accessible/affordable housing                ongoing   DHCR/OMH/OMRDD/OASAS/
Engage in a long-term strategy to seek and develop opportunities for the                            OTDA/SOFA
preservation of affordable/accessible housing.

                                                   Action 2: Data Collection
Priority          Analyze existing data to define the need for affordable/accessible housing in New York State and a continuum of
                  supportive services that ensures individuals the choice and empowerment to live in the most integrated setting
                  that meets their needs and preferences.
Objective         Research and quantify data to assess the needs of individuals residing in institutional settings or at risk of
                  admission to such facilities that may require affordable/accessible housing.
Objective         Identify unmet need and track progress in fulfilling the States goals to assist people with special needs to live in
                  the most integrated settings possible and practicable within available resources.
Performance       a) Number of individuals transitioning to appropriate affordable/accessible housing.
Measurement       b) Policy paper on the Statewide housing needs of special needs populations.

                               Implementation Actions                                     Date/s         Responsible Agencies
1. To facilitate long-term planning, review existing State agency data currently        As            OCFS/OMH/DOH/OASAS/
    being                                                                               available     OMRDD/ SOFA
collected on special needs populations residing in institutional settings.

2. Assess geographical information on special needs populations with the goal of        12/31/2009 OCFS/OMH/DOH/OASAS/
    assisting                                                                                      OMRDD/ SOFA
State agencies in planning and resource distribution based on need.
3. Issue regulations requiring person centered planning processes that inquire          12/31/2009 OCFS/OMH/DOH/OASAS/
    about housing                                                                                  OMRDD/ SOFA
satisfaction and preference every 6 months from all individuals served.

4. Collect data on individuals with disabilities residing in various group settings     12/31/2009 OCFS/OMH/DOH/OASAS/
   including                                                                                       OMRDD/ SOFA
length of stay in those settings.
5. Explore strategies for standardizing data collection.                                12/31/2009 MISCC HTF State Agencies

6. Assess the housing needs of high cost users.                                      As          OCFS/OMH/DOH/OASAS
Examine current studies underway by MISCC agencies focused on the costs of           available
care, nature of disability, location and housing type needed. Such studies may
include but are not limited to:
    Billings Institute/DOH: The 3% Non-Institutionalized Patients with Highest
    Healthcare Cost.
    DOH/OASAS: Managed Addiction Treatment Services Initiative
    DOH: Chronically Ill Medicaid Patient Initiative.
* A cohort of 18-25 year olds should be identified separately, as potential Youth
Aging out of Foster Care as part of these ongoing studies.
7. Review DHCR‘s statewide Regional Housing Needs Study Reports developed to         12/31/2009 DHCR /MISCC HTF Agencies
 the State‘s housing programs and make changes where necessary to better meet
the needs
 of its residents.
8. Automate data collection and reporting by multiple housing agencies for the New   12/31/2009 DHCR
 State Housing Report Card.

                                           Action 3 : Increase Awareness
Priority       Combat NIMBYism and increase awareness through a public communication and marketing campaign that
               includes launching an on-line affordable/accessible housing registry.
Objective      Increase access to information.
Objective      Promote community support of affordable/accessible housing.
Performance    a) Reduction in NIMBY attitudes.
Measurement    b) Number of airings of Public Service Announcements on television and radio.
               c) Number of visits to

                             Implementation Actions                                   Date/s      Responsible Agencies
1. Launch                                                  11/30/2008 MISCC HTF Agencies

2. Develop a plan to expand outreach and promote awareness of existing housing      12/31/2009 MISCC HTF Agencies
        a. Identify populations to be targeted.
        b. Develop and distribute informational materials.
        c. Conduct educational/informational sessions for targeted populations.
        d. Ensure accessible housing developed with State funds are included and
        updated on the accessible housing registry.
3. Work with accessible/affordable housing stakeholders to ensure citizen           12/31/2009 DHCR/OTDA/ SOFA
participation, as required by HUD, is occurring in the development of the State‘s
Consolidated Plan so that accurate data/needs information is being taken into
consideration when the plan is developed. Convene public forums to invite
4. Show Public Service Announcements to combat NIMBYism in media markets            2008-09    DHCR
throughout the State.
5. Work with the Money Follows the Person (MFP) Housing Task Force to               12/31/2009 MISCC HTF Agencies
implement the MPF Housing Education Initiative.

                    Most Integrated Settings Coordinating Council

                   Housing Task Force Housing Subsidy Workgroup

                            Findings and Recommendations

Final Draft (Revised 8/20/08)

The Most Integrated Services Coordinating Council (MISCC) is responsible for
developing a comprehensive Statewide plan to ensure that people of all ages with
physical and mental disabilities receive care and services in the most integrated settings
appropriate to their individual needs.

A MISCC Housing Task Force was formed in 2007 to support the MISCC‘s goal of
ensuring that people of all ages with disabilities are afforded the choice and
empowerment to live in the most integrated setting that meets their individual needs and

The Mission of the MISCC Housing Task Force is:

To provide people with disabilities greater access to safe, decent, integrated, accessible and
affordable housing that meets individual needs, as well as to increase the availability of
supportive services, where appropriate, to increase opportunities for people with disabilities
to live, work, learn, play and participate in their communities to the fullest extent possible.

The MISCC Housing Task Force Goals are to:

      Increase opportunities for people with disabilities to live independently in the
       setting of their choice and where appropriate with supportive services that are
       designed around the needs and desires of the individual.

      Define the need for affordable and accessible housing in New York State, as well
       as a continuum of supportive services that foster independence and choice.

      Increase awareness through a public communication and marketing campaign,
       as well as training opportunities.

      Recommend to the Governor of the State of New York a policy agenda that
       furthers the collective goals of both MISCC and the Task Force.

The MISCC Housing Task Force Objectives are:

      Research and quantify specific needs for housing and support services.
         Forge public and private partnerships to work collaboratively in streamlining
          processes to promote seamless access to affordable and accessible housing.

         Recommend policies that increase opportunities to preserve and expand the
          supply of affordable accessible housing for people with disabilities, as well as
          promote person centered planning and choice in selecting housing that best
          reflects individual needs and desires.

         Embrace the principles of community integration and responsiveness to
          individual needs by expanding opportunities to access a range of housing options
          that shall include allowing an individual to live on their own.

The MISCC Housing Task Force and its Vision and Values are further described online
at: .

One vehicle to help the MISCC Housing Task Force in accomplishing its Mission, Goals
and Objectives, has been the formation of several time-limited workgroups.

A Housing Subsidy Workgroup1 was formed in late 2007 to bring together
stakeholders from inside and outside government to form recommendations for
consideration by the MISCC Housing Task Force. Chaired by Mike Newman (Office of
Mental Health), the group held a series of eight meetings to define its purpose, review
and gain an understanding of the current inventory of state housing subsidy programs,
identify unmet needs and gaps that can help form the rationale for a new subsidy
program, and discuss options for the creation of a new subsidy program for people with
disabilities living in New York State.

The Workgroup drafted its recommendations after thoroughly discussing these matters
and gathering information from knowledgeable sources outside the group.

In the course of the group‘s work together, a set of five recommendations emerged, and
the group set about spending about 6 weeks collecting information and developing
some of the specific details for each. The recommendations are for NYS to:

      1. Improve coordination;
      2. Assess the need for a housing subsidy to help individuals with high Medicaid
      3. Expand existing subsidy and rent-freeze programs;
      4. Develop new housing subsidy programs; and
      5. Develop a new housing application assistance demonstration program.

A few objectives emerged in the course of the group‘s discussions, including:

    The MISCC Housing Task Force Housing Subsidy Workgroup members are listed in Appendix A.
   To avoid duplication of effort;
   To carefully target any new subsidy to a group for whom it would clearly serve to
    reduce costs, thereby justifying the expenditure in tough economic times;
   To strengthen the existing infrastructure of programs and consider ways to help
    state subsidies work as bridges to federally funded subsidies, most notably
    Section 8; and
   To recognize that all of the MISCC agencies committed to and accountable for
    delivering meaningful opportunities for people with all disabilities to receive care
    and services in the most integrated settings appropriate to their individual needs.


The MISCC Housing Task Force Housing Subsidy Workgroup makes the following
findings about the need for housing subsidies for people living with disabilities in New
York State:

   1. There is a significant unmet need that necessitates the expansion of virtually all
      of the New York State‘s existing housing subsidy programs.

   2. Existing State housing subsidy programs vary in how well each can ‖bridge‖ the
      recipients to more permanent and stable federally-funded housing subsidies such
      as Section 8 vouchers. They also vary widely in their structure, costs, associated
      service packages, and administrative constructs.

   3. There is a need to pair people with disabilities who hold or are eligible to receive
      housing subsidies supplied by various state agencies (and the agencies
      themselves) with government assisted housing, including, but not limited to, that
      which is accessible and/or adapted for use by people with mobility or sensory
      impairments. This strategy will help to extend the value of both operating and
      capital subsidies, and can help contain the costs of subsidy programs that may
      otherwise experience high rates of growth in their costs due to housing market
      conditions that sometimes include very substantial annual increases in even
      regulated rents.

   4. There is a need to increase the sharing of information about the availability of
      existing housing subsidies for people with disabilities and the availability of state
      assisted affordable housing opportunities that exist at the local level. The local
      organizations involved with both the housing and the subsidies, as well as
      organizations that work with people with disabilities as advocates, case
      managers and care coordinators, should all be involved to a much greater
      degree in sharing information and resources, coordinating outreach and public
      information efforts, and in strengthening their own knowledge base about
      housing needs and resources for people with disabilities.

   5. SSI/SSD recipients with disabilities who need housing in high cost markets
      usually do not qualify for state-aided developments, including tax credit projects,
      unless they possess a subsidy or the development has project-based subsidies
      because their incomes are so low. Yet they should be able to access state
      supported affordable housing with the aid of something far less costly than
      Section 8 level subsidies if there is an incentive for the owner to set aside a
      number of units for people with disabilities.

6. There are gaps in the availability of targeted rental assistance for certain groups
   of people with disabilities, including low income people with mobility impairments,
   disabled Seniors, and disabled veterans. There is also a shortage of general
   subsidies like Section 8 in upstate communities and there are very long waiting
   lists (formal and informal) for various subsidies in certain communities and

7. Existing housing subsidies and disability-specific or supportive housing set-
   asides in mainstream state affordable housing programs do not help people with
   serious disabilities who do not fit neatly within the guidelines for these programs.
   Such individuals could benefit from a new, more generic housing subsidy
   program for people with disabilities. Such individuals could also benefit from
   ―something more‖ in the way of set-asides in state-aided affordable housing
   development programs that could reach those for whom the 2 percent set-aside
   for people with sensory impairments; the 5 percent set-aside for people with
   mobility impairments; the supportive housing set-aside; and the 15 percent set-
   aside incentive for special needs populations do not apply. For example, a
   person with a cognitive impairment who receives SSI and is able to live
   independently generally does not fit into any of these special categories, and yet
   is also priced out of most state-aided affordable housing developments because
   his income is too low for him to qualify. Or a woman with Multiple Sclerosis
   whose condition now requires her to use a wheelchair, and who receives SSI is
   also in a similar bind, unless some generous developer decides to set aside
   some units for people in her situation. The something more clearly goes to some
   sort of incentive that can reach across disabilities inclusively.

8. There is a need for one or more new state housing subsidy programs (person or
   household-based rental or homeownership subsidies) targeted to meet the needs
   of people with disabilities in New York State. Such a program or programs should
   include a generic subsidy for people with a range of disabilities that extends
   beyond the eligibility criteria and capacity of existing subsidy programs, and that
   also extends beyond geographic or programmatic confines that may limit
   enrollment in certain programs. A new subsidy should be portable and able to be
   used for rental as well as homeownership opportunities. It is not anticipated that
   subsidies such as those outlined below would have adverse impacts on local
   housing markets.

9. A policy recommendation that bears further exploration is the idea of offering
   state incentives to engage localities in making some accommodation in their local
   zoning rules for the establishment of accessory apartments to benefit people with
   disabilities who may live with family or friends.

10. A suggestion that new subsidies be flexible in how they are targeted to allow
    people to ―graduate‖ from housing offering supports they may no longer need
    prompted a discussion of the dilemma government faces with finite resources:

   Whether to help those most in need, even if only a fraction of them for whom the
   cost is great, but the savings are as well (like NY/NY III housing); or, in the
   alternative, to help people who are not the most desperate, for a lesser cost, in
   the hope that this will free resources or opportunities for those in greater need
   (like supported housing or short-term subsidies). The workgroup is mindful that
   we are entering a very difficult budget cycle that will likely entail major cuts to
   programs and services across the board, and conclude that the development of a
   new subsidy program should be sensitive to this problem and include a solid
   rationale that demonstrates that the subsidy would be, while not targeted based
   on disability, targeted to achieve savings by reaching the population of
   individuals with high Medicaid costs for whom a housing subsidy would arguably
   reduce those costs and allow for access to needed care in the community.

11. The unmet need for housing assistance among people with disabilities in New
    York State has been characterized and quantified as follows:

      a. New York State has the following shortages of affordable available units of

            528,000 units for those with Extremely Low Incomes (below 30 percent
             of state median family income - below $17,906 in 2005, with a median
             of $8,154)
            568,000 units for those with Very Low Incomes (31 - 50 percent of
             state median family income - below $29,843, with a median of
            259,000 units for those with Low Incomes (51-80 percent of state
             median family income - below $47,749 with a median of $31,371.)

      b. Nationally, 57 percent of households with non-elderly adults with
         disabilities have rent burdens in excess of 50 percent of income.
      c. The number of renter and owner households in NYS that report Mobility or
         Self-Care Limitations is 1.27 million, of which 756,815 households (about
         60 percent) are low-income renters and owners. Among these, there are
         390,925 Extremely Low and Very Low Income renter (73%) and owner
         households with housing problems. Indeed 60 percent to 80 percent of
         these owner and tenant households experience high housing cost burdens
         relative to their incomes and/or have housing that is in poor condition.
      d. The U.S. Census Bureau projects that number of New Yorkers aged 65
         and older has been rising steadily and is expected to grow from 2.65
         million in 2010 to 3.92 million by 2030. With the aging baby boom, there
         will be a greater need to provide non-institutional affordable and
         accessible living opportunities in the community for seniors on fixed
         incomes, many of whom will develop various limitations in mobility and self
         care abilities as they age.

e. There are about 22,500 residents of NYS nursing homes who signify their
   desire to return to a community setting when they are respond to the MDS
   Q1a Nursing Home survey each quarter. Although this does not
   necessarily mean that each is able to do so, and others may be able to
   return to the community but fear doing or saying so, it is an indication that
   there are indeed people confined to expensive nursing homes who can be
   helped to return to the community with the aid of an affordable housing
f. Forty percent of the 1,060 denials issued by the NYC Finance Department
   Disability Rent Increase Exemption (DRIE) program were for applicants
   whose building was not eligible for the program, and this would suggest
   that extension of DRIE to additional types of housing would actually help a
   sizable cohort of low-income people with disabilities with high rent
g. According to an analysis of NYC housing data, there are 25,994 non-
   senior households receiving SSI/SSD living in rent-regulated housing and
   paying more than a third of income for rent. These tenants would benefit
   from DRIE or an expanded DRIE program and efforts to promote
h. About three-quarters of the $46 billion Medicaid budget in NYS, or $34.5
   billion, is provided for the care of just a fifth of the recipients, or about one
   million people. The costs are for people needing long-term care, nursing
   homes, inpatient care, and for those in the OMH, OMRDD, and OASAS
   systems as well as people with HIV/AIDS. These individuals often have
   chronic illnesses, are sometimes excluded from managed care, and can
   be in community and institutional settings.

     The Department of Health $10 million initiative to improve care for
     Chronically Ill Medicaid Patients included a valuable analysis of Medicaid
     utilization by some 33,000 individuals with chronic illnesses. The data
     reveal high rates of mental illness and substance abuse diagnoses, along
     with high rates of multiple chronic illness, inpatient costs, and costs for
     pharmacy and substance abuse treatment. The goal of the initiative is to
     reach these people with services that improve care coordination and
     outcomes, and the expectation is that this will improve the bottom line with
     savings. NYS has some of the highest costs for health care, but this is not
     reflected the best outcomes: We have great access, but rank poorly in the
     areas of quality, healthy lives and avoidable costs. One suggestion is that
     housing subsidies may be a useful addition to this project because it could
     improve the outcomes.
i.   One of the prominent analysts of high cost utilization of Medicaid, John
     Billings, has observed that homelessness and housing instability likely
     impact the lives of this extremely poor population and has written, ―For
     some high-risk patients, and effective, supportive housing environment
     might be enough to tip the balance, allowing sufficient life stabilization to

                address previously intractable health and mental health problems. An
                emerging body of research indicates that these ―social service‖
                interventions can have a major impact on the use of health services.‖2
             j. Billings finds that one can predict future Medicaid expenditures following
                inpatient episodes and that interventions to prevent future hospitalizations
                and other costs, when concentrated on the highest risk patients, can
                arguably end up saving the state money. For example, achieving a 20
                percent reduction in costs for patients with high-risk scores (90%) through
                an investment of $9,000 per patient per year could result in the state
                breaking even. Given that rental assistance is budgeted at about $650 per
                household per month, New York State would stand to save $1,200 per
                household per year by stabilizing those with unstable housing via housing
                subsidies focused on high cost Medicaid patients.
             k. Billings‘ research shows that the mean Medicaid cost for the top three
                percent of non-institutionalized children with disabilities in NYS (1,595
                children) was over $108,000 in 1999, or $173 million, accounting for over
                30 percent of the Medicaid costs for children.3
             l. This research concerning the top three percent of costs for non-
                institutionalized Medicaid patients found similarly extremely high mean
                Medicaid costs for disabled (non-HIV/AIDS) adults with Schizophrenia,
                Alcohol and Drug treatment utilization, and other disabilities that
                accounted for $745 million in treatment expenditures for just 6,686 non-
                elderly adults. The profile of these patients includes very high rates of
                chronic disease (69.3%), psychiatric conditions (47.8%), mental
                retardation (27.9%), and multiple hospitalizations (86%), along with heavy
                emergency department utilization – four visits – that did not result in
                hospitalization for the alcohol/drug patients. Notable for the Schizophrenia
                patients were an average of 4.5 hospitalizations per year, 3.3 additional
                emergency department visits not yielding hospitalization, and high rates of
                co-morbidity beyond chronic physical illnesses, including mental
                retardation/developmental disability (27.5%) and alcohol/drug diagnoses
             m. The last group in the top three percent of Medicaid costs analyzed for this
                research were non-institutionalized elderly patients of whom there were
                7,158 whose mean costs were between $82,723 and $92,753, and whose
                aggregate costs were $643.7 million, representing 22 to as much as 33.7
                percent of the costs for all non-institutionalized seniors. Seniors too, had
                extremely high rates of chronic disease (84-93%) and psychiatric
                disorders (49-57%).

  Health Affairs (Vol. 26, No. 6), Improving The Management Of Care For High-Cost Medicaid Patients, Evidence
from New York City that it is possible to predict future health care use of a costly population, by John Billings and
Tod Mijanovich.
  High Cost Medicaid Patients: An Analysis of New York City Medicaid High Cost Patients by John Billings (2004)
(downloadable at )
Improve Coordination

In order to promote better access to safe, affordable, appropriate housing, it is critical
that people with disabilities who have special housing needs, and the organizations
serving them, understand the availability of and how to access various housing

Memorandum to the Field
The MISCC Housing Task Force should prepare a memorandum to MISCC member
commissioners, housing-related public authorities, and all state and local health and
human services commissioners (social services, aging, mental hygiene, children and
youth, health, etc.) as well as their respective contract service agencies highlighting the
need for ―Improving Coordination and Delivery of Services to People with Disabilities.‖

This communication should include a link to the housing subsidy section of DHCR‘s new
housing locator database on the web, and ask that it be promoted through local
networks to help build awareness and improve access to subsidy programs. This memo
should emphasize the importance of coordinating regional meetings on the topic of
access to housing for people with disabilities, developing formal linkage agreements,
offering local service coordination training, and promotion of existing subsidy programs.
It should emphasize the value of helping seniors to age in place where possible, and the
availability of home modification assistance and assistive technology to help people
remain as independent as possible in the community, thereby reducing the need for
more expensive subsidies or long term care. In addition, the memo should publicize the
new MOU between DOH and DHCR regarding the Nursing Home Transition and
Diversion waiver rent subsidies, and describe the roles of the Section 8 Local
Administrators and the Regional Resource Development Specialists and Service

The memo should be issued by December 31, 2008 and should advise Commissioners
to include in their annual MISCC reports what each agency has accomplished in this
area, and what future plans each envisions for further improving coordination.

Non-MISCC authorities and agencies should be asked to report to the MISCC Housing
Task Force within one year of the memo as well; a simple survey should suffice.

Executive Order
The DHCR Commissioner should issue an Executive Order establishing a vacancy set-
aside program within certain state-aided developments for the benefit of low-income
people with disabilities who are in immediate need of accessible housing; who are
enrolled in the Nursing Home Transition and Diversion Waiver rent subsidy program,
the Traumatic Brain Injury Waiver, tenant-based Section 8, or any of the other
rental/housing assistance programs offered by MISCC agencies; and who choose to
apply for set-aside units.

Such order should be issued by December 31, 2008 and should be designed to target
1,000 new vacancies per year are made available to people with disabilities for the first
three years of the order, and that not more than 5 percent (10 percent with a waiver) of
the units in any one building to be made available to people with disabilities under the

Note that any subsidy holder with a disability could qualify, whether the assistance
derives from the new subsidy program we propose, or any other such subsidy already in
existence, and for which they qualify. The notion here is to help extend the value of both
state housing investments and the subsidies themselves. The program would not, unlike
a prior program for homeless families with children, require any Section 8 set-aside.

New Incentive Program Workgroup
To ensure that New York housing policy does not discriminate against people with
certain disabilities, most notably cognitive and psychiatric, it is important that there be
incentives and requirements that help people to access housing that include people with
all types disabilities. The MISCC Housing Task Force should form a new workgroup
with all of the MISCC agencies to formulate a new housing incentive and/or set-aside
requirement to accommodate the needs of people with disabilities whose needs are not
addressed by the current requirements and incentives. This workgroup should complete
its work by October 1, 2009.

Adding Partners to the Task Force
A significant number of persons with addictive, psychiatric, or chronic medical
conditions are now homeless, have experienced episodes of homelessness, or are at
high risk of becoming homeless. MISCC Housing Task Force efforts must coordinate
with the Office of Temporary and Disability Assistance (OTDA) at the state level and
through that agency with local Social Service Districts and in NYC with both the Human
Resources Administration (HRA) and the Department of Homeless Services (DHS).
This coordination should extend to the planning work of HUD‘s Homeless Continuum of
Care coalitions, which prioritize HUD Homeless grants for emergency, transitional, and
most relevant for our focus, permanent housing through full Fair Market rental

Monitoring Progress
The MISCC Housing Task Force should monitor and evaluate the outcomes of the
Memorandum of Understanding between DOH and DHCR regarding the new
administrative structure for the Nursing Home Transition and Diversion waiver rent
subsidies, and assess its potential to be replicated for other state housing subsidy

Assess Need

The MISCC Housing Task Force (or a sub-committee thereof) should work in
cooperation with analysts at the Department of Health to obtain an understanding of
how many Medicaid patients in NYS have high Medicaid costs for whom a housing
subsidy would arguably reduce those costs and allow for access to needed care in the
community. A specific look at the 3 percent of non-institutionalized patients with the
highest costs should be undertaken. Also, a special analysis of the age cohort of those
ages 17-21 will help in early identification of a group at risk of falling out of services and
into a pattern of housing instability for which subsidies may serve as a solution. A
separate analysis should examine data that DOH and OASAS are generating from the
Managed Addiction Treatment Services initiative which provides intensive case
management services to voluntarily participating high cost Medicaid-eligible recipients
of chemical dependence services.

A thorough analysis of the patient characteristics and likely needs should include both
data and a ―reality check‖ type of investigation that might entail personal interviews or
surveys, focus groups, or other means of determining both need and critical elements
for making a housing subsidy intervention that is well designed and effective.

An attempt should be made to obtain further analysis of the cohort of 33,000 individuals
targeted by the analyses prepared for the Health Department‘s Chronically Ill Medicaid
Patients initiative in order to find whether or not a housing subsidy might improve
outcomes for such patients, and produce greater savings for that particular project.

Some way of examining the foster care population should also be developed because
their records are not in the Medicaid Management Information System; their providers
receive a Medicaid per-diem, which we assume must have some actuarial basis in
utilization data of some sort that could be helpful.

It is expected that a proper analysis and collateral investigation will constitute a multi-
year effort and cost in the range of about $1 Million in total expenditures.

Another facet of needs assessment that would help agencies with planning and
promoting existing subsidy programs would entail a comprehensive analysis of the
utilization of existing subsidy programs relative to the need for them. Supplied with this
information, the Housing Task Force will be able to recommend expansion of the most
under-subscribed programs or adjustments to their design that might promote improved

For example, the $300 per month cap on the Foster Care Rent Subsidy programs
reportedly acts as a barrier to their utilization unless they can be paired with other
sources of subsidy or limitations on required rent contributions. An affordable change in
policy could help expand utilization of a program like this to help more families reunify
and bring their children home from expensive out-of-home placements.

This sort of analyses could arguably be accomplished within the means of the agencies
sponsoring the subsidy programs. It would require some coordination by the Housing
Task Force, and possibly some policy analysis from DHCR, or the help of a foundation
grant to foster the timely completion of the analysis.

Expand Existing Subsidy and Rent-Freeze Programs

Existing Subsidy Programs

The MISCC Housing Task Force should recommend to the MISCC and Governor
Paterson that the Executive Budget include funds to expand existing subsidy programs
as follows:

State                                   Present                                 Enrollment Target                        Net

Subsidy                                           Enrollment                    December 2010
DOH NHTD                                0                             1,500                              1,500
DOH TBI4                                1,100                         1,500                              400
OCFS Foster Care5                       3,892                         *                                  *
OMH Supported Housing                             12,200                                   at least 15,200
OMRDD (ISS)7                                      1,950                         *                                        *
OASAS Subsidies8                        294                           587                                      293
AIDS Institute9                                   79                            280                                      201
OTDA OSAH10                                       236                           236                                      0

Total                                   19,751                                  25,145

The anticipated expansion in the number subsidies available through existing state
programs is a critical component necessary to any comprehensive plan the MISCC‘s
comprehensive plan. The projected net increase of nearly 5,400 subsidies across all
agencies by December of 2010 should be maintained as a benchmark by which the
MISCC measures progress on this recommendation.

  Subsidy recipients only; does not include waiver participants without subsidies
  This includes 3,072 in NYC over one year (1,658 at any one point) and 820 in the rest of the state. No 2010 projection is
supplied because the cap on subsidies - $300 per month – serves to limit participation in the program.
  No additional funds need to be appropriated for this expansion.
  OMRDD is reviewing the ISS program and future needs; it does not have an enrollment projection for 2010.
  Includes NY/NY III (250 rising to 500) and Upstate Permanent Supportive Housing (44, rising to 87);
  Data includes NY/NY III units and about 30 units of supportive housing outside NYC.
   There are 1,059 additional units in 49 other eligible projects that do not receive OSAH subsidies, and another 886 units in nine
new projects under development, all of which can compete for $1.15 Million in subsidies in 2009. While this program is not
generally used as rental assistance, it can be used for such subsides as well as simply as an operating subsidy, and should be
considered for regular state budget increases to keep pace with the capital development pipeline for AIDS housing under contract
with HHAP. This is the only program that has come to our attention in which the necessary operating and rental subsidies for a
need funded on the capital side have not kept pace with the rate of expansion in capacity
Existing Rent Freeze Programs
The Disability Rent Increase Exemption Program (DRIE) ( ) and Senior
Citizen Rent Increase Exemption Program (SCRIE)
( ) presently serve about 4,000 non-
seniors with disabilities and 44,000 senior households (with and without disabilities),
respectively, in New York City. Each program serves tenants and certain co-op owners
with low incomes, who live in rent-regulated housing, and pay more than one-third of
their incomes for housing. Hundreds more participate in these programs in well over a
dozen other localities, mostly on Long Island and in Westchester. Tenants who qualify
for the program are exempt from paying future increases in their rent. Localities opt into
this program and compensate owners for the foregone rent through refundable real
property tax abatements. Both programs are under-subscribed (with participation rates
of 20 percent and 37 percent, respectively) and should be expanded by raising the
income limits, deducting income from select sources such as Veteran‘s benefits, and
lowering the rent burden requirement from one-third to 30 percent of income. In
addition, these programs should be promoted through private and public means to
achieve better participation rates.

This model of allowing localities to opt in to a program that freezes rents for vulnerable
groups and then makes the landlords whole in the amount of the foregone rent through
tax abatements, could be adapted to include other types of state-assisted housing.

Further, the state could undertake an abatement program of its own that could serve the
purpose of expanding housing opportunities for low income people with disabilities who
don‘t have access to subsidies and who need help because of high rent burdens. Even
a voluntary abatement program could serve an important segment of the unmet need
for subsidies.

The MISCC Housing Task Force should recommend to the MISCC and Governor
Paterson that the Executive Budget include $1 million in initial funding to establish a
new state tax abatement rent-freeze program for low-income people with disabilities
who have high housing costs, and/or to expand SCRIE and DRIE by helping to cover
the costs of including more participants by raising the income limits, expanding the
types of eligible housing, reducing the rent burden amounts to 30 percent of income,
and deducting certain sources of income and medical expenses from income in the
income-limit calculation.

In addition, the state should support efforts to expand enrollment in DRIE and SCRIE
through at least one outreach and education contract of not less than $250,000 to be
issued by RFP. Contract activities would be designed to publicize these programs, and
to provide training and support to encourage community-based organizations to help
their clients apply.

By 2010 New York should spend at least $10 million per year in tax-expenditures or
incentives to utilize this highly cost-efficient strategy.

Develop New Housing Subsidy Programs

New Deep Subsidy Program
The MISCC Housing Task Force should recommend to the MISCC and Governor
Paterson that the Executive Budget include funds to establish a new generic housing
subsidy program for people with disabilities that have high Medicaid costs, and for
whom a housing subsidy would arguably reduce those costs and allow for access to
needed care in the community.

This recommendation should be based upon the results of the needs assessment
outlined above, and should be made for the 2010-2011 State Fiscal Year. This
recommendation should be accompanied by a fiscal analysis that illustrates potential
cost savings associated with the use of the subsidy; identify eligibility criteria and
operational structures for the program; identify how much it would cost to provide the
subsidy to all eligible persons within a three-year period of its inception. The top 3
percent of High Cost Medicaid patients, or the a subset of the 33,000 individuals
targeted by the analyses prepared for the Chronically Ill Medicaid Patients initiative are
considered to be sensible target populations to start.

The program should be housed at DHCR and pegged to Fair Market Rents to facilitate
the transition of individuals and families from this subsidy to federally funded Section 8
subsidies over time. Budgeting for the subsidy should assure that an average subsidy
amount (within the wider geographic ranges) be calculated @ $650 per household per
month, indexed for inflation based on historical rates of increase in the HUD Fair Market
Rent levels for New York State. To fund 1000 subsidies in the first full year of program
operation would cost $7.8 million, plus about $600,000 in administrative costs.

Although the phasing in of any new program takes time, it should probably be funded at
$4.2 million to start, assuming a mid-year enrollment start and some up front
administrative expenses. The first three years of the program should make at least
3,000 subsidies available to low income people with disabilities who have an immediate
need for housing assistance.

A rough projection of future costs involved with a steady expansion of the program
would require appropriations of $17.6 million in year 2 and $27.7 million in year three
with an enrollment of 3,000 households. It is the fervent belief of the workgroup that a
substantial portion of this cost will be offset by reduced expenditures in Medicaid
because research evidence points to housing instability in the target population. Further,
this population is not unlike the population targeted by the NY/NY Agreements, for
whom supportive housing (usually more costly than the subsidies contemplated here)
has been shown to be no more expensive than not addressing the housing need and
allowing that target population to continue cycling through hospitals, shelters, and jail.

In addition, while it should initially target the High Cost Medicaid patient group, the new
subsidy can be considered for expansion to other subsets of people with disabilities in
the future, when the economy has returned to a more stable status.

New Shallow Subsidy Demonstration Program
The MISCC Housing Task Force should recommend to the MISCC and Governor
Paterson that the Executive Budget include funds to establish a new DHCR project-
based shallow subsidy demonstration program to help support people with disabilities
who are priced out of state-aided housing developments. The program should target
SSI and SSD recipient households that are on local Section 8 waiting lists as a way to
help this new subsidy work as a bridge to Section 8. An initial appropriation of $2.4
million would provide sufficient funds to help 1,000 households move into affordable,
and possibly adapted units in developments that presently exclude people with incomes
below a certain threshold. ―Deep rent skewing‖ provides the opportunity to make this
work on Tax Credit projects, but it will be important to determine how to classify and
design this subsidy so that it comports with certain Federal Low Income Housing Tax
Credit regulations.

Develop a Housing Application Assistance Demonstration Program

The MISCC Housing Task Force should recommend to the MISCC and Governor
Paterson that the Executive Budget include funds to establish a new state-funded
Housing Application Assistance Demonstration Program and associated evaluation with
an initial appropriation of $2 million.

These funds would be used to support 4 or 5 geographically dispersed projects, as well
as a program evaluation, to be made available by competitive Requests for Proposals.
Each project would be designed to provide housing application assistance and
placement services specifically for people with various disabilities, and for all of the
various housing subsidies and programs for which they may qualify. The program would
call for local collaboration, formal linkages (but not consortium proposals), and a
performance-based approach that assures that the services deliver not just completed
applications, but actual housing placements measured in units occupied by applicants
with disabilities. As with any contract for state services, no duplication of services
already required and reimbursed under other funding streams would be permitted.

Entities with demonstrated experience and a track record of success in helping people
with disabilities to secure the housing of their choice and that is suitable for their needs
should be invited to compete for funding via a Request for Proposals that should be
administered by DHCR in consultation with members of the MISCC Housing Task

Eligible applicants should include, but not be limited to: Independent Living Centers,
Neighborhood and Rural Preservation groups, Supportive Housing sponsors, OMH and
OMRDD rehabilitation providers, Community Action Agencies, Catholic Charities
offices, and others with a track record of successful housing placements for people with
disabilities. Awards should include at least one project in a rural community, one in a
suburban community, one in a large upstate city, one in New York City, and one of them
possibly located in a neighborhood with a large concentration of people with limited
English Language proficiency.

A study or evaluation component might be funded through an outside source like the
Robert Wood Johnson Foundation or the New York State Health Foundation.

Summary and Conclusion

The members of the MISCC Housing Task Force Housing Subsidy Workgroup are
pleased to submit these recommendations in support of new and expanded housing
subsidy resources for people with disabilities in New York State.

Taken together, our recommendations would generate about 8,894 new state housing
subsidies within existing and new programs for people with disabilities by December 31,
2010, and 12,644 such subsidies when fully implemented in the 2012-2013 State fiscal
year (including units made available to subsidy holders in state regulated housing
development), raising the total inventory of housing subsidy opportunities for people
with disabilities to 32,395.11

The investments recommended here constitute a reasonable array of administrative and
direct assistance expenditures with modest initial outlays of about $3.8 million for one-
time administrative, analytical, evaluation and demonstration project costs and $7.6
million in direct subsidy costs for the first year. Ongoing annual subsidy costs for the
three new initiatives (deep subsidy, shallow subsidy, and tax abatement expansion) are
recommended at $40 million for the 2012-2013 state fiscal year.

Our recommendations will also serve to increase the number of people with disabilities
in New York State who transition to federally funded Section 8 housing vouchers;
access state-assisted affordable housing; benefit from improved local coordination; and
qualify for at least one type of state housing subsidy.

We hope that the MISCC and Governor Paterson adopt these recommendations and
act swiftly to implement them.

   Figure does not include any projected increase in “rent-freeze” program participation, but initial costs for new
enrollment in DRIE and SCRIE are presently about $22 per person per month, or about $264 per person for year
one. According to an analysis of NYC Housing data, there are 25,994 non-senior households receiving SSI/SSD
living in rent-regulated housing and paying more than a third of income for rent. It is strongly advised that these
households be included in DRIE as quickly as possible to help keep them stably and affordably housed on their fixed
incomes. Military veterans in receipt of Veterans Disability Compensation should also be categorically included in
DRIE – the present statute excludes those with 100 percent disability ratings because their incomes are marginally
above the program’s income limit.

Center for Health Care Strategies ( )

Disability Rent Increase Exemption Program (DRIE) ( )

High Cost Medicaid Patients: An Analysis of New York City Medicaid High Cost Patients
by John Billings (2004) (downloadable at
stories_show.htm?doc_id=215780 )

Improving The Management Of Care For High-Cost Medicaid Patients, Evidence from
New York City that it is possible to predict future health care use of a costly population,
by John Billings and Tod Mijanovich associate professor and senior research scientist,
respectively, at the NYU Robert F. Wagner Graduate School of Public Service. Health
Affairs (Vol. 26, No. 6)

MDS Q1a Report, Centers for Medicare and Medicaid Services. The ―MDS Q1a report
summarizes, by state and county, percentages of (nursing home) residents that
answered "yes" to Q1a: Residents expresses/indicates preference to return to the
community.‖ The following are links to the main database, state-by-state data, and
county-by-county data for NYS, second quarter, 2008:

NYS Department of Health Chronically Ill Medicaid Patients initiative (
21_health_department_seeks_proposals_to_improve_care_of_chronically_ill.htm ).
The RFP and associated attachments can be found at .

Senior Citizen Rent Increase Exemption Program (SCRIE)
( )

                                      Appendix A

               MISCC Housing Task Force Housing Subsidy Workgroup

The MISCC Housing Task Force Housing Subsidy Workgroup is chaired by Mike
Newman (Office of Mental Health) and coordinated by Shelly Nortz (Coalition for the


John Broderick, Supportive Housing Network of New York
Doug Cooper, Association for Community Living
Denise A. Figueroa, Independent Living Center of the Hudson Valley
Millie Figueroa, Office of Alcoholism and Substance Abuse Services
Maureen Freehill, Division of Housing and Community Renewal
Lucinda Grant-Griffin, Office of Mental Retardation and Developmental Disabilities
Charlie Hammerman The Disability Opportunity Fund
Ken Harris, New York Association of Homes & Services for the Aging
Anne Hill, New York Association of Homes & Services for the Aging
Steven Hochberg, The Disability Opportunity Fund
Lisa Irizarry, Division of Housing and Community Renewal
Ann Marie LaVallo, Office of Mental Health
Carl Letson, Office of Mental Retardation and Developmental Disabilities
Donna Mackey, Office of Mental Retardation and Developmental Disabilities
Nancy Martinez, Office of Children and Family Services
Bob Melby, Commission on Quality of Care and Advocacy for Persons with Disabilities
Jane Muthumbi, Developmental Disabilities Planning Council
Bll Panepinto, Office of Alcoholism and Substance Abuse Services
Jeanette Santos, Department of Health
Kyle Sapkiewicz, Office of Mental Retardation and Developmental Disabilities
Leah Sauer, Department of Health
Linda Reese, Department of Health
Nick Rose, Developmental Disabilities Planning Council
Laura Turnblum, Malkin & Ross
Cheryl G. Udell, Department of Health).

In addition, Emil Slane from the Office of Mental Health made a very informative
presentation to the group. Scott Edwards and Brett Hebner from the Office of
Temporary and Disability Assistance provided helpful information, as did Joseph
Losowski from the AIDS Institute at the Department of Health.

Deborah VanAmerongen, Commissioner
NYS Division of Housing and Community Renewal
Hampton Plaza
38-40 State Street
Albany, NY 12207

                                                                        August 22, 2008

Dear Commissioner VanAmerongen:

I write to submit to you the report of the MISCC Housing Task Force Housing Subsidy

It pleases me to inform you that the workgroup has successfully prepared a set of five
recommendations for consideration by the MISCC Housing Task Force.

Thank you for allowing me to chair this group, and for your favorable consideration of
our ideas.

Please feel free to contact me, or Shelly Nortz should you have any questions or need
any additional information.

Very truly yours,

Mike Newman, Chair
Housing Subsidy Workgroup of the MISCC Housing Task Force

Rental assistance programs

       Section 8     Housing choice vouchers
                     Project based vouchers

                     Mainstream vouchers

The Section 8 rental assistance program (which changes its name from time to time) is
the main source of rental assistance in the country. The tenant is required to pay 30% of
his or her income for rent while the remaining 70% is paid to the landlord by the Section
8 administering agency. It is generally administered by a Public Housing Authority
(PHA) or a non-profit agency like Rural Opportunities. The NYS Division of Housing and
Community Renewal funds a number of nonprofit agencies to administer Section 8 in
additional areas not served by a PHA. In many cases there are long or closed waiting
lists for these rent subsidies. New opportunities for Section 8 subsidies occur based
upon new funding rounds. It is important to develop a close relationship with the
administrating agency to take advantage of these subsidies and assure your customers
have applications of file with the agency or PHA

Home Choice vouchers are portable and can be used to assist one to pay for an
apartment anywhere in the community

Project based rental assistance is attached to a building funded with the assistance of
Section 8 contract. This subsidy is not portable and stays with the tenant of a particular

The Mainstream program is targeted to persons with disabilities. Many PHAs do not
apply for these funds. Working with the agency may help provide the incentive for your
local PHA or administrating agencies to seek these funds. In Rochester the Center
assists the Rochester Housing Authority create the eligible applicant list for the
Mainstream subsidies. It pays to work closely with your local Section 8 administering

In some areas Section 8 can be used to assist with mortgage payments in home
ownership situations.

       Section 811

This program is targeted for person with disabilities. It can be a rental subsidy, but is
generally used as a building subsidy to construct affordable, accessible apartments. It
is an underutilized funding source. It can be used to build large apartment buildings
or small scattered site buildings. You will have to work with an experienced HUD
developer, architect and builder. An ILC cannot own or operate one of these projects,
but can work with another nonprofit housing developer to manage it.
The 2008 Section 811 awards can be found at:
157.pdf HUD 811 202 awards 2008

       USDA’s Rural Housing Services

The US Department of Agriculture‘s rural Housing Services funds a number of housing
and community improvement programs. Their programs include project based rental
subsidies, funding for the construction of affordable apartments, moderate rehabilitation
of owner occupied housing, home ownership mortgages, community facilities, and
migrant worker housing. Nonprofit housing corporations and municipalities are funding
recipients. There are Rural Housing Services offices throughout New York State See for more information. For affordable rural
apartment rentals see:

For more information go to Schedule
a meeting with your local RHS office and work with them to access or develop
affordable, accessible housing with their funding sources.

       Rural Housing Programs

Provides a number of homeownership opportunities to rural Americans, as well as
programs for home renovation and repair. The Rural Housing Service also finances
multi-unit buildings to provide affordable housing for elderly, disabled, or low-income
rural residents.

       Community Facilities Programs

Provides loans, loan guarantees and grants for constructing, enlarging, or improving
community facilities for health care, public safety, and a wide variety of public services
in rural areas.

       Rural Business-Cooperative Programs

Supports economic and business development in rural communities. Financial
assistance is offered in the form of grants, loans and loan guarantees. Non-financial
assistance is offered in cooperative development and technical assistance to
entrepreneurs and development organizations.

       Rural Utilities Programs

Provides rural businesses and households with modern telecommunications, electric
power and water and wastewater service. This includes bringing the information
"superhighway" to rural America; guaranteeing affordable, more reliable electric power;

and delivering safe, clean drinking water with environmental sound wastewater disposal
to rural areas.

       Community Development Programs

Administers technical and community-building assistance to communities within USDA
Rural Development's REAP Zone and Champion Community programs.

NYS Office of Mental Health

According to the Office of Mental Health‘s website ( the housing
opportunities offered to persons with mental illness include:

      Apartment rental assistance with flexible supportive services
      Single room occupancy (SRO) housing with private living units and 24-hour staffing to
       provide on-site supportive services and coordinate with community based services
      Group homes
      Transitional housing with shared living areas, 24-hour staffing, and individualized
       rehabilitative services
      Housing in family settings (family care)
      Home ownership mortgage program
      New York, New York III Supportive Housing Program

OMH is developing approximately 1000 new housing opportunities each year through 2016.
Working with your OMH regional office and local mental health provider agencies will provide
housing opportunities for your and your customers

       Office of Mental Retardation and Developmental Disabilities

According to the OMRDD website (

“RESIDENTIAL SERVICE OPTIONS...are programs licensed by OMRDD to provide housing
and services and, when appropriate, overnight supports to individuals living in group homes
ranging in size up to 14 individuals. These community residential programs are operated by
either OMRDD or not-for- profit provider agencies whose programs are certified by OMRDD

                  o   Individualized Residential Alternatives (IRA) ... are certified homes for
                      1-14 persons which provide room, board and individualized protective
                   o   Community Residences (CR)... provide semi-independent living. There
                       are two types of CRs: 1) Supervised: which provide housing with staffing
                       available 24 hours; and 2) Supportive: which are limited to 3 people, with
                       staff support varying according to individual need.
                   o   Intermediate Care Facilities (ICF)... provide a residential treatment
                       option in the community for persons with specified medical and/or
                       behavioral needs. ICFs provide 24-hour-on-site assistance and training,
                       intensive clinical and direct care services, professionally developed and
                       supervised activities, and a variety of therapies. ICFs are designed for
                       individuals whose disability severely limits their ability to be independent
                   o   Family Care... is a licensed residential program which provides a family
                       living experience through a structured and stable home environment,
                       including the support, guidance and companionship found within a family
                       unit. Family Care providers are home owners who receive a monthly
                       stipend to provide services within their home.
                   o   Non-Certified Housing Options... include services that assist persons
                       with developmental disabilities to locate, lease or buy, and access
                       residential arrangements which are alternatives to traditional congregate
                       living situations. Among these types of living arrangements are shared or
                       matched home sharing, independent living, rental subsidies and low
                       income home ownership programs.”

OMRDD‘s Individual Support Services program assists one to live as independantly as possible.
It is often used for assist in subsidizing rental and other housing related costs. It is sometimes a
crutial aspect of the Home of Your Own Program for home owership.

OMRDD is now using the Home of Your Own mortgage product from the State of New York
Mortgage Agency to assist families with a member with a disability and direct care staff obtain a
low interest mortgage.

       Department of Health
              Traumatic Brain Injury program
This is a specialized Medicaid Waiver program including housing supports

The DOH website for the TBI program is:

Traumatic Brain Injury Waiver

      “For individuals with Traumatic Brain Injury” (HCBS/TBI)
      One component of a comprehensive strategy developed by the NYS Department
       of Health to prevent unnecessary entrances into nursing homes and to help
       individuals leave nursing homes to live in the community
      Provides 11 Medicaid-funded services needed to assist participants to live in
       community-based settings and achieve maximum independence; services are
       used in combination with existing Medicaid services
      Participants may be eligible for rent subsidies and housing supports and limited
       one-time payment for furniture and household supplies.
      Each recipient must be given the choice of living in the community or in a nursing
       facility, and – if choosing the community – a living arrangement that can meet his
       or her needs.

Who is eligible?

An individual who is:

      diagnosed with TBI or a related condition,
      eligible for nursing facility level of care,
      enrolled in the Medicaid program, and
      between 18 and 64 years of age, and injured after the age of 18.

A Regional Resource Development Specialist (RRDS) educates the individual about the
waiver program, helps the applicant select a service coordinator, and approves all
service plans. A service coordinator compiles all documentation needed to establish
eligibility, and in conjunction with the individual develops a Service Plan which describes
his/her interests, strengths, and goals.

Providers of TBI Waiver services must demonstrate to the RRDS that they meet
program qualifications, which include assessments of character, competence, and
ability to deliver services according to the Waiver's standards. Each waiver participant
has an individualized service plan which the RRDS reviews every six months to ensure
the health and welfare of the participant, and to ensure that all necessary services are
provided. The NYS Department of Health oversees the program.

Money Follows the Person Federal Rebalancing Demonstration Grant Summary

In January 2007, the federal Centers of Medicare and Medicaid Services (CMS)
approved New York's application to participate in the Money Follows the Person Federal
Rebalancing Demonstration Program (MFP). The demonstration grant will provide
enhanced Federal Medical Assistance Percentage (FMAP) reimbursement for select
services to persons who transition to community based care after having been in a
nursing home for more than six months.

The additional FMAP revenue for the State is anticipated to reach up to $27 million over
five years beginning in January 2008 when identified

participants are expected to begin to receive services in the community through the new
Nursing Home Transition and Diversion (NHTD) waiver program. The $27 million is a
projected amount based on the assumption that the State will transition 2800 individuals
from nursing homes back into the community.

The MFP grants are intended to assist states in building infrastructures that will result in
effective and enduring improvements in community-based long-term care and support
systems for people with disabilities of all ages. Accordingly, the additional FMAP
revenue is to be used to offset the cost of projects designed to rebalance the states'
community based care system.

New York will use the enhanced reimbursement for several purposes identified in close
cooperation with stakeholder advisors as necessary to improve access to long term
community integrated care and services.

The planned initiatives include:

      establishment of a Housing Taskforce, composed of the representatives of key
       State agencies and other stakeholders, to address housing related barriers to
       community reintegration;
      communication with nursing home residents regarding community transition
      coordinated efforts with the DOH Discharge Planning Work Group, the Point of
       Entry program and advocates to avoid unnecessary acute care discharges to
       nursing home settings;
      establishment of OMH and OMRDD procedures to assure that individuals with
       mental illness or developmental disabilities are provided information regarding
       community based options; and
      provision of assistive devices on a loan basis

New York State Office of Temporary and Disability Assistance (OTDA)
OTDA, formerly the State department of Social Services, funds a number of housing
programs noted below. More information can be found at:

       Programs Addressing Homelessness and At-Risk Populations

The Office of Temporary and Disability Assistance administers an array of programs to
address homelessness in New York State. These range from programs to prevent
homelessness to the actual construction of housing for homeless persons. Several
programs administered by the Bureau of Housing Services provide essential services to
homeless persons to stabilize their housing situation and increase levels of self-

Learn about Homeless Services from the topics below:

                               Homeless Housing and Assistance Program (HHAP)
                               Homelessness Intervention Program (HIP)
                               Supplemental Homelessness Intervention Program
                               Single Room Occupancy Support Services Program
                               Supported Housing for Families and Young Adults
                               Emergency Shelter Grants Program (ESGP)
                               Housing Opportunities for Persons with AIDS (HOPWA)
                               Operational Support for AIDS Housing (OSAH)
                               Asset Management Unit (AMU)

Homeless Housing and Assistance Program (HHAP)

HHAP provides capital grants and loans to not-for-profit corporations, charitable and
religious organizations, municipalities and public corporations to acquire, construct or
rehabilitate housing for persons who are homeless and are unable to secure adequate
housing without special assistance.

The program provides capital funding for the development of a broad range of housing
options for the diverse homeless population in the state's urban, suburban and rural
areas. HHAP was the first program in the country to target substantial financial
resources for the development of homeless housing. Today, it remains one of the few
programs nationally to focus not only on the provision of housing itself, but also on the
delivery of appropriate support services to project tenants.

The statute governing the program defines a "homeless person" as an undomiciled
person who is unable to secure permanent and stable housing without special
assistance. Families, single persons, youth, the elderly, as well as a range of special
needs groups such as the mentally disabled, victims of domestic violence, and persons
with AIDS have all been assisted at projects financed by HHAP.

Program funds are awarded through an annual competitive Request for Proposals
process. Applicants and awardees represent a broad range of not-for-profit and
charitable organizations, generally with experience either in housing development or
management, or in the provision of social services. Project sponsors include small,
community-based organizations as well as larger agencies with a more regional focus.
A relatively small number of grants have also been made to municipalities.

Over the history of HHAP there have been priority homeless sub-populations based on
a determination of need. Priorities have included supported housing for homeless single
persons and families; the homeless mentally disabled; homeless persons with Human
Immunodeficiency Virus (HIV) and/or Acquired Immune Deficiency Syndrome (AIDS);
adolescents aging out of foster care and parenting teens; domestic violence victims and
their families; elderly; veterans; and persons leaving correctional facilities.

Since the inception of the program in 1983 through State Fiscal Year 2006-07, the State
has appropriated $632 million to provide housing for over 22,000 persons. More than
seventy-seven percent of the beds funded under the program provide permanent
housing for homeless families and individuals, and the remainder provides housing in a
transitional setting (generally over 30 days) or on an emergency basis (30 days or less).
HHAP grants have been made to sponsors in 55 counties throughout the state over the
life of the program.

HHAP also has a strong commitment to the development of housing for persons with
AIDS and their families. Specifically, over $95 million has been committed for the
development of AIDS housing, yielding 1,270 units.

Services Program Unit

Homelessness Intervention Program (HIP)

The HIP issues grants to eligible local social services districts, charitable & religious
organizations and/or not-for profit corporations that provide services to single individuals
and/or families who are homeless or at risk of being homeless. These services are
comprehensive supportive services designed to stabilize households by helping them to
avoid homelessness, and for those who are currently homeless by facilitating the
transition from homelessness to permanent housing. The HIP is a performance based

contract that allows for various payment points with the goal of keeping the
individual/household in stable housing for a minimum of 270 days.

With an annual appropriation of $5.25 million including $250,000 set aside for
administration, there are 3,169 households currently engaged by the 40 statewide HIP
contractors and are at various points of achieving housing stability. An additional 421
New York City households have been engaged to achieve housing stability through 3
contracts awarded from the NYC DHS.

Supplemental Homelessness Intervention Program (SHIP)

The SHIP provides the same services as the HIP; however, this program is specifically
targeted to families. These services are comprehensive supportive services designed to
stabilize households by helping them to avoid homelessness and for those who are
currently homeless by facilitating the transition from homelessness to permanent
housing. Eligible households to be served under this program are limited to families
including non- custodial parents whose incomes do not exceed 200 percent of the
Federal poverty level, who are eligible for TANF. The program is funded with $4 million
TANF monies appropriated in State Fiscal Year 2006/07.

There have been over 5,617 households engaged by the 28 statewide SHIP contractors
and are at various stages of achieving housing stability.

Single Room Occupancy Support Services Program (SRO)

The SRO Program provides grants for the provision of support services to low-income
tenants in Single Room Occupancy housing operated by not-for-profit, charitable and
faith based agencies. The purpose of the program is to assist in the preservation of
existing SRO dwellings and to prevent homelessness and institutionalization of low-
income, mentally ill and other single adult populations with special needs.

Grants are awarded on a per-unit/per-month funding formula determined by OTDA and
are dependent on available funds. The maximum funding level is $180 per unit per
month for providers. The 2005-06 Budget includes a $15.1 million General Fund
appropriation for this program.

The SRO program currently funds 52 contracts that support 11,090 SRO units
statewide, with 8,400 of those in units in NYC.

Supported Housing for Families and Young Adults (SHFYA)

The Supported Housing for Families and Young Adults Program (SHFYA) provides a
funding opportunity to not-for-profits for comprehensive support services designed to
stabilize, enhance employability, and/or enhance self-sufficiency for those residents of
supported housing who are formerly homeless, at-risk of homelessness, and/or at risk
of exceeding or have exceeded the TANF time limits.
The eligible population must be families and/or young adults (age 18-25) who are
eligible for benefits under the State TANF Plan, whose incomes do not exceed 200
percent of the federal poverty level and, unless in receipt of public assistance, whose
participation in such a program would not constitute "assistance" under the Federal
TANF regulations.

The SHFYA Program currently has 26 contracts that support, 767 family units of
housing and 108 beds for young adults funded with $2.5 million of the $5 million TANF
appropriation. Plans are underway to competitively bid the $2.5 million increase in the
appropriation from the 2006-2007 budget.

Emergency Shelter Grants Program (ESGP)

The Emergency Shelter Grants Program is funded by the U.S. Department of Housing
and Urban Development and administered by OTDA. ESGP provides funds for essential
support services, maintenance and operations, rehabilitation/ renovation and preventive
services for emergency and transitional housing programs.

In Federal Fiscal Year 2006 (October 1, 2006 - September 30, 2007), the OTDA
received approximately $3.2 million in ESGP funds to be distributed to not-for-profit
corporations and charitable organizations, including faith based organizations
throughout New York State. These funds were made available through a competitive
Request for Proposal in February, 2006. 33 contracts were awarded in August 2006.
Contracts were to commence on or about October 1, 2006. ESGP funds will provide the
payment of certain operational costs and social services expenses relating to homeless
shelters, as well as homeless prevention activities.

The Federal Fiscal Year 2005 allocation from HUD was $3,239,762 and was awarded to
35 contracts. More than 30,730 individuals state-wide received ESGP services in FFY

Housing Opportunities for Persons with AIDS (HOPWA)

The purpose of the HOPWA program is to provide states and localities with the
resources and incentives to devise long-term comprehensive strategies for meeting the
housing and support services needs of low-income persons with AIDS and HIV-related
diseases. A broad range of housing-related activities may be funded under HOPWA,
including, but not limited to: project or tenant based rental assistance; supportive
services; short-term rent or mortgage payments to prevent homelessness; and technical
assistance in establishing/operating a community residence.

Through 13 contracts, long term and short term rental assistance is provided to a total
of 648 households. Approximately 1,129 HIV/AIDS clients and their families receive
housing assistance and support services annually through HOPWA. The Federal Fiscal
Year 2005-2006 allocation was $1,797,000.

Operational Support for AIDS Housing (OSAH)

The OSAH program provides operating funding to HHAP projects that house homeless
singles and families living with AIDS/HIV. The State Fiscal Year 05-06 allocation is
$1,179,000. These funds are utilized for costs associated with personnel, supplies,
utilities, consultants, travel, equipment, contractual obligations, maintenance needs and
rental subsidy. OSAH funds currently support the operations for 12 HHAP projects that
house homeless singles and families living with AIDS/HIV. In total, OSAH funds will help
serve approximately 400 individuals/families in over 200 units of housing. OSAH funds
are a critical component in the operating budgets of these projects. OSAH funded
programs also allow for recreational activities, tutoring for school aged children,
substance abuse counseling and greater awareness of how good nutrition improves
quality of life. Approximately 60% of the clients served by OSAH have transitioned to
permanent housing.

       Temporary Assistance for Needy Families

What is Temporary Assistance?

Temporary Assistance is temporary help for needy men, women and children. If you are
unable to work, can't find a job, or you job does not pay enough, TA may be able to help
                                                              you pay for your expenses.

How do I apply for Temporary Assistance?

If you live outside of New York City, call or visit your local department of social services
in the county where you live and ask for an application package. If you live in New York
City, call or visit your local Income Support (Welfare) Center, or Job Center. You must
fill out the application form and turn it in. You may turn in (file) the application the same
day you get it. You should also identify any emergency needs you may have at this
time. What is an Emergency?

An emergency is an urgent need or situation that has to be taken care of right away.
Some examples of an emergency are:

                                You are homeless
                                You have little or no food
                                Your landlord has told you that you must move or has
                                 given you eviction papers

                                You do not have fuel for heating in the cold weather
                                Your utilities are shut-off or are about to be shut-off, or
                                 you have a 72-hour disconnect notice
                                You or someone in your family has been beaten, abused
                                 or threatened with violence by a husband, wife, partner
                                 or other member of the household

What are the two major Temporary Assistance programs?

Family Assistance (FA)

Family Assistance (FA) provides cash assistance to needy families that include a minor
child living with a parent (including families where both parents are in the household) or
a caretaker relative. FA operates under federal Temporary Assistance for Needy
Families (TANF) guidelines.

Under FA, eligible adults are limited to receiving benefits for a total of 60 months in their
lifetime, including months of TANF-funded assistance granted in other states. Once this
limit is reached, that adult and all members of his or her FA household are ineligible to
receive any more FA benefits. The months need not be consecutive, but rather each
individual month in which TANF-funded benefits are received is included in the lifetime
count. The counting of this 60-month limit began in December 1996.

Parents and other adult relative who can work must be working or involved in work-like
activities after receiving FA benefits for two years, or sooner if the local department of
social services decides they can work earlier.

Parents are also responsible for cooperating with the local department of social services
in locating any absent parent. Non-cooperation without good cause could result in lower

Safety Net Assistance (SNA)

If you are not eligible for other assistance programs, you may be eligible for SNA. SNA
is for:

                                Single adults
                                Childless couples
                                Children living apart from any adult relative
                                Families of persons abusing drugs or alcohol
                                Families of persons refusing drug/alcohol screening,
                                 assessment or treatment

                               Persons who have exceeded the 60-month limit on
                               Aliens who are eligible for temporary assistance, but who
                                are not eligible for federal reimbursement

Generally, you can receive cash SNA for a maximum of two years in a lifetime. After
that, if you are eligible for SNA, it is provided in non-cash form, such as a two party
check or a voucher. In addition, non-cash SNA is provided for:

                               Families of persons abusing drugs or alcohol

          Families of persons refusing drug/alcohol screening, assessment or treatment

Are there certain individuals who are not eligible for Temporary Assistance?

Yes, workers must not grant Temporary Assistance benefits to individuals:

   Who are under the age of 18 and not married with a child over 12 weeks of age in
   their care, and who have not successfully completed high school or its equivalent.
   However, a person can satisfy the educational requirement if she is working towards
   a high school diploma or its equivalent, or participating in an alternative program
   approved by the worker.
   Who have been convicted in federal court of having made a fraudulent statement or
   representation with respect to their place of residence in order to receive Temporary
   Assistance from two or more states. The period of ineligibility is for ten years.
   Who are fleeing to avoid prosecution, or custody or confinement under the laws of
   the place from which the individual flees, for a crime or attempts to commit a crime.
   This is true if the crime is a felony under the laws of the place from which the
   individual flees. In the case of the State of New Jersey the crime, is a high
   misdemeanor under the laws of such state.
   Who are violating a condition of probation or parole imposed under federal or State

Who are illegal aliens, undocumented aliens or aliens with a temporary immigration

There is a 60-month limit on the receipt of Family Assistance benefits received under
Family Assistance (FA), the former Aid to Families with Dependent Children (ADC),
some Safety Net Assistance (SNA) or the Child Assistance Program (CAP).
Additionally, a payment for regular maintenance needs under the Emergency
Assistance to Families with Children (EAF) for the month of December 1996, or any
month thereafter, are included in the 60-month count. Participants in CAP are also
restricted to the 60-month lifetime limit.

Additionally, cash Temporary Assistance in New York State is limited to a cumulative
period of 60 months for any adult. No cash assistance (FA or SNA) benefit is granted to
a family that contains an adult who has received a combined total of 60-month benefits
under FA or cash SNA.”

Home Ownership

      Down payment and closing costs assistance

There are a number of programs/initiatives to assist with down payment and closing
costs for persons with limited incomes. Most down payment and closing costs
assistance programs and specialized first time mortgages require home buyer
counseling. This type of counseling is available from many of the neighborhood and
rural preservation companies funded by the NYS Division of Housing and Community
Renewal. These are neighborhood, municipal and county-wide organizations that assist
persons with low and moderate incomes to obtain decent and affordable housing.
Working with these organizations will be part of your housing strategy.

Home Investment Partnership Program

The Home Investment Partnership Program (HOME) can pay for down payment and

closing costs and/or moderate rehabilitation or first time home buyers. Up to $22,500

can be given to new home buyers in the form of a forgivable loan. If the person stays in

the home for the required number of years, the loan is forgiven. If the buyer sells during

the regulatory period they have to pay back a prorated share of the loan. Money flows

from the U.S. Department of Housing and Urban Development to states and

municipalities. The states in turn either administer the funds themselves or give grants

to local nonprofit housing agencies to work with the home buyers.

      To find out who in your area administers these funds, contact your municipal

government‘s housing or community development office, county planning or community

development office or New York State Division of Housing and Community Renewal

(DHCR) www.dhcr.state.ny.usor New York State Housing Finance Agency

                                            61 They will help identify where and when these funds are available.

Awards from DHCR and HFA are listed on their websites.

      Because these funds are predicated on the federal budget cycle, they are not

always available. The process of qualifying for the funds may either be on a ―first come,

first served basis‖ or by lottery. Some states award HOME funds to organizations that

serve persons with disabilities. All administering agency and nonprofit HOME recipients

are required by Section 504 of HUD regulation to set-aside 7 percent of the funds for

persons with disabilities. For more information on this program, see the Web site:

Community Development Block Grant-Small Cities Block Grants (CDBG/SCBG)

programs can be used to assist homeowners to purchase, rehabilitate and maintain

their homes. These federal funds from HUD are a yearly allocation to states and

municipalities for meeting local needs. Eligible projects include: community policing,

park maintenance, curb cuts, paving, and building new town facilities. The block grants

can also be used for down payment and closing costs assistance, moderate

rehabilitation for new owners and maintenance for existing low-and moderate-income

homeowners. As a real estate salesperson/broker, you should be aware of these funds

to assist low-and moderate-income purchasers in your the municipally. These funds

often show up in the form of city or county-based down payment assistance programs.

You can obtain more information from your city or county website, if that locale has

chosen to develop a down payment assistance program. It should also be noted that

most of these funds are limited to ―first time homebuyers,‖ meaning the borrower cannot

have owned his or her principle residence in the last three years. Consider asking staff

from the municipality to address one of your staff meetings so you and your colleagues

are current on the programs available.

The NYS DHCR also awards CDBG funds to local communities and the awards can be

found at: under funding

Federal Home Loan Bank

According to the New York Home Loan Bank website the following programs are
available to assist low-income individuals access affordable housing:

Housing Programs

 The HLB is committed to providing affordable housing opportunities to families and
communities. Our Affordable Housing Program ("AHP") along with our First Home
Clubsm ("FHC"), provide community-based organizations and families with much needed
funds to build housing units.

First Home Clubsm

The FHC is a first-time homebuyers program that provides grants of up to $5,000 to
help households earning 80% or less of the area median income overcome the financial
difficulties of purchasing a home.

Affordable Housing Program (AHP)

 Each year since 1990, the HLB has set aside 10% of its private earnings to support the
creation and preservation of housing for lower income families and individuals through
the Affordable Housing Program ("AHP"). AHP funds are awarded to members who
submit applications on behalf of project sponsors who are planning to purchase,
rehabilitate or construct affordable homes or apartments. Funds are awarded through a
competitive process which typically takes place twice a year.

AHP provides subsidized advances and grants to our members to help households
earning 80% or less of the area median income purchase or maintain their homes. It
also enables organizations to purchase, rehabilitate or construct apartment buildings in

which at least 20% of the units are affordable to households earning 50% or less of area
median income.

Benefits to Member (banks):

      Gain CRA credit for successful participation
      Strengthen the community you serve
      Build relationships with non-profit groups and businesses

Eligible Uses of AHP Funds:

Acquisition, construction, or rehabilitation of:

Rental Housing

      In which at least 20% of the project's occupants must earn 50% or less of the
       area median income

Owner-Occupied Housing

      In which households earn 80% or less of the area median income

Eligible projects may include:
      1-to-4 unit houses
                                                      Shelters
      Co-ops
                                                      Transitional housing
      Condos
                                                      Mutual housing associations
      Apartments
                                                      Group Homes
      Single-room occupancy facilities

Announcements of awardees for FHLB projects can be found on the above-noted
website. Projects funded include new construction of affordable apartments,
rehabilitation and first home club. The FHLB also funds community projects like new
offices for non-profit agencies.

Individual Development Accounts

An Individual Development Account (IDA) is a matched savings account that
community-based organizations and banks, including the local area agencies that
support people with disabilities, are increasingly using to help low income people build

assets to use toward homeownership, higher education or small business ownership.
First established under the Personal Responsibility and Work Opportunity Reconciliation
Act of 1996 (commonly referred to as welfare reform), IDAs encourage savings by
offering low income persons 1:1, 2:1, or more generous matches for their own regular
deposits. These matched savings accounts are similar to 401(k) plans and other
matched savings accounts but can serve a broad range of purposes.
        IDA programs are implemented by community-based organizations in partnership
with a financial institution that holds the deposits, and are funded by public and private
sources. Federal and state governments and/or private sector organizations and
individuals can match deposits for low-income families, and many IDA programs include
financial literacy training and counseling in financial planning. Financial institutions,
including community banks and credit unions, are currently running IDA programs, and
many other financial institutions are funding IDA programs and holding accounts. There
are over 500 IDA initiatives across the country and at least 10,000 people are currently
saving in IDAs. For more information on state-by-state policy on IDAs and funding
sources, see the Web site If you know your
client receives service from a local area agency, you can ask if they have an IDA
program when discussing down payment options.

Veterans Administration

The VA has mortgage and refinance options for veterans with lower interest rates and
more flexible underwriting criteria

Save money with a VA home loan! VA loans usually have lower interest rates than
conventional loans, and they do not require mortgage insurance. In addition to
saving money, there may be no down payment required for VA loans.


      Loans up to $417,000
      No down payment required when purchasing a home. A VA mortgage loan is
       guaranteed with no money down for any loan up to $417,000.
      Lower rates for bad credit. If you have bad credit, you would likely get a much
       lower rate with a VA loan than a conventional loan, and if you have improved
       your credit history within the past year, you may qualify for the same low interest
       rates available to people with good credit.
      No monthly mortgage insurance. Even with a loan-to-value ratio of 100%, no
       monthly mortgage insurance is required for a VA home loan.
      Often, VA mortgage loans are assumable.

      Adjustable rate mortgages. The VA has released a hybrid ARM product.
       Veterans now have a choice of either a fixed rate or an adjustable rate VA
      Limited closing costs. The government limits the amount of closing costs,
       appraisal fees and origination fees lenders can charge, saving you money.


Federal: Certain seriously disabled or blinded veterans may be eligible for a grant to
build or adapt their home to meet the wheelchair needs or other adaptations for the
veteran's disability.

State: Seriously disabled veterans who are eligible to receive federal funds to adapt
their homes are exempt from local property taxes, including school taxes and special

Filing Claims

We recommend any veteran or family member who is considering filing a claim with VA
for benefits should consult with their nearest New York State Veterans Counselor for

Housing Finance Agency

The New York State Housing Finance Agency (HFA) administers a number of low and
moderate income housing programs to assist in home ownership, moderate
rehabilitation, construction of apartments, condos, co-ops and town houses, and
provides assistance to landlords to purchase and maintain their properties. HFA has a
number of specialized corporations to complete it work. The Affordable Housing
Corporation (AHC) and the State of New York Mortgage Agency (SONYMA) are the
players in accessing mortgages and grants.

The following information from the HFA website is a partial listing of programs offered.
Go to this website for more information.

The New York State Affordable Housing Corporation (AHC) administers the Affordable
Home Ownership Development Program (AHOD Program) which provides grants to
governmental, not-for-profit and charitable groups to build, acquire/rehabilitate or
improve homes for low and moderate income families.

The Program has two primary goals:

      To promote home ownership among families of low and moderate income for
       whom there are few affordable home ownership alternatives in the private market

      To stimulate the development, stabilization and preservation of New York

Eligible Applicants
Grants are not made directly to individual homebuyers or homeowners, but to
government and non-government sponsors (Grantees) that develop affordable housing
or assist homeowners in funding necessary repairs. These Grantees are responsible, in
turn, for ensuring that the homebuyers or homeowners are income qualified and
otherwise eligible recipients of funds under the Program.

Eligible applicants include the following:

      Municipalities, including municipal housing authorities and housing development
       fund companies

      Not-for-profit corporations and charitable organizations that have affordable
       housing or home improvement as one of their primary purposes.

Affordable Housing Corporation creates homeownership opportunities for low and
moderate income families by providing grants that subsidize the cost of newly
constructed houses and the renovation of existing housing.

List of agencies that have received AHC grants go to:

State of New York Mortgage Agency

The State of New York Mortgage Agency (SONYMA) offers four mortgage programs to
assist you with the purchase of a home in New York State. Each program features a
below-market interest rate, low down payment requirements, no prepayment penalties,
and offers closing cost assistance. Each of these features are designed to make your
home purchase more affordable. All SONYMA loans are financed through the sale of
tax exempt bonds.

Low Interest Rate Program
SONYMA's standard mortgage program for a first-time homebuyer* purchasing a newly
constructed or existing home.

Remodel New York
First-time homebuyers* can buy an existing home and finance the cost of renovating it
with one below-market fixed rate mortgage.

Achieving the Dream
Features the lowest interest rate of all SONYMA programs. Available to lower income
first-time homebuyers.

Construction Incentive Program
First-time homebuyers* can use this program to buy a newly constructed home.
Features 100% financing with a stepped interest rate that is lower for the first 48

Homes for Veterans Program
A program specifically designed for military veterans. Allows a qualified veteran to apply
for any currently available SONYMA program with more favorable terms.

*You do NOT have to be a first time homebuyer to be eligible for this program if you are
buying a home in a Target Area.

Rent an HFA Financed Apartment

In buildings that have been financed by HFA, all or a portion of the rental apartment
units are set aside for people with lower incomes.

To apply for an affordable unit in an HFA financed building, you must contact the
building owner or their managing agent for specific eligibility requirements, the
availability of units, and to obtain an application to become a renter in their building.

For information about how to get an application for new HFA developments or existing
developments with open waiting lists go to:

To see a list of existing HFA developments that you can contact regarding applications
go to:

Please note that the best way to stay informed about the availability of rental units in
HFA financed buildings is to check this page frequently, and to check your local
newspapers for advertisements placed by the building owners.

SONYMA’s Mortgage Insurance Fund

MIF promotes the preservation and revitalization of communities across the State of
New York by providing insurance on mortgage loans that encourages investment of
capital by commercial and public lenders.

State of New York Mortgage Agency Home of Your Own Program

             SONYMA‘s Home of Your Own mortgage is for persons with
developmental disabilities or mental illness. It is a 40 year mortgage with a 4% interest
rate with $5000 for down payment and closing costs. Applicants need to contact
OMRDD at 518-4731973 or OMH at 518-474-5191.

Fannie Mae

Fannie Mae assists banks provide mortgages for first time home buyers. Their
HomeChoice/MyCommunity mortgages assist persons with disabilities become home
owners. Information from their website is listed below:;

MyCommunityMortgageTM is a flexible mortgage product for low- and moderate-
income borrowers.

Key Features

      No minimum borrower contribution.
      Up to a 40-year term.
      Options for lower initial monthly payments with a 5-year or 10-year interest-only
      Funds for down payment and closing costs can come from a wide range of
       sources, such as a gift from a family member; a gift, grant or loan from a
       nonprofit organization, municipality or employer; or the borrower's own funds.
      Loan-to-value ratios permitted up to 100 percent for 1-unit properties.
      Extra flexibility on credit histories, including consideration of nontraditional credit
      Extra flexibility on income sources including consideration of boarder income,
       even if boarders are not related to the borrower.
      Cash reserves at closing not required in most cases.
      Part-time and overtime income is considered.
      Purchase a single-family home (including a condo or co-op), a two-, three-, or
       four-family home to live in one unit and rent out the others (minimum 3 percent
       borrower contribution for two- to four-unit properties).

The following options for MyCommunityMortgage may provide additional flexibilities for
qualified borrowers:

      Community SolutionsTM for teachers, police, firefighters, and healthcare workers.
      Community HomeChoiceTM for borrowers with a disability or a family member
       with a disability.

To learn more, call 1-800-7FANNIE (1-800-732-6643) for information on participating
lenders in your area.

Local bank products

Many small local and regional banks may have specialized mortgage products for
persons with disabilities or first time home buyers. These incentives may be more
flexible underwriting criteria, no or reduced down payment requirements, reduced
closing costs or the rolling of down payment and closing costs into the mortgage. Check
with local lenders for the best product. Make sure you analyze and cost out all aspects
of the proposed mortgage and closing costs. It is the biggest financial decision most
people make in their life. Choose wisely.

Community Reinvestment Act

The Community Reinvestment Act (CRA), enacted by Congress in 1977, is intended to
encourage depository (banking) institutions to help meet the credit needs of the
communities in which they operate. In this section of the web site, you can find out more
about the regulation and its interpretation and information on CRA examinations.



In considering the topic of credit, oftentimes people with disabilities think that it is
something to worry about another day. However, that would be a mistake. Whether
you are looking to buy or rent housing, your credit score will be considered. Especially
in larger metropolitan areas where the potential landlord does not know you personally,
in order to get an idea of whether you will be a good (pay on time) tenant, it is likely that
they will look at your credit score. There is practically an inexhaustible supply of
information available throughout the Internet and you should have no difficulty with
getting answers beyond this handbook.

The Building Blocks of Credit
If you've ever applied for a job, rented an apartment, bought or leased a car, opened a
bank account, applied for a mortgage or been issued a credit card, you've participated
in the world of credit. Credit can be a positive force in every aspect of your life. To put
this power to work for you, however, it's essential that you understand your own credit
— and what your credit information says about you to the growing number of companies
that use credit information to make life impacting decisions about you. These
companies include lenders, insurance companies, employers and utility companies.

The objective is to help you better understand and, therefore, leverage your credit
history in order to get the most out of this essential force throughout your life.

Credit reports
Think of your credit report as your ―credit worthiness‖ report card: unique, personal, and
— for those with both access and expertise — revealing. Your credit report (a.k.a. credit
file, credit profile, or credit history) is a record of your past and current credit obligations
including your debts and payment history. In addition, it contains personal data such as
where you‘ve lived, any former names you‘ve gone by, and your employers.

Your credit reports — widely recognized as the official record of how you shop for and
manage credit obligations — are maintained by three national credit reporting agencies,
or credit bureaus: TransUnion, Equifax, and Experian. They include:

Your personal data — This includes your name (including previous names and any
variations of your name that are reported by your lenders), telephone number, address,

Social Security Number, birth date, and current employer. Typically, previous addresses
and employers are noted as well. This information, for the most part, is used for nothing
more than identification.

Your creditor history — Your credit reports contain a detailed record of your accounts
and payments to banks, credit unions, finance companies, mortgage companies, credit
card companies, retail stores, and a variety of other creditors. These ―trade lines‖ detail
your account and payment history, balances, credit limits, debt burden, and the age of
your accounts.

Inquiries or authorized credit checks — An ―inquiry‖ is a posting on your credit report
that occurs whenever it has been accessed. Each credit reporting agency is legally
obligated to maintain a complete record of all inquiries for, in most cases, 24 months.
This record can be as simple as who pulled your credit report and on what date.

Relevant public records and collections — Your credit report also includes credit
related public records including bankruptcies, judgments and tax liens. It also includes
any collection agency debts that you may have.

Your credit report does not include:

       Your level of education
       Your medical history
       Purchases paid by cash or check
       Your gender, national origin, race, or religion
       Your investments or brokerage accounts
       Your income
       Alimony commitments

Who sees your credit report?
Are your credit reports available to anyone who asks? Certainly they are not. Under
section 604 of the Fair Credit Reporting Act (FCRA), access to your credit reports is
limited to specific situations, which are referred to as "permissible purposes." They are:

       In response to a court order
       For the purposes of disclosure to the consumer
       As part of a legitimate business transaction which includes extending credit,
reviewing the credit report of an existing customer, and collecting a debt
       For employment screening purposes
       As part of the insurance underwriting process

       In connection with screening requirements of a consumer‘s eligibility for a license
granted by the government
       In response to a request by state or local child support enforcement authorities to
determine an individual‘s capacity to pay child support
       To determine the risk and valuation of loans for the purposes of investing or

Who decides what goes in your credit reports?
Many people are surprised to discover that the information on your credit reports doesn't
actually originate with the credit bureaus at all. In reality, the credit bureaus function
more like warehouses: they store data, which is reported to them from a variety of
sources including your mortgage and auto lenders, credit card issuers, student loan
companies, public record vendors, retail stores and finance companies. Each of these
―reporters‖ has either extended credit to you or has been hired by the credit bureaus to
collect and report any derogatory public record information that is in your name.
Consumers even have the ability to update their own credit reports by furnishing change
of employment or address information.

It's important to realize that having negative information on your credit reports doesn't
mean you're doomed forever. Despite late payments — or even bankruptcy — you can
still make credit your friend.

In general, account information, including late payments and other adverse information,
is kept on your credit reports for no longer than seven years. However, there are certain
exceptions to this rule:

       Chapter 7 bankruptcy information will remain on your credit reports for 10 years.
       Unpaid tax liens might, depending on where you live, remain on your credit
reports indefinitely.
       Certain states require that adverse credit information remain on your credit
reports no longer than 5 years.

What is a credit score and how is it calculated?
Credit scores are generated from models that read the data from your credit reports to
generate a three digit number ranging from 300 to 850. The resulting credit score is
designed to assess your level of credit risk by predicting whether or not you will pay
back credit obligations in a timely manner. Despite the fact that anyone can build a
credit scoring model, the industry standard is the ―FICO?‖ credit score named after the
company that invented it, The Fair I Corporation. Every consumer who has a credit
report most likely has three FICO credit scores, one per each credit bureau report.

The FICO scoring systems are installed at each of the three major credit reporting
agencies making it efficient for them to score their credit reports while they are being
sold and delivered to the entities requesting them. Creditors then use these scores to
determine whether or not they are going to grant credit and at what interest rates.
Insurance companies use these scores to determine whether or not they are going to
write homeowner and automobile policies for the applicant.

Note also that at any specific moment, the information at each of the three credit
bureaus is likely to differ, due to different reporting schedules. As a result, the FICO
scores generated from the three credit bureaus will also differ. Since lenders may
review your FICO score and credit report from any one or all three credit bureaus, it's a
good idea to verify that the information in all three credit reports is accurate so to ensure
a valid score.

If you find considering the issue of credit confusing, frustrating, or just plain nuts, you're
not alone. But you can always take comfort in the knowledge that things are getting
better. Consumers now have better access to their own credit reports and their FICO
scores. In fact, on December 1, 2004 the Fair and Accurate Credit Transactions Act
went into effect. This act calls for free disclosure of your credit report once per year from
each of the three credit reporting agencies.

Who sees your credit scores?
Until a few years ago, the short answer was: "Not you." Prior to 2001, FICO credit
scores were not available to consumers at all. In fact, the credit bureaus contractually
prohibited lenders from disclosing the scores to their applicants citing a potential lack of
―context‖ behind any score disclosure. However, as consumers became more aware of
the fact that someone other than their professors was grading them they pushed harder
and harder for a peek behind the mysterious formula that was used to calculate their
scores. So far, Fair Isaac has satisfied this demand to some degree by providing
consumers with access to and an explanation of their scores for a fee.

Who influences your credit scores?
The simple answer is ―You do.‖ The detailed answer, however, is much more complex.
It's important to realize that your credit scores are in constant flux, changing each time
information changes, is added to or deleted from your credit reports. Making a mortgage
payment, applying for a department store credit card and opening a new line of credit
will all trigger changes in your credit report and, as such, a change in your credit score.
A late payment or the closure of a credit card account will also have an immediate
impact to your credit score.

The following categories drive your FICO credit score:

       Your payment performance history (35%)
       Your current level of indebtedness (30%)
       The age of your credit history (15%)
       Your pursuit of new credit (10%)
       The type of accounts in your credit report (10%)

As you can see, payment performance and level of debt account for 65% of the points
in your FICO score. The remaining categories are worth fewer points but are still very
important especially for those who are aiming to earn the highest scores.

Be aware that under the Equal Credit Opportunity Act, credit scoring may not factor in
gender, martial status, national origin, race, or religion. Although disability is not
specifically included in the prohibited list of groups that can be discriminated against,
the Equal Credit Opportunity Act could be helpful. For more information take a look

And note that while credit scores are important, they're just a measurement of your
credit worthiness. Lenders will also consider your income or ―capacity‖ as well as other
factors when considering your application. For example, insurance companies will
typically consider previous insurance claims when evaluating an applicant.

Making friends with your credit
For decades, credit has been portrayed as a mysterious and frightening cloud hovering
above us all. One of the worst things about this malefic vision is that it seemed to leave
us powerless to shape our own futures and to attain our financial goals. By
understanding your credit — what it is, how it works, and who knows about and
influences it — you can get comfortable, even friendly with it. To be sure, friendship
requires time and effort as well as understanding. But you'll find that this relationship is
worth every bit of energy you invest in it. Nurture, respect, and protect your credit —
and, like a good friend, it will be there for you when you need it most.

Home repair programs

There are a number of emergency repair funding sources in your community. Access for
these funds may be from the municipality, county, Department of Social Services or a
local non-profit agency. Funds may be used for roof repair, new heating system, broken
water and sewage pipes, small plumbing, electrical, and plumbing repairs. Funding for
the repair programs may be from the DHCR RESTORE, Community Development
Block Grants, Small Cities Block Grants or other local funding revenues

The Small Cities/Community Development Program is a federally funded program
authorized by Title I of the Housing and Community Development Act of 1974. The

Office for Small Cities is New York State's administrative agency for the Small Cities
Program. The Small Cities Program provides grants to smaller communities to ensure
decent affordable housing for all, to provide services to the most vulnerable in our
communities, to create jobs and expand business opportunities for implementing a
variety of community and economic development activities directed toward
neighborhood revitalization and economic development, and to provide improved
community facilities and services.

The New York State Small Cities Program provides community development grants to
towns, villages and cities with a population under 50,000 and to counties with an
unincorporated population under 200,000. The Small Cities Program provides smaller
communities with the opportunity to make local decisions concerning community
development without duly increasing the local tax burden of their citizens

Under the Small Cities Program, approximately $50 million of funding is available
annually to eligible communities within New York State. The Office for Small Cities
publishes a Notice of Funding Availability in the early part of each year inviting eligible
communities to submit applications for funding in its annual competitive round for
community development activities in the categories of Housing (rehabilitation,
homeownership or construction of new affordable housing), Public Facilities
(infrastructure or service-related projects) and MicroEnterprise. On a continuous year-
round basis, the Office for Small Cities invites eligible communities to submit requests
for Economic Development projects. In late summer of each year, the Office for Small
Cities invites applications for Strategic Planning Technical Assistance Grants.

Towns, villages and cities can receive a maximum of $400,000 and counties and joint
applications can receive $600,000 for Housing and Public Facilities grants. All
applicants can receive a maximum of $400,000 for MicroEnterprise grants and
$650,000 for Comprehensive grants. For Economic Development grants, the maximum
award is $750,000 with a minimum request amount of $100,000. Strategic Planning
Technical Assistance grants are a maximum of $25,000.

Applicants of the Small Cities Program must ensure that 70% of all activities funded
under the Small Cities Program primarily benefits low-and moderate-income
households, those with incomes at or below 80% of the area median income
established by the U.S. Department of Housing and Urban Development. Each Small
Cities funded activity must also meet one of the national objectives: benefiting low- and
moderate-income households, aiding in the prevention or elimination of slums or blight
or meeting community development needs having a particular urgency.

Communities wishing to apply for Small Cities funding are encouraged to attend the
Office for Small Cities Annual Community Development Conference in the Fall and/or
one of Office for Small Cities' Application Workshops held annual at several locations
across the State in the Fall. Communities are also encouraged to contact the Office for
Small Cities as early as possible to discuss the viability of potential projects and the
Office for Small Cities also invites communities to review successful applications from
prior rounds of competition.

Accessibility modifications

The NYS Division of Housing and Community Renewal‘s website at: explains the Access to
Home program as follows:

Access to Home Program will provide financial assistance to property owners to make
dwelling units accessible for low- and moderate income persons with disabilities.
Providing assistance with the cost of adapting homes to meet the needs of those with
disabilities will enable individuals to safely and comfortably continue to live in their
residences and avoid institutional care.

Grants will be made to municipalities and eligible not-for-profit entities that have
substantial experience in adapting or retrofitting homes for persons with disabilities.
Adaptation work must meet the needs of those with physical disabilities and seniors with
an age-related disability.

Examples include: wheel chair ramps and lifts, handrails, easy-to-reach kitchen work
and storage areas, lever handles on doors, roll-in showers with grab bars, etc.

Homeowners and renters may qualify for loan assistance through the municipality or
not-for-profit entity under the following criteria: the occupant is physically disabled or
has substantial difficulty with an activity of daily living because of aging; the dwelling unit
is a permanent residence; and, total household income does not exceed 80 percent of
median income.

The program is to provide funding of up to $4 million in 2007. Loans to homeowners will
be up to 100% of the total cost of the adaptations to a maximum of $25,000. Loans will
be at 0% interest and repayment will be forgiven at the end of five years as long as the
residence remains the applicant's primary residence.

The Access to Home program is funded from fees earned by the Housing Trust Fund

For more information, contact your DHCR Regional Office.

NYS Vocational and Educational Services for Individual with Disabilities

Vocational and Educational Services for Individuals with Disabilities (VESID), an office
of the New York State Education Department, offers New Yorkers who have a disability
an opportunity to become employed through vocational rehabilitation services.
Individuals with disabilities determined to be eligible for VESID services develop a plan
for the vocational rehabilitation services necessary to achieve an employment goal.
The vocational rehabilitation services may include home modification and the provision
of adaptive and household equipment, where applicable. Home modification is provided
within the context of pursuing an employment goal, consistent with VESID policy. For
more information about VESID services, visit the VESID webpage at See VESID‘s Home Modification Policy at .

NYS Office of Mental Retardation and Developmental Disabilities

OMRDD funds accessibility modifications under their waiver programs

NYS Department of Health

Medicaid waiver services for survivors of traumatic brain injuries includes funding for
accessibility modifications. Contact the local regional resource coordinator for more

Affordable Housing Development

Affordable housing development is funded by a number of state organizations and HUD.
Due to number of programs and types of funding this handbook will not cover the
individual funding sources. For information on these types of programs go to the
NYSDHCR, NYS HFA and the HUD websites at:

Your local non-profit housing agencies are experts in utilizing the affordable housing
grant and loan programs. Also for profit corporations that develop town houses, condos,

co-ops and apartment complexes may receive funding from federal and state housing
agencies. It is important to be aware of any funding for new housing development by the
three agencies noted above. Working with the developer and management organization
early in the development and construction phases may assist you in securing set-aside
units for the persons you serve.

Housing for persons who are homeless

       Emergency shelter grants, Shelter plus care, and Homeless Housing Assistance
grants fund a majority of the homeless assistance programs in the state. Work with local
housing and service agencies and local municipalities to collaborate and access these
types of programs. Participation in the local Continuum of Care consortium will assist in
the development of new residences for persons you serve that may be homeless.

Housing Counseling

Housing counseling can include pre- and post-purchase counseling for home
ownership, assistance in rental issues, tenant protection issues, foreclosure prevention,
homeless prevention, assistance with home repairs and other housing issues. Housing
counseling may be provided by local housing agencies, banks, real estate offices, and
other human service agencies. Many local housing agencies are paid by HUD, DHCR,
banks and others. Take advantage of these local resources by getting to know the
housing agencies in your area.

Your agency could become a certified housing counseling agency or someone on your
staff can become a certified housing counselor. Training is available from the NYS
Division of Housing and Community Renewal, Fannie Mae or the Neighborworks

County Department of Social Services

Heating Assistance Program (HEAP)

The Low-Income Home Energy Assistance Program (HEAP) is a federally funded
program that assists eligible households in meeting their home energy needs.
Applications are taken at all local departments of social services. For information on
where to apply, call 1-800-342-3009.

Applications may be obtained and submitted to your county Department of Social
Services HEAP Office for an eligibility determination. You may obtain the address and
telephone number from the list of HEAP contacts in your county or the Blue Pages of
your telephone directory.


A list of local Departments of Social services may be found at: and more information on the
HEAP program can be found at:

Emergency repair programs

The Furnace Repair and Replacement component of the 2006-2007 Home Energy
Assistance Program (HEAP) is open effective Monday, October 2, 2006 until close of
business Friday September 28, 2007.

Applications for furnace repair or replacements will be available at your local
department of social services

After hours heating emergency problems can be addressed by going to the following

HEAP Local District Contacts & Heating Emergency Contacts After Hours

Local/County/Municipal Housing organizations

New York City Housing Programs

New York City Housing Authority
NYCHA is committed to providing equal opportunity to public housing for eligible New
Yorkers with disabilities. We are converting 9,100 apartments, five percent of our total
housing stock, to make these units accessible to individuals with mobility impairments.
More than 7,400 apartments have already been retrofitted with widened doorways, grab
bars, audio/visual smoke alarms and other features.

Residents and applicants with disabilities needing help in obtaining these accessible
apartments can contact the Services for the Disabled Unit at: (212) 306-4652.

LANGUAGE SERVICES (Translation & Interpreter Services)
To ensure equal access to information and services, NYCHA's Language Services Unit
translates official NYCHA documents and provides interpreter services to residents and
applicants with limited English-speaking ability. Language Services draws on a pool of
close to 180 NYCHA volunteers who speak 43 different languages.

It is the policy of NYCHA to provide equal housing opportunities for all qualified housing
applicants and residents. In the selection of families and in the provision of services,
there shall be no discrimination against any person on the grounds of race, color,
religion, national origin, sex, sexual orientation, age, familial status, marital status,
partnership status, military status, disability, lawful occupation, alienage or citizenship
status. This policy also prohibits retaliation.

Residents and housing applicants who wish to report housing discrimination may file a
Discrimination Complaint by contacting the Department of Equal Opportunity Office of
Housing Opportunity at (212) 306-4468 or submitting a Resident/Applicant
Discrimination Complaint Form.

For more information contact us at: (212) 306-4468.

Handicapped Accessibility

Does the Housing Authority have accommodations for persons with disabilities?

NYCHA has apartments available that are accessible to persons with disabilities. If a
person with a disability needs an accommodation to assist them in their current
apartment, they should contact their Housing Assistant.

What is the definition of a 'person with disabilities' for the purpose of being
eligible for one of these special apartments in public housing?

Any family with a member who permanently utilizes a cane, walker, leg braces, crutches
or wheelchair, or is otherwise in need of an accessible apartment because of a
disability, qualifies for such an apartment.

What makes these apartments for persons with disabilities so accessible?

Most of the handicapped accessible apartments are in buildings that have ramps and
elevators able to easily accommodate a wheelchair. Also, the apartments have been
modified with lowered kitchen and medicine cabinets, bathroom grab bars making the
tub more accessible, handheld showers, an accessible toilet and widened doorways to
allow wheelchairs to easily maneuver between rooms. They also have enhanced
audio/visual alarms using strobe lights to warn hearing-impaired persons when smoke
or fire alarms go off. In some units, where medically necessary and prescribed by a
doctor, roll-in showers are installed so a person in a wheelchair can easily get in and

A member of my family often requires use of a wheelchair. Am I eligible for an
accessible apartment, and if so, how can I apply for one?

If you, or a member of your household, are mobility impaired and desire a fully
converted apartment, fill out a 'Request for Transfer' form available from your
Management Office. Your Housing Assistant should be able to help you or you can call
NYCHA's Department of Equal Opportunity at (212) 306-4652 or TDD (212) 306-4845.

   How can I make a request to have modifications made to my current apartment
   to accommodate a disability?

      If you or a member of your household becomes disabled at any time while living
      in a NYCHA development, you may contact your Management Office or
      NYCHA‘s Department of Equal Opportunity at (212) 306-4652 or TDD (212)
      (212) 306-4845 to request modifications.

I am confined to a wheelchair. If an elevator is out of service after regular
business hours, what can I do?

      If the elevator is out of service after regular business hours, contact the
      Emergency Service Department (ESD) at (718) 707-7777 so that they can repair
      the elevator. If an immediate repair cannot be made, ESD can use a Stair Lift to
      assist you in getting to your apartment.
New York City Department of Housing Preservation and Development
100 Gold Street
New York, NY 10038

The New York City Department of Housing Preservation and Development (HPD) is the
largest municipal developer of affordable housing in the nation. Since 1987, HPD has
provided over $6.3 billion to support the repair, rehabilitation and new construction of
hundreds of thousands of units of housing. This administration's housing agenda, The
New Housing Marketplace: Creating Housing for the Next Generation, is the largest
investment in the City's housing stock in 20 years. It is a $7.5 billion plan to create and
preserve more than 165,000 homes and apartments in neighborhoods over ten years

HPD protects the existing housing stock and expands housing options for New Yorkers
as it strives to improve the availability, affordability, and quality of housing in New York
City. HPD has made a decisive shift away from City ownership of properties and has
developed innovative community revitalization initiatives that promote private
investment and productive public-private partnerships. HPD works with its
governmental, community, non-profit and for-profit partners to strengthen
neighborhoods, increase the availability of well-maintained, affordable housing and
enable more New Yorkers to become homeowners.

Today, in great part due to the work of HPD, the vacant and boarded-up buildings that
were once a blight on many of the City's neighborhoods have been transformed into
safe, affordable homes for families. Once-abandoned lots now contain new
townhouses, parks and open space. Communities that were devastated not long ago
are now vibrant, as commercial activity has returned and public safety initiatives have
encouraged parents to allow their children to play outside. HPD's housing programs
have helped to restore and rebuild housing as well as to improve the quality of life in
New York City's richly diverse communities.
HPD Section 8 Information
The following information is for tenants already receiving Section 8 assistance from
HPD who are interested in the program and want to learn more.
What is Section 8?
Section 8 is a federally funded housing subsidy program that provides low-income
families the opportunity to choose and lease safe, decent and affordable privately
owned rental housing by supplementing what they could afford on their own. Public
Housing Authorities apply to the U.S. Department of Housing and Urban Development
(HUD) for Section 8 funds, which are then provided to eligible families in accordance
with HUD rules and regulations.
In New York City, there are two Public Housing Authorities that provide Section 8: HPD
and the New York City Housing Authority (NYCHA). In addition, the New York State
Division of Housing and Community Renewal (DHCR) administers a state-wide Section
8 program, including New York City. Each Authority awards vouchers and administers
the program separately and distinctly.

Who Receives HPD Section 8?
HPD currently administers vouchers for approximately 26,000 households, including
those who receive project-based assistance. Since NYCHA is the primary public
housing authority, HPD generally targets its Section 8 assistance to very specific
categories of New Yorkers. These categories currently are:

      Homeless Households: Households that have a primary nighttime residence that
       is either:
         A publicly or privately operated shelter in HPD's jurisdiction designed to
          provide temporary living accommodations, including shelters operated by
          DHS and HRA, and designated by HPD as eligible to receive vouchers; or

    The home of another household in HPD's jurisdiction that is allowing the
   applicant to reside temporarily, provided that the applicant has been classified as
   homeless by HPD's Emergency Housing Services Bureau.
      HPD Funded Renovation: Households that are residing in a building owned by
       the City of New York or by an entity designated by the city to achieve its housing
       goals, and is in need of substantial renovation. The voucher will be issued to
       allow the applicant to locate permanent, alternate housing.

      In Place: Households residing in buildings that have been developed (newly
       constructed or renovated) with financial assistance from HPD or buildings for
       which HPD maintains regulatory responsibility. To be eligible for this preference,
       applicants must maintain a current rent burden of more than 30% of their annual
       household income and have their application referred by HPD program staff.
       Rent will be considered as the amount the applicant is contractually bound to pay
       the owner plus utilities not included in the rent.

What are Enhanced or "Sticky" Vouchers?
HUD has provided special Section 8 Enhanced Vouchers to protect the residents of
rent-regulated apartments with federal assistance, when owners pre-pay federal loans
to opt out of such programs, or opt not to renew project-based Section 8 contracts.
Enhanced Vouchers, also known as Sticky Vouchers, differ from standard vouchers in
several ways:

      Special allocation - the vouchers are designated specifically for the residents of
       the affected units

      Higher Income Limits - the income eligibility standards for Enhanced Vouchers
       are 95% of the Area Median Income, as opposed to the 80% limit for standard
       vouchers, shown above

      Higher Payment Standards - the rents for Enhanced Vouchers are not limited to
       the HPD Payment Standard, but can be up to reasonable, market rents for the
       units affected

      Different Minimum Tenant Shares - Enhanced Vouchers are designed to protect
       residents, not confer a benefit, so the minimum rent that an Enhanced Voucher
       participant pays is the tenant's payment prior to conversion
These differences for Enhanced Vouchers apply only while the participant household
resides in the housing development that converted. If the household moves outside the
affected development, the Enhanced Voucher reverts to a standard Section 8 Housing
Choice Voucher.

How HPD's Section 8 Program Differs From NYC Housing Authority's
While HPD operates a targeted Section 8 program specially designed to help needy
New Yorkers faced with particular housing situations, NYCHA has historically operated
a much larger program with a broader focus. NYCHA's program has been in existence
since the inception of the federal Section 8 program in the 1970's and serves more than
85,000 households. Currently, NYCHA has closed its primary waitlist, and only accepts
Section 8 applications through special programs - from the homeless, victims of
domestic violence, and participants in witness protection programs.
Questions about obtaining Section 8 should be directed to NYCHA, which has a central
office at 250 Broadway, Manhattan and borough offices around the city. Contact the
City's Citizen Service Center at 311 for more information.

Information And Assistance For Existing Tenants In HPD's Section 8 Program
Tenants who are now receiving Section 8 benefits through HPD can reach their case
manager by calling the Section 8 Information Hotline at 917-286-4300 for assistance.

HPD-Owned Property Developement
Supportive Housing Loan Program Guidelines

The Supportive Housing Loan Program provides financing to not-for-profit organizations
to develop supportive housing for homeless single adults, including people suffering
from disabilities such as mental illness and AIDS. Limited funding is available to create
housing for families with special needs and youth aging out of foster care. Both new
construction and rehabilitation proposals are eligible.
Supportive housing is intended to provide permanent housing in which formerly
homeless, low-income and disabled people can live independently, with support and
assistance provided through on-site social services funded by the City and State. All
tenants must be low-income and 60 percent of the units must be rented to homeless
persons residing in the City's emergency shelter system. Projects for families with AIDS
may also be considered on a limited basis.
Eligible not-for-profit sponsors include social service providers as well as housing and
development organizations.
The HPD Supportive Housing Loan Program makes loans to non-profit sponsors to
develop permanent housing with on-site social services. Loans have a 30 year term and
neither principal nor interest are repaid if the sponsor complies with the terms of a
regulatory agreement requiring that the property be used for housing for low income
homeless disabled tenants for 30 years. All units are affordable to persons earning 60%
or less of Area Median Income. The loan amount may be up to $90,000 per unit and the
Division of Special Needs housing will work with sponsors to secure gap financing,
usually for tax credits or other sources. Projects may be new construction or rehab, on
city-owned or privately owned land; acquisition costs up to appraised value are covered
by the loan.
Design guidelines and underwriting standards are available for download here:
Supportive Housing Loan Program

For more information please contact:
Jessica Katz, Production Manager
NYC Department of Housing Preservation and Development
Division of Special Needs Housing
100 Gold Street Room 9C-10
New York, NY 10038
tel, 212 863-8675
fax, 212 863-6488

HPD & Fair Housing
The Office of Community Partnerships supervises not-for-profit organizations that
provide fair housing services throughout the City, including: counseling building owners
and tenants on their rights and responsibilities under various housing and discrimination
prevention laws; explaining Housing Court procedures; assisting senior citizens in filling
out Senior Citizen Rent Increase Exemption applications; helping low- and moderate-
income tenants find housing and conducting fair housing workshops. Fair Housing
Counselors also mediate in Housing Court Dispute Resolution Centers and can assist in
resolving building owner/tenant disputes:

BOROUGH          ORGANIZATION                                    NUMBER

Bronx            South Bronx Action Group                        (718) 993-5869
                 (English & Spanish)

Brooklyn         Brooklyn Housing & Family Services              (718) 435-7585
                 (English, Russian, Spanish)

Manhattan        Chinese-American Planning Council               (212) 431-7800
                 (English & Spanish, Mandarin and

Manhattan        New York Urban League                           (212) 926-8000
                 (English only)

Queens           NewYork Urban League                            (718) 739-6600 x413
                 (English only)

Staten Island    Residents can call any of the afore mentioned

The Fair Housing Unit also investigates Fair Housing and Americans with Disabilities
Act (ADA) complaints that involve HPD.
PHONE NUMBER: (212) 863-7911

New York City Human Rights Law
The City Human Rights Law protects residents of most types of housing in New York
City against discrimination. If you reside in an apartment building or multiple family
dwelling, co-op, condominium, government-assisted housing, or residential hotel, you
are covered under the Law. The Law does not extend to residents of two-family houses
if the owner or a member of the owner‘s family resides in one of the housing
accommodations and the available housing accommodation was not advertised. In
addition, you are not covered by the Law if you rent a room or rooms in non-government
assisted housing where the owner resides.

It is unlawful for landlords, superintendents, building managers, condominium owners,
cooperative owners and boards to discriminate in the sale, rental or lease of a housing
accommodation or in the provision of services and facilities because of a person‘s
actual or perceived race, color, national origin, gender (including gender identity),
disability, sexual orientation, creed, marital status, partnership status, alienage or
citizenship status, age, lawful occupation, or because children are or may be residing
with the person.
Reasonable Accommodation for Persons with Disabilities in Housing
The City Human Rights Law protects the rights of people with disabilities by requiring
that landlords, co-ops and condominiums reasonably accommodate the needs of
disabled tenants, shareholders or owners. Reasonable accommodation can be
structural, such as a ramp at the primary entrance to provide wheelchair access, or
installing grab bars in the bathroom. They can also involve policy or rule changes, such
as permitting a tenant who is blind or has a psychological disability to have a guide dog
or a companion animal, despite a building‘s ―no pets‖ policy. The Law provides
guidance in assessing requests for reasonable accommodation, taking into account the
nature and cost of the proposed accommodation and the financial resources of the
The City Human Rights Law also requires the landlord to pay for an accommodation in
a common area if it is deemed to be reasonable.
If you have a disability and need an accommodation, you should inform the landlord and
identify the type of accommodation you need. You may have to give the landlord a note
from your doctor or other health care professional stating that you have a disability and
describing the functional limitations that your disability imposes. You do not have to give
the landlord your medical records.
It is against the law to advertise or to use any form of application for the purchase,
rental or lease of a housing accommodation, or to make any inquiry regarding the
prospective purchase, rental or lease of a housing accommodation that discriminates
against the protected groups.
Lending Practices
The City Human Rights Law also prohibits discriminatory lending practices by any
person, bank, trust company, private banker, savings bank, savings and loan
association, credit union, investment company, mortgage company, insurance company
or any other financial institution or lender when you apply for a loan, mortgage or other
financial assistance for construction, repairs or maintenance of your property. It is also
against the law for financial institutions to redline, the practice of denying mortgages to
prospective purchasers in certain communities.


If you believe you have been the victim of discrimination in the City of New York, you
may file a complaint with the Law Enforcement Bureau of the City‘s Commission on
Human Rights, located at 40 Rector Street, 9th Floor, in lower Manhattan or at any of
our Community Service Centers. The Law requires that the complaint be filed within one
year of the last alleged act of discrimination.
You must make an appointment for an Intake interview. Complaints will not be taken at
the office without an appointment. To schedule an appointment, please call (212) 306-
7450. If you are unable to travel to the Commission‘s offices, alternative arrangements
will be made.
When you visit the Commission on Human Rights, you will meet with a Human Rights
Specialist or a staff attorney. To expedite the interview process, please bring all relevant
information covered in the complaint with you such as names, addresses and phone
numbers of the people or organizations you are charging and the exact dates of the

City Human Rights Commission District Office Locations:
40 Rector Street, 10th Floor
New York, NY 10006
(212) 306-5070

275 Livingston Street, 2nd Floor
Brooklyn, NY 11217
(718) 722-3130
1932 Arthur Avenue, Room 203A
Bronx, NY 10457
(718) 579-6900
136-56 39th Avenue, 3rd Floor
Flushing, NY 11354
(718) 886-6162
Staten Island
60 Bay Street, 7th Floor
Staten Island, NY 10301
(718) 390-8506

What is Mitchell-Lama?
Created in 1955, the Mitchell-Lama program provides affordable rental and cooperative
housing to moderate- and middle-income families.
There are 107 City-sponsored, moderate- and middle-income rental and limited-equity
cooperative developments in New York City, which contain approximately 47,000 units.
HPD supervises waiting lists, management issues, and has other oversight
responsibilities for 81 Mitchell-Lama developments; an additional 26 developments have
shared supervision by HPD and the Federal Department of Housing and Urban

Mitchell-Lama Developments-City-Owned and State-Owned

How to Apply
(1) Check the list of Mitchell-Lama developments with open waiting lists and see if there
are any developments in which you are interested .
(2) Send a letter to the managing agent of the development(s) in which you are

Each development requires that you apply separately. There is no master list for
applications. However, you can apply to more than one development at a time.
 Mitchell-Lama apartments are sold or rented through waiting lists kept by each
development. Many Mitchell-Lama waiting lists are closed because there are already
enough applicants listed to fill vacancies expected in the foreseeable future.
Periodically, these developments open their waiting lists and new applications are
accepted based on a lottery system. Mitchell-Lama developments must advertise when
they open their waiting lists. Check your local newspapers to find out when applications
are being accepted. You can also click here for a list of developments with open waiting

Mitchell-Lama Developments with Waiting Lists
Mitchell-Lama apartments are sold or rented through waiting lists kept by each
development. Each development requires that you apply separately. If the development
is accepting applications, an estimate of the wait for an apartment is provided.
Developments identified as "List Closed" have a sufficient waiting list to fill anticipated
vacancies at this time and are not accepting applications. Periodically, developments
may open their waiting lists and new applications are then accepted based on a lottery
system. Mitchell-Lama developments must advertise when they open their waiting lists.
Check your local newspapers to find out when applications are being accepted. You can
also click below for a list of developments with openings. HPD updates this list monthly.
The lists indicate whether the development is a rental or cooperative. Developments
identified as "List Closed" have sufficient waiting lists to fill anticipated vacancies at this
time and are not accepting applications .
Am I eligible?
For both federally assisted and non-federally-assisted Mitchell-Lama developments,
there are eligibility requirements related to income limits, family size, and apartment
size. In addition, each development sets its own restrictions and limitations.

What are the maximum admission income limits at these developments?
Maximum admission income limits differ for federally assisted and non-federally-
assisted developments.
      For federally-assisted developments an applicant's adjusted annual household
       income must not exceed the income limit for the applicable HUD program for the
       area in which the development is located, adjusted for household size, as shown
       on the most recently issued HUD schedule
      For information on income limits for non-federally-assisted rental developments
       go to

Will I be evicted if my income exceeds the stated limit?
An applicant whose adjusted household income exceeds the maximum admission
income limit may be admitted as long as s/he pays a rent surcharge, if applicable, in
either of the following cases:
      The household has three or more persons and the adjusted income does not
       exceed 125% of the maximum income limit.
      The adjusted income does not exceed the median income most recently
       determined by HUD, adjusted for household size, for the area in which the
       development is located.

For City-Sponsored Mitchell-Lamas:
PHONE NUMBER: (212) 863-6500

For State-Sponsored Mitchell-Lamas:
PHONE NUMBER: (212) 480-7343, or write to the Division of Housing and Community
Renewal at 25 Beaver Street, New York, NY 10004

Senior Citizens Rent Increase Exemption

The law grants certain exemptions from rent increases to tenants who are senior

SCRIE In New York City

―If a New York City (NYC) tenant or tenant's spouse is 62 years of age or older and is
living in a rent regulated apartment, and the combined household income is at or below
the income eligibility level and they are paying at least 1/3 of their disposable income
toward their rent, the senior citizen tenant may apply for the SENIOR CITIZEN RENT
INCREASE EXEMPTION PROGRAM (SCRIE). In NYC, the Department for the Aging
(DFTA) administers the SCRIE program. In the counties outside of NYC covered by the
Emergency Tenant Protection Act, the New York State Division of Housing and
Community Renewal (DHCR) administers the SCRIE program. Outside of NYC, SCRIE
is a local option and communities have different income eligibility limits and regulations.

In NYC, DFTA has established the following income eligibility levels.

effective July 1, 2005   $25,000
effective July 1, 2006   $26,000
effective July 1, 2007   $27,000
effective July 1, 2008   $28,000
effective July 1, 2009   $29,000

If a NYC tenant qualifies for this program, the tenant is exempt from future rent
guidelines increases, Maximum Base Rent increases, fuel cost adjustments, and
increases based on the owner's economic hardship and Major Capital Improvements.
However, the tenant must pay the additional security deposit. Tenants receiving a NYC
Senior Citizen Rent Increase Exemption (SCRIE) may choose a one-or two-year lease
renewal. NYC senior citizen tenants may also carry this exemption from one apartment
to another upon moving, upon the proper application being made to DFTA.

To apply for SCRIE, the tenant of a NYC rent controlled or rent stabilized apartment
must file an application with the:

NYC Department for the Aging
SCRIE Division
2 Lafayette Street, 6th Floor
New York, New York 10007
(212) 442-1000

SCRIE Outside New York City

Tenants who are 62 years old or older may qualify for full or partial exemption from rent
increases in apartments regulated by ETPA in the eighteen municipalities outside of
NYC that have authorized the exemption program. Outside NYC, SCRIE is a local
option and communities have different income eligibility limits and exemption

Senior citizens are eligible if their incomes are below a maximum limit set by the
municipality, and they are paying at least one third of their income for rent. The local
municipality which sets the income eligibility level needs to be contacted in order to
determine the level currently in effect. In ETPA counties, applications for SCRIE
exemptions are made to the Division of Housing and Community Renewal on the "Tax
Abatement Certificate and Senior Citizen Rent Increase Exemption Application and
Order" (DHCR Form RTP-13). Owners receive certificates for real estate tax payment.

Municipalities with a SCRIE Program are listed below.

Glen Cove              Town of North Hempstead
Great Neck             Village of Hempstead
Great Neck Plaza Village of Thomaston

Town of Greenburgh City of New Rochelle
Village of Irvington     Village of Pleasantville
Village of Larchmont Village of Tarrytown
Town of
                         Village of Sleepy Hollow
Village of
                         City of White Plains
City of Mount            City of Yonkers

Other rights for senior citizens include:

   1. If a building is being converted to cooperative or condominium ownership under
      an Eviction Plan, an "eligible senior citizen" may refuse to purchase the
      apartment and remain in occupancy as a fully protected rent stabilized tenant
      with the right to a lease renewal. Rent controlled senior citizen tenants are
      similarly protected against eviction.

       "Eligible senior citizens" are tenants who are primary residents in the
       apartment and are at least 62 years of age or have a spouse 62 years of age or
       older on the date the New York State Attorney General accepts the Eviction Plan
       for filing.

       To take advantage of this benefit, an eligible senior citizen in NYC must elect, on
       forms provided by the Attorney General, to become a "non-purchasing" tenant
      within 60 days of the date that the Final Offering Plan is presented to the tenants.
      Outside NYC, there is no formal election requirement.

   2. An owner cannot evict a tenant from rent stabilized apartments in NYC for the
      purpose of owner occupancy, when either the tenant or the tenant's spouse is 62
      years of age or older unless the owner provides an equivalent or superior
      apartment at the same or lower rent in an area near the tenant's apartment.

   3. For rent stabilized apartments outside NYC and rent controlled apartments
      statewide, an owner may not evict a tenant for the purpose of owner occupancy
      where any member of the tenant's household is 62 years of age or older.

   4. A NYC senior citizen with a currently valid SCRIE order is not required to pay any
      portion of a fuel cost increase that would raise the total rent to over 1/3 of the
      tenant's household disposable income. A senior citizen who applies for and is
      granted a SCRIE order within 90 days after receipt of the owner's fuel cost
      adjustment report, are retroactively exempt from paying any portion of the most
      recent fuel cost adjustment that would raise the total rent to over 1/3 of the
      tenant's total household disposable income.

   5. A tenant 62 years of age or older may terminate his/her lease, without penalty, in
      order to move into a health care facility or senior citizen housing complex. If the
      senior citizen terminates the lease in order to move into a health care facility or
      senior citizen housing complex, the owner must receive at least 30 days written
      notice, accompanied by documentation of admission or pending admission to the
      health care facility or senior citizen housing complex.‖

For more information or assistance go to: or

Disability Rent Increase Exemption

“Disability Rent Increase Exemption (DRIE) Information for Tenants
The Disability Rent Increase Exemption program, referred to as "DRIE", was enacted in
2005 to protect eligible renters who have disabilities from being priced out of their
apartments as rents increase.

To determine whether an applicant qualifies for DRIE, the Department of Finance will
look at five criteria for each DRIE applicant:

(1) Does the applicant rent an eligible apartment?
For purposes of DRIE eligibility, the applicant must live in one of the following types of
apartment buildings: (a) regulated by the Division of Housing and Community Renewal
(i.e., rent-controlled or rent-stabilized apartments); (b) a Mitchell Lama development; (c)
building owned by a limited dividend housing company, redevelopment company, or
housing development fund company incorporated under the private housing finance
law; or (d) a building where the mortgage was federally insured under Section 213 of
the National Housing Act, and the applicant was a tenant of record at the time of the
mortgage termination.

(2) Is the applicant named on the lease or the rent order either the tenant of
record, or the spouse with a disability of the person holding the lease or rent
The applicant with a disability must be named on the lease or rent order or otherwise be
a tenant of record for the apartment. The spouse with a disability of the person holding
the lease, rent order or of a tenant of record is also eligible. The tenant of record may
be a spouse, domestic partner, or adult child who has attained the right of succession to
the apartment when the leaseholder has moved or died.

(3) Does the applicant receive eligible state or federal disability-related financial
The applicant must currently receive any one of the following forms of financial
assistance to be eligible for DRIE:

      Federal Supplemental Security Income (SSI);
      Federal Social Security Disability Insurance (SSDI);
      US Department of Veterans Affairs disability pension or compensation; or
      Disability-related Medicaid.

(4) Does the applicant meet the program's income eligibility requirement?
For households of one, the applicant's total household income for the last calendar year
must have been less than or equal to $18,060 per year. For households with two or
more members, the total household income of all financial contributors must be less
than or equal to $25,932 for the last calendar year.

(5) Does the applicant pay more than one-third of his/her household's aggregate
disposable income on rent?
To qualify for the DRIE benefit, rent must be more than one-third of your household's


To Apply for DRIE: Mail or fax your completed DRIE application, a copy of your current
lease/rent order, and a copy of your previous lease/rent order to:

NYC Department of Finance, Attention: DRIE
59 Maiden Lane - 20th Floor
New York, NY 10038
Fax: (212) 232-1757

For help in completing the DRIE application, contact the Mayor's Office for People With
Disabilities (MOPD) at: and click on Contact MOPD on the left
sidebar, or at:

100 Gold Street, 2nd Floor
New York, NY 10038
Tel (212) 788-2830
Fax (212) 341-9843
TTY (212) 788-2838

For assistance completing a DRIE application, contact the Mayor's Office for People
with Disabilities.

When to Apply: Rent stabilized tenants who are in the first lease of their apartment
cannot apply for the DRIE benefit until they receive a renewal lease or other eligible
increase. Rent stabilized tenant's who apply for the DRIE benefit during the first lease of
their apartment will be denied and will have to apply again when they receive a signed
renewal lease.

Tenants in Mitchell-Lama, Limited Profit, Limited Dividend, Redevelopment, HDFC, and
Section 213 Housing may apply at any time. If a tenant applies within 120 days of the
date of a rent increase and is approved for DRIE, the DRIE benefit will be retroactive to
the date of the increase. If Finance received the DRIE application more than 120 days
after the date of the rent increase, however, the DRIE benefit will not be retroactive.

If you move to a new apartment: If you have been approved for the DRIE benefit, and
you move to a new eligible apartment, you may be entitled to the DRIE benefit based on
your most recent Tenant Approval Order. You must notify the DRIE Unit to determine
whether your new apartment is eligible and, if it is, Finance must determine your new
rent freeze amount, if any, and your new landlord's tax abatement credit. Use the
regular DRIE application and submit it with a copy of your most recent Tenant Approval
Order, your new lease/rent order and a note indicating that you had DRIE at your prior

Level of Benefit
DRIE benefits for rent stabilized and rent controlled tenants will take effect on the first
day of the month following the month in which Finance received the tenant's application.
DRIE benefits for eligible tenants/shareholders residing in buildings that are Mitchell
Lama developments, Limited Dividend Housing companies or housing development
fund companies incorporated under the private housing finance law, or buildings where
the mortgage was federally insured under Section 213 of the National Housing Act may
take effect retroactively to the first date of the increase.

Rent-stabilized apartments: Eligible tenants will have their rent frozen at the level of
their prior lease.

Rent-controlled apartments: Eligible tenants who applied for DRIE by December 31,
2006 will have their rent frozen at the amount they were paying on December 31, 2005.
Eligible tenants who apply for DRIE in 2007 will have their rent frozen at the amount
they were paying on December 31, 2006.

Notification of DRIE Eligibility
All DRIE applicants will receive written notification of their DRIE approval or denial.
DRIE approvals will include the rent amount that has been frozen and the date that the
rent freeze is effective. If you have not received notification from Finance that you have
been approved for DRIE and you receive a new lease or notice of rent increase, you
should sign the lease and you must pay the rent increase. Then, when you are
approved for DRIE, your rent will be frozen at a lower rate effective the first day of the
first month after Finance received your application. Your landlord will owe you the
difference between the DRIE-approved rent level and the rent you paid under the new
lease from the DRIE effective date

Renewal/Recertification of DRIE Approval
When you have been approved for DRIE, and your rent is frozen, you do not have to
reapply for DRIE unless you move. However, you must "recertify" or renew your DRIE
benefit every two years or at the end of each lease renewal, whichever occurs first.
This renewal/recertification lets Finance know that you still qualify for the DRIE benefit
and that there may be a change to the abatement credit given to your landlord because
there has been an increase in your rent.

Please complete the Renewal/Recertification form every two years or at the end of each
lease renewal, which ever occurs first. In order to recertify, please complete the
Renewal/Recertification Form and send to Finance with a copy of the new lease or rent
order. You must submit this form to keep your information current and to ensure that
your DRIE benefit continues.

Adjustment to Abatement
This form should be used by tenants who are presently receiving a DRIE benefit and
who want to apply for an adjustment due to a rent increase caused by a fuel cost
adjustment, MCI (major capital improvement), or J-51 reduction. In any of these
situations, please complete the Adjustment to Abatement form and send it to Finance
with a copy of the notice of adjustment that you received from your landlord or
managing agent.”

Housing Authorities

Housing authorities (HAs) are the primary administrators of the HUD rental assistance.
Rental assistance can be in the form of a building or tenant based subsidy or a voucher
that can be used with landlords throughout the community. In some areas vouchers can
be used to assist in home ownership. HAs are non-profit corporations that are the
primary source of rental assistance. They are responsible to HUD and their
communities. Developing a strong relationship with your local HA can result in set-
asides of units and vouchers for the persons you serve. Going to
will give you‘re a greater amount of information about the following subsidy and capital
construction programs:

      Section 8
      Mainstream
      Housing Choice Vouchers
      Mainstream Vouchers
      Tenant based rental assistance
      Section 8 Home ownership
      Section 811 apartments

Nonprofit housing corporations-Rural and neighborhood preservation

In New York State the NYS Division of Housing and Community Renewal funds the
administrative costs of a group of non-profit housing development corporations. They
are either neighborhood, municipal or county-wide organizations dedicated to affordable
housing development, moderate rehabilitation, energy improvements, apartment
construction and management, housing counseling and other housing related activities.
For a list of these companies go to:

Private developers

Working with private housing development companies can result in more
accessible/visitable units being developed. While the units may be market rate rentals,
persons with rent subsidies may be able to make use of these apartments, condos and
co-ops. Educating private developers about the housing needs of persons with
disabilities will increase accessible units in your regions. In the Hudson Valley, one
Center regularly works with the local contractors and builders association to increase
availability of accessible units.

Developing a housing advisory board with local architects, builders, bankers, and
housing agencies can increase awareness of your needs, while bringing your message
back to their colleagues and associations. Presenting at local builder association
meetings, giving awards to builders who use universal design, accessible or visitability
features, and developing educational material for local builders on your housing needs
can be helpful in increasing needed housing units.

Private apartment management corporations

Working with for profit apartment and housing management corporations can bear
similar benefits noted above. Many housing management corporation staff need similar
educational efforts to learn about universal design, accessibility modifications and
principles of visitability. A relationship with an organization, that serves persons with
disabilities with a ready source of referrals, helps management staff fill their accessible
units when vacancies become available. Some of these companies will modify units for
persons with disabilities if there is a steady, reliable source of persons needing
accessible units.

Condominiums and Co-op Apartments

Condo and co-op units offer a person with a disability an opportunity to own property
while the corporation manages many of the maintenance responsibilities. Ownership
also offers housing stability and growth in equity.

Charities- Elks, Lions, religious organizations

A number of organizations have specific initiatives they undertake to assist members of
their communities. Taking advantage of existing charitable organizational programs or
working with them to develop a new initiative can assist you with specific projects or
result in an ongoing funding stream and source of volunteers. Some Centers have very
successfully utilized service organizations in ramp building projects.

Habitat for Humanity

Collaborating with your local Habitat affiliate can result in the construction of visitable
homes, and in some cases, funding and volunteers to assist with accessibility and code
modifications. Again, educating your local Habitat board of directors and management
staff can result in more accessible housing and increasing awareness of the housing
needs of the persons you serve.

Utility assistance programs

In addition to finding affordable, accessible housing, the need for affordable utilities
exists in some situations. Both your local phone company and electric company have
programs to assist persons with low incomes afford their utilities. Gathering information
about these programs will assist the persons served by you make ends meet.

Supportive Housing

Supportive housing is permanent, affordable housing sometimes linked to services –
provides low-income, disabled and formerly homeless people the help and support they
need to stay housed and live more independent, healthy and fulfilling lives. Supportive
housing is the single most effective, and most cost-efficient, way to reduce
homelessness. It strengthens communities and helps integrate people with disabilities
and other special needs into the life of their neighborhoods. In New York State there are
150 nonprofit agencies that manage 34,000 units of supportive housing. Theses types
of units represent opportunities for affordable and accessible housing either with or
without services. It is important to note that the definition of Supportive Housing is very
flexible and can be modified to meet the needs of particular targeted populations such
as, those transitioning from nursing homes or other institutional settings. Additionally,
services are never mandatory. Supportive housing providers are building more
integrated housing including workforce housing, families in addition to their traditional
populations. Through the New York, New York III initiative there will be an additional
9000 units developed.

Supportive housing and cost

Study after study attest to the cost effectiveness of supportive housing. Not only is it
significantly less expensive than the institutional alternatives that homeless and
disabled people often cycle through – including shelters, institutions and hospitals – it
ends tenants‘ dependence on emergency services for healthcare and treatment.

Supportive housing and communities

Because supportive housing is, first and foremost, housing, it blends seamlessly into
neighborhoods. Because providers often build on blighted blocks or rehabilitate
unsightly buildings, supportive housing often paves the way for neighborhood renewal.
Because supportive housing provides services to tenants and often features front-desk
security, supportive housing often leads to improved community safety and lower crime
rates. Supportive housing is run by locally based nonprofits that must be accountable
and responsive to their communities to stay in operation. For these reasons, studies
show that supportive housing often increases property values.

Supportive housing and tenants

Because supportive housing is designed to meet tenants‘ needs, the people who live
there thrive. Dozens of studies attest to the positive impacts of supportive housing:
residents stay housed, get healthy and reconnect to the community.

For More information

The supportive Housing Network of New York at: has lists of
member agencies, grant awardees, funding opportunities, training and workshops, and
housing advocacy.

Laws and Regulations

                                   The Fair Housing Act
The Fair Housing Act, 42 U.S.C. 3601 et seq., prohibits discrimination by direct
providers of housing, such as landlords and real estate companies as well as other
entities, such as municipalities, banks or other lending institutions and homeowners
insurance companies whose discriminatory practices make housing unavailable to
persons because of:

      race or color
      religion
      sex
      national origin
      familial status, or
      disability.

In cases involving discrimination in mortgage loans or home improvement loans, the
Department may file suit under both the Fair Housing Act and the Equal Credit
Opportunity Act.

Under the Fair Housing Act, the Department of Justice may bring lawsuits where there
is reason to believe that a person or entity is engaged in a "pattern or practice" of
discrimination or where a denial of rights to a group of persons raises an issue of
general public importance.

Where force or threat of force is used to deny or interfere with fair housing rights, the
Department of Justice may institute criminal proceedings.

The Fair Housing Act also provides procedures for handling individual complaints of
discrimination. Individuals who believe that they have been victims of an illegal housing
practice, may file a complaint with the Department of Housing and Urban Development
[HUD] or file their own lawsuit in federal or state court. The Department of Justice brings
suits on behalf of individuals based on referrals from HUD.

                   Discrimination in Housing Based Upon Disability

The Fair Housing Act prohibits discrimination on the basis of disability in all types of
housing transactions. The Act defines persons with a disability to mean those
individuals with mental or physical impairments that substantially limit one or more
major life activities. The term mental or physical impairment may include conditions
such as blindness, hearing impairment, mobility impairment, HIV infection, mental
retardation, alcoholism, drug addiction, chronic fatigue, learning disability, head injury,
and mental illness. The term major life activity may include seeing, hearing, walking,
breathing, performing manual tasks, caring for one's self, learning, speaking, or working.
The Fair Housing Act also protects persons who have a record of such an impairment,
or are regarded as having such an impairment. Current users of illegal controlled
substances, persons convicted for illegal manufacture or distribution of a controlled
substance, sex offenders, and juvenile offenders are not considered disabled under the
Fair Housing Act, by virtue of that status.

The Fair Housing Act affords no protections to individuals with or without disabilities
who present a direct threat to the persons or property of others. Determining whether
someone poses such a direct threat must be made on an individualized basis, however,
and cannot be based on general assumptions or speculation about the nature of a

The Division's enforcement of the Fair Housing Act's protections for persons with
disabilities has concentrated on two major areas. One is insuring that zoning and other
regulations concerning land use are not employed to hinder the residential choices of
these individuals, including unnecessarily restricting communal, or congregate,
residential arrangements, such as group homes. The second area is insuring that newly
constructed multifamily housing is built in accordance with the Fair Housing Act's
accessibility requirements so that it is accessible to and usable by people with
disabilities, and, in particular, those who use wheelchairs.

There are other federal statutes that prohibit discrimination against individuals with
disabilities, including the Americans with Disabilities Act, which is enforced by the
Disability Rights Section of the Civil Rights Division.

                  Discrimination in Housing Based Upon Disability
                                    Group Homes

Some individuals with disabilities may live together in congregate living arrangements,
often referred to as "group homes." The Fair Housing Act prohibits municipalities and
other local government entities from making zoning or land use decisions or
implementing land use policies that exclude or otherwise discriminate against
individuals with disabilities.

The Fair Housing Act makes it unlawful --

      To utilize land use policies or actions that treat groups of persons with disabilities
       less favorably than groups of non-disabled persons. An example would be an
       ordinance prohibiting housing for persons with disabilities or a specific type of
       disability, such as mental illness, from locating in a particular area, while allowing
       other groups of unrelated individuals to live together in that area.
      To take action against, or deny a permit, for a home because of the disability of
       individuals who live or would live there. An example would be denying a building
       permit for a home because it was intended to provide housing for persons with
       mental retardation.
      To refuse to make reasonable accommodations in land use and zoning policies
       and procedures, where such accommodations may be necessary to afford
       persons or groups of persons with disabilities an equal opportunity to use and
       enjoy housing. What constitutes a reasonable accommodation is a case-by-case
       determination. Not all requested modifications of rules or policies are reasonable.
       If a requested modification imposes an undue financial or administrative burden
      on a local government, or if a modification creates a fundamental alteration in a
      local government's land use and zoning scheme, it is not a "reasonable"

There has been a significant amount of litigation concerning the ability of local
governmental units to exercise control over group living arrangements, particularly for
persons with disabilities. To provide guidance on these issues, the Departments of
Justice and Housing and Urban Development have issued a Joint Statement on Group
Homes, Local Land Use and the Fair Housing Act.

Discrimination in Housing Based Upon Disability -- Accessibility Features for New

The Fair Housing Act defines discrimination in housing against persons with disabilities
to include a failure "to design and construct" certain new multi-family dwellings so that
they are accessible to and usable by persons with disabilities, and particularly people
who use wheelchairs. The Act requires all newly constructed multi-family dwellings of
four or more units intended for first occupancy after March 13, 1991, to have certain
features: an accessible entrance on an accessible route, accessible common and public
use areas, doors sufficiently wide to accommodate wheelchairs, accessible routes into
and through each dwelling, light switches, electrical outlets, and thermostats in
accessible location, reinforcements in bathroom walls to accommodate grab bar
installations, and usable kitchens and bathrooms configured so that a wheelchair can
maneuver about the space.

Developers, builders, owners, and architects responsible for the design or construction
of new multi-family housing may be held liable under the Fair Housing Act if their
buildings fail to meet these design requirements. The Department of Justice has
brought many enforcement actions against those who failed to do so. Most of the cases
have been resolved by consent decrees providing a variety of types of relief, including:
retrofitting to bring inaccessible features into compliance where feasible and where it is
not -- alternatives (monetary funds or other construction requirements) that will provide
for making other housing units accessible; training on the accessibility requirements for
those involved in the construction process; a mandate that all new housing projects
comply with the accessibility requirements, and monetary relief for those injured by the
violations. In addition, the Department has sought to promote accessibility through
building codes.

             Federal Fair Housing Act Amendments
The following is from the HUD website.
Fair Housing--It's Your Right
Fair Housing Act

HUD has played a lead role in administering the Fair Housing Act since its
adoption in 1968. The 1988 amendments, however, have greatly increased the
Department's enforcement role. First, the newly protected classes have proven
significant sources of new complaints. Second, HUD's expanded enforcement
role took the Department beyond investigation and conciliation into the area of
mandatory enforcement.

Complaints filed with HUD are investigated by the Office of Fair Housing and
Equal Opportunity (FHEO). If the complaint is not successfully conciliated,
FHEO determines whether reasonable cause exists to believe that a
discriminatory housing practice has occurred. Where reasonable cause is
found, the parties to the complaint are notified by HUD's issuance of a
Determination, as well as a Charge of Discrimination, and a hearing is
scheduled before a HUD administrative law judge. Either party - complainant
or respondent - may cause the HUD-scheduled administrative proceeding to
be terminated by electing instead to have the matter litigated in Federal court.
Whenever a party has so elected, the Department of Justice takes over HUD's
role as counsel seeking resolution of the charge on behalf of aggrieved
persons, and the matter proceeds as a civil action. Either form of action - the
ALJ proceeding or the civil action in Federal court - is subject to review in the
U.S. Court of Appeals.

Significant Recent Changes

   1. The Housing for Older Persons Act of 1995 (HOPA) makes several
      changes to the 55 and older exemption. Since the 1988 Amendments,
      the Fair Housing Act has exempted from its familial status provisions
      properties that satisfy the Act's 55 and older housing condition.

       First, it eliminates the requirement that 55 and older housing have
       "significant facilities and services" designed for the elderly. Second,
       HOPA establishes a "good faith reliance" immunity from damages for
       persons who in good faith believe that the 55 and older exemption
       applies to a particular property, if they do not actually know that the
       property is not eligible for the exemption and if the property has formally
       stated in writing that it qualifies for the exemption.
       HOPA retains the requirement that senior housing must have one
       person who is 55 years of age or older living in at least 80 percent of its
       occupied units. It also still requires that senior housing publish and

       follow policies and procedures that demonstrate an intent to be housing
       for persons 55 and older.

       An exempt property will not violate the Fair Housing Act if it includes
       families with children, but it does not have to do so. Of course, the
       property must meet the Act's requirements that at least 80 percent of its
       occupied units have at least one occupant who is 55 or older, and that it
       publish and follow policies and procedures that demonstrate an intent to
       be 55 and older housing.

       A Department of Housing and Urban Development rule published in the
       April 2, 1999, Federal Register implements the Housing for Older
       Persons Act of 1995, and explains in detail those provisions of the Fair
       Housing Act that pertain to senior housing.

   2. Changes were made to enhance law enforcement, including making
      amendments to criminal penalties in section 901 of the Civil Rights Act
      of 1968 for violating the Fair Housing Act.

   3. Changes were made to provide incentives for self-testing by lenders for
      discrimination under the Fair Housing Act and the Equal Credit
      Opportunity Act. See Title II, subtitle D of the Omnibus Consolidated
      Appropriations Act, 1997, P.L. 104 - 208 (9/30/96).

Basic Facts About the Fair Housing Act

What Housing Is Covered?

The Fair Housing Act covers most housing. In some circumstances, the Act
exempts owner-occupied buildings with no more than four units, single-family
housing sold or rented without the use of a broker, and housing operated by
organizations and private clubs that limit occupancy to members.

What Is Prohibited?

In the Sale and Rental of Housing: No one may take any of the following
actions based on race, color, national origin, religion, sex, familial status or

      Refuse to rent or sell housing
      Refuse to negotiate for housing
      Make housing unavailable
      Deny a dwelling
      Set different terms, conditions or privileges for sale or rental of a
      Provide different housing services or facilities
      Falsely deny that housing is available for inspection, sale, or rental
      For profit, persuade owners to sell or rent (blockbusting) or
      Deny anyone access to or membership in a facility or service (such as a
       multiple listing service) related to the sale or rental of housing.

In Mortgage Lending: No one may take any of the following actions based on
race, color, national origin, religion, sex, familial status or handicap (disability):

      Refuse to make a mortgage loan
      Refuse to provide information regarding loans
      Impose different terms or conditions on a loan, such as different interest
       rates, points, or fees
      Discriminate in appraising property
      Refuse to purchase a loan or
      Set different terms or conditions for purchasing a loan.

In Addition: It is illegal for anyone to:

      Threaten, coerce, intimidate or interfere with anyone exercising a fair
       housing right or assisting others who exercise that right
      Advertise or make any statement that indicates a limitation or
       preference based on race, color, national origin, religion, sex, familial
       status, or handicap. This prohibition against discriminatory advertising
       applies to single-family and owner-occupied housing that is otherwise
       exempt from the Fair Housing Act.

Additional Protection if You Have a Disability

If you or someone associated with you:

      Have a physical or mental disability (including hearing, mobility and
       visual impairments, chronic alcoholism, chronic mental illness, AIDS,
       AIDS Related Complex and mental retardation) that substantially limits
       one or more major life activities
      Have a record of such a disability or
      Are regarded as having such a disability

your landlord may not:

      Refuse to let you make reasonable modifications to your dwelling or
       common use areas, at your expense, if necessary for the disabled
       person to use the housing. (Where reasonable, the landlord may permit
       changes only if you agree to restore the property to its original condition
       when you move.)
      Refuse to make reasonable accommodations in rules, policies,
       practices or services if necessary for the disabled person to use the

Example: A building with a "no pets" policy must allow a visually impaired
tenant to keep a guide dog.

Example: An apartment complex that offers tenants ample, unassigned
parking must honor a request from a mobility-impaired tenant for a reserved
space near her apartment if necessary to assure that she can have access to
her apartment.

However, housing need not be made available to a person who is a direct
threat to the health or safety of others or who currently uses illegal drugs.

Requirements for New Buildings

In buildings that are ready for first occupancy after March 13, 1991, and have
an elevator and four or more units:

      Public and common areas must be accessible to persons with
      Doors and hallways must be wide enough for wheelchairs
      All units must have:
           o An accessible route into and through the unit
           o Accessible light switches, electrical outlets, thermostats and
               other environmental controls
           o Reinforced bathroom walls to allow later installation of grab bars

          o   Kitchens and bathrooms that can be used by people in

If a building with four or more units has no elevator and will be ready for first
occupancy after March 13, 1991, these standards apply to ground floor units.

These requirements for new buildings do not replace any more stringent
standards in State or local law.

Housing Opportunities for Families

Unless a building or community qualifies as housing for older persons, it may
not discriminate based on familial status. That is, it may not discriminate
against families in which one or more children under 18 live with:

      A parent
      A person who has legal custody of the child or children or
      The designee of the parent or legal custodian, with the parent or
       custodian's written permission.

Familial status protection also applies to pregnant women and anyone
securing legal custody of a child under 18.

Exemption: Housing for older persons is exempt from the prohibition against
familial status discrimination if:

      The HUD Secretary has determined that it is specifically designed for
       and occupied by elderly persons under a Federal, State or local
       government program or
      It is occupied solely by persons who are 62 or older or
      It houses at least one person who is 55 or older in at least 80 percent of
       the occupied units, and adheres to a policy that demonstrates an intent
       to house persons who are 55 or older.

A transition period permits residents on or before September 13, 1988, to
continue living in the housing, regardless of their age, without interfering with
the exemption.

If You Think Your Rights Have Been Violated

HUD is ready to help with any problem of housing discrimination. If you think
your rights have been violated, the Housing Discrimination Complaint Form is
available for you to download, go to complete and return, or
complete online and submit, or you may write HUD a letter, or telephone the
HUD Office nearest you. You have one year after an alleged violation to file a
complaint with HUD, but you should file it as soon as possible.

What to Tell HUD:

      Your name and address
      The name and address of the person your complaint is against (the
      The address or other identification to the housing involved
      A short description to the alleged violation (the event that caused you to
       believe your rights were violated)
      The date(s) to the alleged violation

Where to Write or Call:

Send the Housing Discrimination Complaint Form or a letter to New York
Regional Office of FHEO
U.S. Department of Housing and Urban Development
26 Federal Plaza, Room 3532
New York, New York 10278-0068
(212) 542-7519
TTY (212) 264-0927

If You Are Disabled:

HUD also provides:

      A toll-free TTY phone for the hearing impaired: 1-800-927-9275.
      Interpreters
      Tapes and braille materials
      Assistance in reading and completing forms

What Happens when You File a Complaint?

HUD will notify you when it receives your complaint. Normally, HUD also will:

      Notify the alleged violator of your complaint and permit that person to
       submit an answer
      Investigate your complaint and determine whether there is reasonable
       cause to believe the Fair Housing Act has been violated
      Notify you if it cannot complete an investigation within 100 days of
       receiving your complaint


HUD will try to reach an agreement with the person your complaint is against
(the respondent). A conciliation agreement must protect both you and the
public interest. If an agreement is signed, HUD will take no further action on
your complaint. However, if HUD has reasonable cause to believe that a
conciliation agreement is breached, HUD will recommend that the Attorney

General file suit.

Complaint Referrals

If HUD has determined that your State or local agency has the same fair
housing powers as HUD, HUD will refer your complaint to that agency for
investigation and notify you of the referral. That agency must begin work on
your complaint within 30 days or HUD may take it back.

What if You Need Help Quickly?

If you need immediate help to stop a serious problem that is being caused by a
Fair Housing Act violation, HUD may be able to assist you as soon as you file
a complaint. HUD may authorize the Attorney General to go to court to seek
temporary or preliminary relief, pending the outcome of your complaint, if:

      Irreparable harm is likely to occur without HUD's intervention
      There is substantial evidence that a violation of the Fair Housing Act

Example: A builder agrees to sell a house but, after learning the buyer is black,
fails to keep the agreement. The buyer files a complaint with HUD. HUD may
authorize the Attorney General to go to court to prevent a sale to any other
buyer until HUD investigates the complaint.

What Happens after a Complaint Investigation?

If, after investigating your complaint, HUD finds reasonable cause to believe
that discrimination occurred, it will inform you. Your case will be heard in an
administrative hearing within 120 days, unless you or the respondent want the
case to be heard in Federal district court. Either way, there is no cost to you.

The Administrative Hearing:

If your case goes to an administrative hearing, HUD attorneys will litigate the
case on your behalf. You may intervene in the case and be represented by
your own attorney if you wish. An Administrative Law Judge (ALA) will
consider evidence from you and the respondent. If the ALA decides that
discrimination occurred, the respondent can be ordered:

      To compensate you for actual damages, including humiliation, pain and
      To provide injunctive or other equitable relief, for example, to make the

       housing available to you.
      To pay the Federal Government a civil penalty to vindicate the public
       interest. The maximum penalties are $10,000 for a first violation and
       $50,000 for a third violation within seven years.
      To pay reasonable attorney's fees and costs.

Federal District Court

If you or the respondent choose to have your case decided in Federal District
Court, the Attorney General will file a suit and litigate it on your behalf. Like the
ALA, the District Court can order relief, and award actual damages, attorney's
fees and costs. In addition, the court can award punitive damages.

In Addition

You May File Suit: You may file suit, at your expense, in Federal District
Court or State Court within two years of an alleged violation. If you cannot
afford an attorney, the Court may appoint one for you. You may bring suit even
after filing a complaint, if you have not signed a conciliation agreement and an
Administrative Law Judge has not started a hearing. A court may award actual
and punitive damages and attorney's fees and costs.

Other Tools to Combat Housing Discrimination:

If there is noncompliance with the order of an Administrative Law Judge, HUD
may seek temporary relief, enforcement of the order or a restraining order in a
United States Court of Appeals.

The Attorney General may file a suit in a Federal District Court if there is
reasonable cause to believe a pattern or practice of housing discrimination is

For Further Information:

The Fair Housing Act and HUD's regulations contain more detail and technical
information. If you need a copy of the law or regulations, contact the HUD
Office nearest you.

American’s with Disability Act

While the ADA does not specifically mention access to housing availability, it does talk
about the design of public places. The two websites noted above give great details
about the requirements of the ADA in housing. There are legal decisions related to ADA
and housing that are better defined in case law. The ADAAG guidelines are very
specific about accessibility guidelines.

The US Department of Justice is responsible for enforcing the ADA. Go to their website
listed above for further instructions for filing a complaint and reviewing ADA negotiated
and court ordered decisions.

HUD /section 504 regulations

Accessibility Requirements for Federally Assisted Housing: All Federally assisted
new construction housing developments with 5 or more units must design and construct
5 percent of the dwelling units, or at least one unit, whichever is greater, to be
accessible for persons with mobility disabilities. These units must be constructed in
accordance with the Uniform Federal Accessibility Standards (UFAS) or a standard that
is equivalent or stricter. An additional 2 percent of the dwelling units, or at least one unit,
whichever is greater, must be accessible for persons with hearing or visual disabilities.
For more information on the accessibility requirements for Federally assisted new
construction and substantial alterations of existing Federally assisted housing, see
Section 504: Disability Rights in HUD Programs at HUD‘s website at:

State civil rights laws

New York State’s Division of Human Rights

According to the NYS Division of Human Rights website:

“New York has the proud distinction of being the first state in the nation to enact a
Human Rights Law, which affords every citizen “an equal opportunity to enjoy a full and
productive life.” This law prohibits discrimination in employment, housing, credit, places
of public accommodations, and non-sectarian educational institutions, based on age,

race, national origin, gender, sexual orientation, marital status, disability, military status,
and other specified classes.

The New York State Division of Human Rights (“DHR” or “Division”) was created to
enforce this important law. The mission of the agency is to ensure that " every individual
. . . has an equal opportunity to participate fully in the economic, cultural and intellectual
life of the State." It does so in many ways, including the following:

      Through the vigorous prosecution of unlawful discriminatory practices;
      Through the receipt, investigation, and resolution of complaints of discrimination;
      Through the creation of studies, programs, and campaigns designed to, among
       other things, inform and educate the public on the effects of discrimination and
       the rights and obligations under the law; and
      Through the development of human rights policies and legislation for the State.”

A complaint of discrimination, in the above noted areas, can be filed with the Division of
Human Rights. The following information is available on the Division‘s website at:

creed, color, national origin, sexual orientation, military status, sex, age, marital status,
disability, predisposing genetic characteristics or prior arrest or conviction record, or if
you believe you have been retaliated against for opposing unlawful discriminatory
practices, you may be able to file a complaint with the State Division of Human Rights.
The New York State Human Rights Law forbids discrimination in employment,
apprenticeship and training; purchase and rental of housing and commercial space;
places of public accommodation, resort and amusement; non-sectarian; tax-exempt
educational institutions; and all credit transactions.


1. You can download a complaint form. Once completed, signed and notarized you can
mail the complaint form to the following address:

New York State Division of Human Rights
Intake Division
One Fordham Plaza, 4th Floor
Bronx, NY 10458

2. You can also contact the nearest regional office of the Division of Human Rights.
There is no filing fee. You may retain private counsel, but it is not necessary. You may
file a complaint within one year of the unlawful discriminatory act.

To assist us in expediting your complaint please be prepared to provide us with
the following information:

a.) Have names, titles, addresses, and phone numbers of all persons alleged to have
discriminated against you.

b.) Provide photocopies of any documentation that supports the allegations made in
your complaint.

c.) If possible, supply the correct names and addresses of any witnesses to the alleged
act(s) of discrimination.


The regional office will:

1. Receive your complaint of discrimination and notify the respondent(s).

(A respondent is a person or entity about whose action you complain). If you are unable
to file a complaint in person, call the office, explain the details, and request that a
complaint be prepared and forwarded to you for review and notarized signature.

2. Resolve questionable issues of jurisdiction.

3. If you so request, the Division will forward a copy of your complaint to the Equal
Employment Opportunity Commission (EEOC) or the U.S. Department of Housing and
Urban Development (HUD).

4. Investigate through appropriate methods (written inquiry, field investigation,
investigatory conference, etc.)

5. If appropriate, the Division will attempt to settle the matter through conciliation.

6. If it cannot, the Division will determine whether or not there is probable cause to
believe that an act of discrimination has occurred, and will notify you and the
respondent(s) in writing.


If there is a finding of no probable cause, or lack of jurisdiction, the complainant may
appeal to the State Supreme Court within 60 days.

If the determination is one of probable cause, the Division of Human Rights
attempts conciliation as follows:

1. Prepares proposed terms of conciliation

2. If the respondent accepts, the regional office submits an agreement to you. You are
allowed up to 15 days to accept or object to the proposed terms of conciliation.

3. If conciliation efforts fail, the case is recommended to public hearing.


1. A Division attorney will represent your case or you may elect to retain outside

2. A notice of Hearing is issued at least one week in advance. The case may be
adjourned only for a good cause.

3. An Administrative Law Judge presides over the hearing. It may last one or more
days, not always consecutive.

4. A Proposed Order is prepared and, on request, is sent to the parties for comment.

5. A Commissioner's Order either dismisses the complaint or finds discrimination. In the
latter case, it orders the respondent to cease and desist and take appropriate action.
The Division may order damages and/or back pay. The Order may be appealed by
either party to the State Supreme Court within 60 days.


Within one year, the Compliance Investigation Unit checks whether the respondent has
complied with the provisions of the Order”

Where can I get legal help with a violation of these laws and regulations?

The mission of the New York City based Fair Housing Justice Center is to:

             Challenge systemic discrimination that restricts access to housing opportunities
     or       fosters segregation.
             Advocate public policies and programs that reverse the harm caused by systemic
              discrimination, reduce inequality, and promote open and inclusive communities.
             Upgrade and strengthen local, state, and national fair housing enforcement.


     Assistance with Housing Discrimination Complaints
     The Fair Housing Justice Center assists individuals and organizations with allegations
     of illegal housing discrimination. The following services are provided free of charge:

1.         Counseling on fair housing rights
2.         Investigative assistance (including testing)
3.         Referrals to cooperating attorneys and/or     administrative agencies
     The federal Fair Housing Act prohibits housing discrimination based on:

             Race               Sex
             Color              Disability (physical and/or mental)
             Religion           Familial Status (presence of
             National     children)

     In addition to these federally protected characteristics, New York State also makes it
     unlawful to discriminate in housing based on:

             Age                                Sexual
             Marital                       Orientation
     Status                                      Military Status

     If the act of housing discrimination occurred within the City of New York, discrimination
     is also prohibited when it is based on:

            Lawful                                 Alienage/Citizenship
     Occupation                             Status
            Gender                                 Domestic Partnership
     Identity                               Status

     For direct assistance with a complaint, please call (212) 400-8201 or our toll-free
     number at 1-866-350-FHJC. You may also click here to send us a brief note about your
     complaint and we will get back to you.

     Policy & Program Initiatives
     In January 2006 the Fair Housing Justice Center launched its C.H.O.I.C.E. (Creating
     Hope for Open and Inclusive Communities Everywhere) Initiative. The Initiative is a
     three-year plan to utilize fair housing litigation and housing development tools to aid in
     the creation of racially diverse, mixed-income housing in low poverty areas. As part of
     the Initiative, the FHJC is:

1.       Creating an inventory of existing tools, resources, and current prototypes for
   mixed-income housing located in various housing markets throughout the United States
2.       illustrating successful examples of racially diverse, mixed-income housing
   development; and
3.       Creating a user-friendly tool kit for the development of mixed-income housing in
   low poverty communities within the New York metropolitan area, including gentrifying

     Training & Technical Assistance
     The Fair Housing Justice Center contracts with other public and private fair housing
     enforcement programs to provide technical assistance, training, and other tools to
     upgrade and strengthen fair housing law enforcement. Senior FHJC staff collectively
     possess nearly sixty years of experience in investigating and litigating fair housing
     cases. The FHJC has provided training and technical assistance services to
     governmental agencies and other fair housing organizations around the
     country, including the New Jersey Division on Civil Rights (Newark, NY), the
     Intermountain Fair Housing Council (Boise, ID), the Metropolitan Milwaukee Fair
     Housing Council (Milwaukee, WI), and the Equal Rights Center (Washington, DC).

     If you are interested in training or technical assistance please email
     or call (212) 400-8201.

Hopefully the information in this handbook will enable you to increase the supply of
affordable, accessible housing to the persons you serve while increasing your
knowledge base of existing housing development programs. The development of a
strong collaborative effort with other members of your housing community will bear fruit
by increasing the availability of affordable, accessible housing.

NYSILC is interested in continuing to update and add to this document to assure current
and complete information. We look forward to your comments and additions.

                               2007-2008 Funding awards
                                   HUD, DHCR, HFA

Opportunities to Apply for Affordable Rental Units from NYS
Housing Finance Agency

Below is a list of 2007-08 projects financed by HFA currently holding lotteries or
accepting applications.

To apply for an affordable unit in an HFA financed building, please contact the building
owner or the managing agent. Look under the application information below to learn
how to obtain an application to become a renter in these developments.


From time to time, lotteries are held to fill units set aside for renters with lower incomes
in new and existing HFA projects. To learn about the availability of rental units in HFA
financed buildings, sign up to receive e-mail notices about updates to this page or check
local newspapers for advertisements placed by the building owners.

455 West 37th Street - New York County

Address                                          Application Information Deadline
455 West 37th Street New York, NY 10018          Link to Ad                October 7

Developments Accepting Applications

Airmont Gardens (Senior Housing) - Rockland County
Address                                      Application Information       Deadline
60 N. Debaun Avenue Airmont, NY 10901           Link to Ad                 N/A

Cannon Street Senior Housing - Dutchess County

Address                                          Application Information   Deadline
132 Cannon Street Poughkeepsie, NY 12601         Call 845-454-5176         N/A

Capitol Green Apartments - Albany County

Address                                        Application Information      Deadline
                                                Call 518-438-6834
 400 Central Avenue Albany, NY
                                                Click here for more         N/A

Dominican Village (Senior Housing) - Suffolk County

Address                                         Application Information    Deadline
565 Albany Avenue Amityville, NY 11701          Link to Ad                 N/A

Fernwood Park - Monroe County

Address                                          Application Information   Deadline

100 Fernwood Park Rochester, NY 14609            Link to Ad                 N/A

Golden Age Apartments (Senior Housing) - Chenango County

Address                                          Application Information    Deadline
33-49 Mechanic St. Norwich, NY 13815             Call 607-336-7004          N/A

Hopkins Court Apartments (Senior Housing) - Erie County

Address                                        Application Information      Deadline
                                                Call 716-636-9568
 2250 North French Road Getzville, NY
                                                Click here for more         N/A

Horizons at Fishkill (Senior Housing) - Dutchess County

Address                                          Application Information    Deadline
14 Dogwood Ln. Fishkill, NY 12524                Call 914-693-3011          N/A

Horizons at Wawayanda - Orange County

Address                                          Application Information    Deadline
3476 Route 6 Town of Wawayanda, NY 10940         Link to Ad                 N/A

Norton Village - Monroe County

Address                                          Application Information    Deadline
251 Norton Village Rochester, NY 14609           Link to Ad                 N/A

Ramona Park - Monroe County

Address                                           Application Information   Deadline
35 Ramona Park Rochester, NY 14609                Link to Ad                N/A

    The Residence on North (Senior Housing) - Erie County

Address                                             Application Information   Deadline
245 North Street Buffalo, NY 14201                  Link to Ad                N/A

Westview Apartments (Senior Housing) - Saratoga County

Address                                             Application Information   Deadline
West Ave. Saratoga Springs, NY 12866                Call 518-583-8800         N/A

NYS Division of Housing and Community Renewal: all Funding Awards 2008

Unified Funding 2008

               Applicant                   County           Program     Award       Units
Albany Community Action
                                  Albany                    ACCESS      $250,000      20
Albany Community Action
                                  Albany                     HOME       $400,000      20
Albany County Rural Housing
                                  Albany                     HOME       $400,000      20
Alliance, Inc.
City of Cohoes                    Albany                     HOME       $400,000      30
Albany County Rural Housing
                                  Albany                     REST       $125,000      33
Alliance, Inc.
South End Improvement Corp.       Albany                     REST       $125,000      23
Andover Historic Preservation
                                  Allegany                  ACCESS      $300,000      26
Cuba Community Development
                                  Allegany                   HOME       $500,000      35
Allegany County Community
Opportunity and Rural             Allegany                   REST       $125,000      63
Phipps Houses                     Bronx                       HTF $1,131,000         108
                                                             LIHC $1,170,000
                                                             SLIHC  $706,500
Westhab, Inc.                         Bronx           HTF $2,200,000      40
                                                     LIHC   $620,000
                                                     SLIHC  $475,574
Bronx Shepherds Restoration Corp.     Bronx         ACCESS $300,000       12
United Cerebral Palsy of New York
                                      Bronx         ACCESS    $200,000    14
City, Inc
Bronx Shepherds Restoration Corp.     Bronx         HOME      $400,000    18
Bronx Shepherds Restoration Corp.     Bronx         REST      $100,000    20
Regional Aid For Interim Needs,
                                      Bronx          REST      $75,000    15
Metro Interfaith Housing
                                      Broome        HOME      $300,000    18
Management Corp.
Opportunities For Chenango, Inc.      Broome         HOME   $500,000      32
First Ward Action Council, Inc.       Broome         REST   $125,000      33
NeighborWorks Home Resources          Cattaraugus    HOME   $300,000      14
NeighborWorks Home Resources          Cattaraugus    HOME   $215,000      10
NeighborWorks Home Resources          Cattaraugus    REST   $125,000      38
Homsite Fund, Inc.                    Cayuga          HTF $2,200,000      30
                                                     LIHC   $501,054
Options for Independence              Cayuga        ACCESS $322,500       25
Cayuga County Homsite
                                      Cayuga        HOME      $400,000    30
Development Corp.
Homsite Fund, Inc.                    Cayuga         REST     $125,000    94
Chautauqua Home Rehabilitation
                                      Chautauqua     REST     $125,000    58
and Improvement Corp.
Chautauqua Opportunities Inc.         Chautauqua     REST   $125,000      50
Park Terrace Apts. Associates, L.P.   Chemung         HTF $1,702,869      32
                                                     LIHC   $359,083
Community Progress Inc.               Chemung        REST   $125,000      28
Opportunities For Chenango, Inc.      Chenango      ACCESS $250,000       10
Opportunities For Chenango, Inc.      Chenango       REST   $125,000      25
Senior Citizens Council of Clinton
                                      Clinton        HTF     $1,453,202   31
County, Inc.
                                                     LIHC     $620,000
                                                     RARP     $100,000
Friends of the North Country, Inc.    Clinton       ACCESS    $200,000    18
Friends of the North Country, Inc.    Clinton        HOME     $259,200     8
Housing Assistance Program of
                                      Clinton       HOME      $400,000    20
Essex County, Inc.
Town of Plattsburgh                 Clinton      HOME      $300,000     21
RPC Of Clinton County, Inc          Clinton      REST       $75,000     27
Access to Independence of
                                    Cortland     ACCESS    $300,000     20
Cortland County, Inc.
Town of Cortlandville               Cortland     HOME      $384,480     16
Cortland County Community Action
                                    Cortland      REST     $125,000    105
Program, Inc.
Delaware Opportunities Inc.         Delaware     ACCESS $200,000        14
Delaware Opportunities Inc.         Delaware      HOME   $400,000       19
Delaware Opportunities Inc.         Delaware      REST   $125,000       45
Belmont Shelter Corp.               Erie           HTF $3,868,163       50
                                                  LIHC   $794,363
Erie Regional Housing
                                    Erie          HTF     $4,395,752    95
Development Corp.
                                                 LIHC $1,033,295
                                                  UI    $200,000
Heritage Christian Services, Inc.   Erie         LIHC    $80,640        8
Homefront, Inc.                     Erie         HOME   $210,000        6
New Opportunities Community
                                    Erie         HOME      $204,000     12
Housing Development Corp.
West Side Neighborhood Housing
                                    Erie         HOME      $399,600     20
Services, Inc.
Housing Assistance Program of
                                    Essex        HOME      $300,000     18
Essex County, Inc.
Housing Assistance Program of
                                    Essex         REST     $125,000     50
Essex County, Inc.
City of Gloversville                Fulton       HOME      $340,000     14
Fulton County Community Heritage
                                    Fulton        REST     $125,000     35
Bank Street Senior Housing, LLC     Genesee        HTF $2,200,000       37
                                                  LIHC   $599,455
                                                  RARP   $200,000
Rural Housing Opportunities
                                    Genesee      HOME      $400,000     30
Regan Development Corporation       Greene        HTF $3,882,521        52
                                                 LIHC   $782,568
Hunter Foundation                   Greene       HOME   $300,000        11
Catskill Mountain Housing
                                    Greene        REST     $125,000     38
Development Corp., Inc.

County of Hamilton                  Hamilton      HOME      $300,000    14
Mohawk Valley Community Action
                                    Herkimer       REST     $125,000    50
Agency, Inc.
HO Properties Group, Inc.           Jefferson     HOME   $700,000       16
                                                  LIHC   $271,869
Neighbors of Watertown, Inc.        Jefferson     HOME $1,400,000       16
                                                  LIHC   $298,000
                                                   UI    $100,000
Neighbors of Watertown, Inc.      Jefferson       HOME   $332,100       24
Community Action Planning Council
                                  Jefferson        REST     $125,000    45
of Jefferson County, Inc.
125 Fountain Avenue, L.P.         Kings            HTF      $722,400    43
                                                   LIHC     $774,000
Concern For Independent Living,
                                    Kings          HTF     $1,115,400   65
                                                   LIHC    $1,170,000
Progress of Peoples Development
                                    Kings          HTF     $3,974,800   88
                                                  LIHC      $816,000
                                                  SLIHC     $750,000
Ridgewood Bushwick Senior
                                    Kings          HTF     $4,750,000   95
Citizens Council, Inc.
                                                   LIHC $1,200,000
                                                   SLIHC  $660,000
Provider Hamaspik of Kings County   Kings         ACCESS $500,000       30
United Cerebral Palsy of New York
                                    Kings         ACCESS    $300,000    20
City, Inc
Agudath Israel of America-South
                                    Kings         HOME      $300,000    10
Brooklyn Community Organization
Habitat For Humanity - New York
                                    Kings         HOME      $550,000    11
City, Inc.
NHS of East Flatbush                Kings         HOME      $200,000    10
Provider Hamaspik of Kings County   Kings         REST       $75,000    19
Ridgewood Bushwick Senior
                                    Kings          REST     $125,000    25
Citizens Council, Inc.
Snow Belt Housing Company, Inc.     Lewis          HOME     $500,000    20
Stoneleigh Housing, Inc.            Madison       ACCESS    $400,000    20
City of Oneida                      Madison        HOME     $394,000    20
Village of Deruyter                 Madison        HOME     $390,880    16
Stoneleigh Housing, Inc.            Madison       REST     $125,000    30
Heritage Christian Services, Inc.   Monroe        LIHC      $72,306     8
Heritage Christian Services, Inc.   Monroe        LIHC     $123,919    12
Housing Opportunities, Inc.         Monroe        LIHC     $265,190    21
Providence Housing Development
                                    Monroe        LIHC     $460,000    23
Marketview Heights Association,
                                    Monroe       ACCESS    $200,000    10
UCPA of the Rochester Area, Inc.    Monroe       ACCESS    $400,000    16
Greater Rochester Partnership
                                    Monroe       HOME      $200,000    19
Marketview Heights Association,
                                    Monroe       HOME      $160,000    13
Providence Housing Development
                                    Monroe       HOME      $200,000    25
Urban League of Rochester
                                    Monroe       HOME      $600,000    12
Economic Development Corp.
Urban League of Rochester
                                    Monroe       HOME      $600,000    12
Economic Development Corp.
Bishop Sheen Ecumenical Housing
                                    Monroe        REST     $125,000    50
Foundation, Inc.
Rivercrest Development
                                    Montgomery   ACCESS    $280,000    16
Village of Fultonville              Montgomery   HOME      $374,000    20
County of Nassau (Office of
                                    Nassau       ACCESS    $200,000    24
United Way of LI                    Nassau       ACCESS    $450,000    18
Community Development
                                    Nassau       HOME      $200,000    10
Corporation of Long Island, Inc.
United Way of LI                    Nassau        REST     $100,000    16
Calvert Apartments LLC              New York      LIHC     $456,933    23
Harlem Congregations For
                                    New York      HTF     $3,297,265   63
Community Improvement
                                                  LIHC    $1,134,000
St. Mary's Center, Inc.             New York      LIHC      $424,040   22
West Harlem Group Assistance,
                                    New York     HOME      $500,000    20
Elizabeth Pierce Olmsted MD
                                    Niagara       HTF     $1,975,000   24
Center for the Visually Impaired
                                                  LIHC     $284,706
Heritage Christian Services, Inc.   Niagara     LIHC      $61,337    6
Heritage Christian Services, Inc.   Niagara     LIHC      $63,158    6
Niagara Community Action
                                    Niagara    ACCESS    $200,000    8
Program, Inc.
Center City Neighborhood
                                    Niagara    HOME      $200,000    21
Development Corporation
Center City Neighborhood
                                    Niagara    HOME      $160,000    12
Development Corporation
City of Lockport                    Niagara     HOME   $358,000      15
Housing Visions Consultants, Inc.   Oneida      HOME $2,200,000      33
                                                LIHC   $562,103
Growest, Inc.                       Oneida      HOME   $200,000      18
Housing Visions Consultants, Inc.   Onondaga     HTF $4,060,000      50
                                                LIHC   $800,000
Home HeadQuarters, Inc.             Onondaga   ACCESS $500,000       17
Onondaga County Community
                                    Onondaga   ACCESS    $500,000    40
Home HeadQuarters, Inc.             Onondaga   HOME      $500,000    10
Southern Hills Preservation Corp.   Onondaga   HOME      $250,000     5
Syracuse Model Neighborhood
                                    Onondaga   HOME      $600,000    12
Southern Hills Preservation Corp.   Onondaga    REST     $125,000    38
Home HeadQuarters, Inc.             Onondaga    REST     $125,000    25
Rushville Partners, LP              Ontario     LIHC     $171,695    24
Bishop Sheen Ecumenical Housing
                                    Ontario    HOME      $400,000    22
Foundation, Inc.
Rural Housing Opportunities
                                    Ontario    HOME      $300,000    15
Hudson Valley Housing
                                    Orange      LIHC     $357,876    36
Development Fund Company, Inc
Warwick Properties, Inc.            Orange      HTF     $4,361,830   91
                                                LIHC      $994,014
Warwick Properties, Inc.            Orange      HTF     $4,242,845   85
                                                LIHC      $939,930
Orange County Rural Development
                                Orange         ACCESS    $200,000    12
Advisory Corp.
Provider Hamaspik of Orange
                                Orange         ACCESS    $275,000    14
Regional Economic Community     Orange         ACCESS    $250,000    10

Action Program, Inc.
Regional Economic Community
                                      Orange       HOME     $400,000   13
Action Program, Inc.
Orange County Rural Development
                                      Orange        REST    $125,000   30
Advisory Corp.
Regional Economic Community
                                      Orange        REST    $125,000   33
Action Program, Inc.
Rural Housing Opportunities
                                      Orleans      HOME     $220,000   10
City of Fulton                        Oswego       HOME     $450,000   25
Otsego Rural Housing Assistance,
                                      Otsego       HOME     $222,500   24
Otsego Rural Housing Assistance,
                                      Otsego       HOME     $400,000   22
Otsego Rural Housing Assistance,
                                      Otsego        REST    $125,000   50
Putnam County Housing Corp.           Putnam       HOME     $500,000   30
Putnam County Housing Corp.           Putnam       REST     $125,000   30
United Cerebral Palsy of New York
                                      Queens       ACCESS   $300,000   20
City, Inc
Neighborhood Housing Services of
                                      Queens       HOME     $200,000   8
Northern Queens
NHS of Jamaica, Inc.                  Queens       HOME     $200,000    8
Margert Community Corp.               Queens       REST     $125,000   27
Commission On Economic
Opportunity for the Greater Capital   Rensselaer   ACCESS   $250,000   10
Region, Inc.
Rensselaer County Housing
                                      Rensselaer   ACCESS   $200,000   14
Commission On Economic
Opportunity for the Greater Capital   Rensselaer   HOME     $400,000   19
Region, Inc.
Commission On Economic
Opportunity for the Greater Capital   Rensselaer    REST    $125,000   25
Region, Inc.
Rensselaer County Housing
                                      Rensselaer    REST    $125,000   58
Rouse RPC, Inc.                       Rensselaer    REST    $125,000   50
Sisters of Charity Housing
                                      Richmond      LIHC    $716,197   60
Development Corporation

Richmond Senior Services, Inc.       Richmond      ACCESS    $300,000    22
United Cerebral Palsy of New York
                                     Richmond      ACCESS    $200,000    14
City, Inc
Northfield Community Local
                                     Richmond       REST     $100,000    33
Development Corp of Staten Island
Richmond Senior Services, Inc.       Richmond       REST     $100,000    47
Rockland Housing Action Coalition,
                                     Rockland       HTF     $1,352,000   26
                                                    LIHC     $520,000
Provider Hamaspik of Rockland
                                     Rockland      ACCESS    $500,000    25
Village of Spring Valley             Rockland       REST     $100,000    33
Provider Hamaspik of Rockland
                                     Rockland       REST     $125,000    31
Town of Saratoga                     Saratoga       HOME     $300,000    12
Village of Corinth                   Saratoga       HOME     $300,000    14
Village of South Glens Falls         Saratoga       HOME     $300,000    21
Village of Victory Mills             Saratoga       HOME     $400,000    16
Better Neighborhoods, Inc.           Schenectady   ACCESS    $300,000    11
Better Neighborhoods, Inc.           Schenectady    HOME     $500,000    10
Community Land Trust of
                                     Schenectady    REST     $125,000    48
Schenectady, Inc.
Schoharie County Rural
                                     Schoharie     HOME      $326,000    12
Preservation Corp.
Bishop Sheen Ecumenical Housing
                                     Schuyler      HOME      $200,000    10
Foundation, Inc.
Community Progress Inc.              Schuyler       REST      $75,000    17
Waterloo Partners, LP                Seneca         LIHC     $209,994    24
Bishop Sheen Ecumenical Housing
                                     Seneca        HOME      $200,000    10
Foundation, Inc.
St Lawrence County Community
                                     St Lawrence   ACCESS    $400,000    25
Development Program, Inc.
St Lawrence County Housing
                                     St Lawrence   ACCESS    $105,000    11
Council, Inc.
St Lawrence County Housing
                                     St Lawrence   HOME      $500,000    22
Council, Inc.
St Lawrence County Housing
                                     St Lawrence   HOME      $100,000    2
Council, Inc.
St Lawrence County Community
                                     St Lawrence    REST     $125,000    67
Development Program, Inc.
Hornellsville Apartments, LLC        Steuben         HTF $1,497,347       32
                                                    LIHC   $310,714
SCAP d/b/a Arbor Development         Steuben       ACCESS $375,000        26
Bishop Sheen Ecumenical Housing
                                     Steuben       HOME      $400,000     22
Foundation, Inc.
SCAP d/b/a Arbor Development         Steuben        REST     $125,000     30
Huntington Community
                                     Suffolk       ACCESS    $200,000     80
Development Agency
United Way of LI                     Suffolk       ACCESS    $450,000     18
United Way of LI                     Suffolk        REST     $100,000     16
Huntington Community
                                     Suffolk        REST      $75,000     18
Development Agency
Town of Riverhead                    Suffolk       REST    $75,000        19
Terry Lane, LP                       Sullivan      LIHC $1,239,466       229
Rural Sullivan Housing Corporation   Sullivan      HOME   $400,000        19
Tioga Opportunities Program, Inc.    Tioga         HOME   $400,000        20
Newfield Horizons, LP                Tompkins      HOME $1,785,295        36
                                                   LIHC   $371,995
Better Housing For Tompkins
                                     Tompkins      ACCESS    $326,500     15
County Inc.
Better Housing For Tompkins
                                     Tompkins      HOME      $328,500     15
County Inc.
Ithaca Neighborhood Housing
                                     Tompkins      HOME      $400,000     15
Services, Inc.
Town of Dryden                       Tompkins      HOME      $315,160     12
County of Tompkins                   Tompkins      REST      $125,000     58
Rural Ulster Preservation
                                     Ulster        HOME      $300,000     15
Company, Inc.
City of Glens Falls                  Warren        HOME      $339,000     24
County of Warren                     Warren        HOME      $300,000     18
County of Warren                     Warren        REST      $125,000     26
Village of Argyle                    Washington    HOME      $300,000     12
Bishop Sheen Ecumenical Housing
                                     Wayne         HOME      $400,000     22
Foundation, Inc.
Rural Housing Opportunities
                                     Wayne         HOME      $400,000     30
YWCA of White Plains and Central
                                     Westchester    LIHC    $1,350,000   193
Westchester, Inc.
                                                   SLIHC     $305,724

Family Service Society of Yonkers    Westchester          ACCESS      $200,000   8
Westchester Residential
                                     Westchester          ACCESS      $200,000   10
Opportunities, Inc.
Community Housing Innovations,
                                     Westchester           HOME       $275,000   11
The Preservation Company, Inc.       Westchester           HOME       $400,000   29
City of White Plains                 Westchester           REST        $75,000   25
County of Westchester Department
                                     Westchester            REST      $125,000   25
of Planning
Wyoming County Community
                                     Wyoming                LIHC      $335,015   18
Action, Inc.
Wyoming County Community
                                     Wyoming               HOME       $500,000   22
Action, Inc.
Wyoming County Community
                                     Wyoming                REST      $125,000   50
Action, Inc.
Southtowns Rural Preservation        Multi-County: Erie,
                                                              HOME    $200,000   13
Company, Inc.                        Cattaraugus
                                     Multi-County: Erie,
People, Inc.                                                 ACCESS   $500,000   31
Genesee Valley Rural Preservation    Multi-County:
                                                             ACCESS   $300,000   15
Council, Inc.                        Genesee, Livingston
                                     Multi-County: Hamilton,
North Country Ministry Inc.                                   REST     $75,000   19
Genesee Valley Rural Preservation    Multi-County:
                                                              HOME    $400,000   34
Council, Inc.                        Livingston, Wyoming
Community Development                Multi-County: Nassau,
                                                             ACCESS   $500,000   25
Corporation of Long Island, Inc.     Suffolk
                                     Multi-County: Nassau,
Rebuilding Together                                          ACCESS   $350,000   70
Community Housing Innovations,       Multi-County: Nassau,
                                                              HOME    $300,000   12
Inc.                                 Suffolk
Bishop Sheen Ecumenical Housing      Multi-County: Ontario,
                                                              REST    $125,000   50
Foundation, Inc.                     Wayne
Bishop Sheen Ecumenical Housing      Multi-County: Tioga,
                                                             ACCESS   $200,000   10
Foundation, Inc.                     Tompkins
                                     Multi-County: Bronx,
Services For the Underserved, Inc.                           ACCESS   $450,000   16
                                     Kings, Queens
Western Catskills Community
                                     Delaware, Greene,       ACCESS   $116,000   15
Revitalization Council, Inc.
Western Catskills Community          Multi-County:            HOME    $332,000   18
Revitalization Council, Inc.    Delaware, Greene,
Western Catskills Community
                                Delaware, Greene,      HOME      $350,000     22
Revitalization Council, Inc.
                                Multi-County: Essex,
Pride of Ticonderoga, Inc.                             REST      $125,000     50
                                Warren, Washington
Bishop Sheen Ecumenical Housing Multi-County: Monroe,
                                                      ACCESS     $300,000     12
Foundation, Inc.                Ontario, Wayne
Parodneck Foundation For Self-  Multi-County: 5
                                                       REST      $125,000     23
Help, Housing & CD, Inc.        Counties of NYC

Last Updated: 09/25/08

2008 Urban Homeownership Assistance Program Awardees
                          Applicant Name                             County
United Tenants of Albany, Inc.                                  Albany
NHS of North Bronx, Inc.                                        Bronx
West Side NHS, Inc.                                             Erie
Cypress Hills Local Dev. Corp.                                  Kings
Ridgewood-Bushwick Sr Citizen Council, Inc.                     Kings
NeighborWorks Rochester                                         Monroe
West Harlem Group Assistance, Inc.                              New York
Utica NHS                                                       Oneida
Northeast Hawley Development Assoc., Inc.                       Onondaga
Margert Community Corp.                                         Queens
NHS of Jamaica, Inc.                                            Queens
Better Neighborhoods, Inc.


      Detailed awards by County
      Detailed awards by Region

           Recipient               County      Project Type    Amount
County of Albany                Albany        Rehabilitation $750,000
City of Watervliet              Albany        Comprehensive $650,000
Town of Belfast          Allegany      Public Water        $600,000
Town of Friendship       Allegany      Rehabilitation      $400,000
City of Salamanca        Cattaraugus   Rehabilitation      $400,000
Town of Sterling         Cayuga        Rehabilitation      $400,000
County of Chautauqua     Chautauqua    Rehabilitation      $510,000
County of Chautauqua     Chautauqua    Rehabilitation      $201,600
Town of Westfield        Chautauqua    Public Water        $553,750
Village of Bainbridge    Chenango      Rehabilitation      $400,000
City of Hudson           Columbia      Public Sewer        $600,000
City of Cortland         Cortland      Rehabilitation      $400,000
Village of Marathon      Cortland      Rehabilitation      $400,000
Village of Deposit       Delaware      Public Sewer        $400,000
Town of Middletown       Delaware      Public Water        $600,000
Town of Walton           Delaware      Rehabilitation      $400,000
Town of Jay              Essex         Rehabilitation      $400,000
Town of Westville        Franklin      Rehabilitation      $400,000
County of Genesee        Genesee       Microenterprise     $100,000
Town of Catskill         Greene        Public Facilities   $400,000
County of Greene         Greene        Homeownership       $450,000
Village of Dolgeville    Herkimer      Rehabilitation      $400,000
Village of Ilion         Herkimer      Comprehensive       $650,000
City of Little Falls     Herkimer      Comprehensive       $650,000
Village of Mohawk        Herkimer      Rehabilitation      $400,000
Town of Schuyler         Herkimer      Microenterprise     $400,000
Village of Carthage      Jefferson     Rehabilitation      $400,000
County of Jefferson      Jefferson     Rehabilitation      $500,000
City of Watertown        Jefferson     Rehabilitation      $400,000
Town of Brookfield       Madison       Rehabilitation      $400,000
City of Amsterdam        Montgomery    Rehabilitation      $400,000
Village of Canajoharie   Montgomery    Comprehensive       $650,000
City of Lockport         Niagara       Homeownership       $400,000
Town of Forestport       Oneida        Rehabilitation      $400,000
Town of Verona           Oneida        Rehabilitation      $400,000
Village of Kiryas Joel   Orange        Public Sewer        $600,000
City of Port Jervis      Orange        Rehabilitation      $335,656
Village of Albion        Orleans       Public Sewer        $600,000
City of Fulton           Oswego        Comprehensive       $650,000

City of Oswego                    Oswego         Comprehensive       $650,000
County of Oswego                  Oswego         Public Facilities   $749,729
City of Oneonta                   Otsego         Comprehensive       $650,000
Village of Castleton-on-Hudson    Rensselaer     Public Facilities   $375,513
Village of New Square             Rockland       Public Facilities   $400,000
City of Mechanicville             Saratoga       Public Sewer        $600,000
County of Schenectady             Schenectady    Public Facilities   $750,000
Town of Waterloo                  Seneca         Public Water        $405,000
Town of Edwards                   St. Lawrence   Rehabilitation      $400,000
Village of Gouverneur             St. Lawrence   Rehabilitation      $400,000
Vilalge of Massena                St. Lawrence   Rehabilitation      $398,000
Town of Morristown                St. Lawrence   Rehabilitation      $400,000
Village of Norwood                St. Lawrence   Rehabilitation      $400,000
Village of Potsdam                St. Lawrence   Rehabilitation      $400,000
County of St. Lawrence            St. Lawrence   Homeownership       $750,000
City of Corning                   Steuben        Public Facilities   $400,000
City of Hornell                   Steuben        Rehabilitation      $400,000
County of Steuben                 Steuben        Rehabilitation      $398,780
Town of Liberty                   Sullivan       Public Water        $600,000
County of Sullivan                Sullivan       Rehabilitation      $428,800
Village of Groton                 Tompkins       Public Sewer        $600,000
County of Ulster                  Ulster         Homeownership       $750,000
Town of Queensbury                Warren         Rehabilitation      $400,000
Town of Lake Luzerne              Warren         Public Facilities   $400,000
Village of Newark                 Wayne          Public Sewer        $600,000
County of Wyoming                 Wyoming        Microenterprise     $400,000
County of Yates                   Yates          Homeownership       $750,000
66 Awarded Projects               Grand Total:                       $31,906,828

                                        HUD 2008
                                 Section 202/811 Awards

The 2008 awards for the Section 202 housing for elderly and Section 811 housing for
persons with disabilities amount to 60 million dollars of new housing. There are 374 new
apartment units for the elderly and 36 units for persons with disabilities funded. As
always, the lack of applications for the 811 program account for the low number of units.
More details about the projects can be found at:

Appendix B.

Robert (Rob) Davies
411 Walnut Street, Box 3823
Green Cove Springs, FL 32043
Tel. (518) 526-2563

 Rob Davies, Masters in Public Administration and B.S. in Political Science, has worked
in the field of disabilities for the past 33 years, primarily in developmental disabilities. He
is the founder of Disability Access 4 Me, LLC an internet based information and
matching service for the elderly and disability communities. He is a consultant to
individuals, families, local, regional, state, national and international organizations and
governments. He is a frequent speaker at state, national and international meetings,
conferences and educational seminars on disability and senior issues. He is the former
Director of Housing Initiatives for the New York State Office of Mental Retardation and
Developmental Disabilities where he developed rental subsidy programs for persons
with developmental disabilities and traumatic brain injuries, mortgage products with
Fannie Mae, the National Home of Your Own Alliance and State of New York Mortgage
Agency, initiatives in supplemental needs trusts and family initiated housing options. He
has written a number of articles, booklets, position papers and book chapters. He
served on the housing committee for the President‘s Committee on Mental Retardation.
He is a passionate advocate for persons with disabilities and passive solar energy.

T.K. Small
Attorney at Law
55 Pierrepont Street # 16H
Brooklyn, New York 11201
Tel. (718) 875-1907
Fax (646) 895-7574

Thomas ―T.K.‖ Small has been an Attorney since 1994, practicing primarily in the field of
Disability Law/Policy. T.K. Small is on retainer for the New York State Independent
Living Council, advising on issues concerning, Housing, Healthcare, Election Reform,
etc.. Mr. Small is a member of a number of Disability Rights groups including: Not Dead
Yet, ADAPT and Disabled In Action of Metropolitan New York. T.K. Small is also a
former legislative liaison and systems advocate for the Brooklyn Center of
Independence for the Disabled.

T.K. Small is also a co-host of a radio program called ―The Largest Minority‖ which
focuses on disability news and culture. The program is heard the third Thursday of
every month on WBAI, 99.5 FM in New York City.


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