MCHA Public Housing (Pine Village Subdivision)
MCHA Public Housing with Income Limits, Vouchers not accepted: Waiting List Currently OPEN
WHAT IS PUBLIC HOUSING?
Public housing was established to provide decent and safe rental housing for
eligible low-income families, the elderly, and persons with disabilities. Public
housing comes in all sizes and types, from scattered single family houses to
highrise apartments for elderly families. There are approximately 1.2 million
households living in public housing units, managed by some 3,300 HAs. The U.S.
Department of Housing and Urban Development (HUD) administers Federal aid to
local housing agencies (HAs) that manage the housing for low-income residents at
rents they can afford. HUD furnishes technical and professional assistance in
planning, developing and managing these developments.
WHO IS ELIGIBLE?
Public housing is limited to low-income families and individuals. An HA
determines your eligibility based on: 1) annual gross income; 2) whether you
qualify as elderly, a person with a disability, or as a family; and 3) U.S.
citizenship or eligible immigration status. If you are eligible, the HA will
check your references to make sure you and your family will be good tenants. HAs
will deny admission to any applicant whose habits and practices may be expected
to have a detrimental effect on other tenants or on the project's environment.
HOW DOES THE APPLICATION PROCESS WORK?
The application must be written. Either you or the HA representative will fill
it out. An HA usually needs to collect the following information to determine
(1) Names of all persons who would be living in the unit, their sex, date of
birth, and relationship to the family head;
(2) Your present address and telephone number;
(3) Family characteristics (e.g., veteran) or circumstances (e.g., living in
substandard housing) that might qualify the family for tenant selection
(4) Names and addresses of your current and previous landlords for information
about your family's suitability as a tenant;
(5) An estimate of your family's anticipated income for the next twelve months
and the sources of that income;
(6) The names and addresses of employers, banks, and any other information the
HA would need to verify your income and deductions, and to verify the family
(7) The PHA also may visit you in your home to interview you and your family
members to see how you manage the upkeep of you current home.
After obtaining this information, the HA representative should describe the
public housing program and its requirements, and answer any questions you might
WILL I NEED TO PRODUCE ANY DOCUMENTATION?
Yes, the HA representative will request whatever documentation is needed (e.g.,
birth certificates, tax returns) to verify the information given on your
application. The PHA will also rely on direct verification from your employer,
etc. You will be asked to sign a form to authorize release of pertinent
information to the PHA.
WHEN WILL I BE NOTIFIED?
An HA has to provide written notification. If the HA determines that you are
eligible, your name will be put on a waiting list, unless the HA is able to
assist you immediately. Once your name is reached on the waiting list, the HA
will contact you. If it is determined that you are ineligible, the HA must say
why and, if you wish, you can request an informal hearing.
WILL I HAVE TO SIGN A LEASE?
If you are offered a house or apartment and accept it, you will have to sign a
lease with the HA. You may have to give the HA a security deposit. You and the
HA representative should go over the lease together. This will give you a better
understanding of your responsibilities as a tenant and the HA's responsibilities
as a landlord.
ARE THERE ANY SELECTION PREFERENCES?
Sometimes there are. Giving preference to specific groups of families enables an
HA to direct their limited housing resources to the families with the greatest
housing needs. Since the demand for housing assistance often exceeds the limited
resources available to HUD and the local HAs, long waiting periods are common.
In fact, an HA may close its waiting list when there are more families on the
list than can be assisted in the near future.
Each HA has the discretion to establish preferences to reflect needs in its own
community. These preferences will be included in the HAs written policy manual.
You should ask what preferences they honor so you will know whether you qualify
for a preference.
HOW IS RENT DETERMINED?
Your rent, which is referred to as the Total Tenant Payment (TTP) in this
program, would be based on your family's anticipated gross annual income less
deductions, if any. HUD regulations allow HAs to exclude from annual income the
following allowances: $480 for each dependent; $400 for any elderly family, or a
person with a disability; and some medical deductions for families headed by an
elderly person or a person with disabilities. Based on your application, the HA
representative will determine if any of the allowable deductions should be
subtracted from your annual income. Annual income is the anticipated total
income from all sources received from the family head and spouse, and each
additional member of the family 18 years of age or older.
The formula used in determining the TTP is the highest of the following, rounded
to the nearest dollar:
(1) 30 percent of the monthly adjusted income. (Monthly Adjusted Income is
annual income less deductions allowed by the regulations);
(2) 10 percent of monthly income;
(3) welfare rent, if applicable; or
(4) a $25 minimum rent or higher amount (up to $50) set by an HA.
WHAT IS THE ROLE OF THE HA?
An HA is responsible for the management and operation of its local public
housing program. They may also operate other types of housing programs.
(1) On-going functions: (a) Assure compliance with leases. The lease must be
signed by both parties; (b) Set other charges (e.g., security deposit, excess
utility consumption, and damages to unit); (c) Perform periodic reexaminations
of the family's income at least once every 12 months; (d) Transfer families from
one unit to another, in order to correct over/under crowding, repair or renovate
a dwelling, or because of a resident's request to be transferred; (e) Terminate
leases when necessary; and (f) maintain the development in a decent, safe, and
(2) Sometimes HAs provide other services, that might include such things as:
homeownership opportunities for qualified families; employment training
opportunities, and other special training and employment programs for residents;
and support programs for the elderly.
HOW LONG CAN I STAY IN PUBLIC HOUSING?
In general, you may stay in public housing as long as you comply with the lease.
If, at reexamination your family's income is sufficient to obtain housing on the
private market, the HA may determine whether your family should stay in public
housing. You will not be required to move unless there is affordable housing
available for you on the private market.