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Affordable, Accessible Housing An Urgent & Continuing Need for People with Disabilities Each year the number of people with disabilities increases. In February of 2003 charts from the International Center for Disability Information indicated the number of individuals in the United States experiencing the loss of one or more “essential life functions” to be approximately 58,038,500. Accessible and affordable housing continues to be a desperate need for people with disabilities. In a series of reports, the Technical Assistance Collaborative, Inc. (TAC) and the Consortium for Citizens with Disabilities (CCD) Housing Task Force site the following problems faced by people with disabilities seeking a place to live. From Priced Out in 2000: The Crisis Continues: · People with disabilities continued to be the poorest people in the nation. As a national average, SSI benefits in 2000 were equal to only 18.5 percent of the one-person median household income, and fell below 20 percent of median income for the first time in over a decade. They are still the low-income group with the highest levels of unmet need for housing assistance. · In 2000, people with disabilities receiving SSI benefits needed to pay – on a national average – 98 percent of their SSI benefits in order to be able to rent a modest one-bedroom unit at Fair Market Rent, according to the U.S. Department of Housing and Urban Development (HUD). · Cost of living adjustments to SSI benefit levels did not keep pace with the increasing cost of rental housing. Between 1998 and 2000, rental housing costs rose almost twice as much as the income of people with disabilities. · In 2000, there was not one single housing market in the country where a person with a disability receiving SSI benefits could afford to rent a modest efficiency or one-bedroom unit. · "Housing wage" data from the National Low Income Housing Coalition shows that people with disabilities who received SSI benefits needed to triple their income to be able to afford a decent one-bedroom unit. On average, SSI benefits are equal to an hourly rate of $3.23, only one third of the National Low Income Housing Coalition's housing wage, and almost $2 below the federal minimum wage. · According to the HUD's recent policy report A Report on Worst Case Housing Needs in 1999: New Opportunity Amid Continuing Challenges, the number of "worst case" renter households in the United States declined 8 percent between 1997 and 1999. This decline in housing need occurred among every group eligible for federal housing assistance except people with disabilities. Relatively few non-elderly disabled households actually benefit from HUD subsidized housing programs. Instead, millions of people with disabilities are living in restrictive congregate settings or in seriously substandard housing.
According to HUD, between 1997 and 1999 there was a 13 percent reduction in units affordable to the poorest of our nation's citizens, including people with disabilities. (see http://www.c-c-d.org/POin2000.html for full study)
Major findings from Going It Alone: The Struggle to Expand Housing Opportunities for People with Disabilities: · State and local housing officials do not give a high priority to the housing needs of people with disabilities. · Most Public Housing Agencies are not working with the disability community to expand housing options. · Most disability organizations have not established relationships or partnerships with affordable housing providers and funders. · The disability community’s knowledge of the key federal housing programs and policies, and Fannie Mae housing programs that can assist people with disabilities is very limited. · Many disability organizations do not understand how participation in HUD’s Consolidated Plan process can help expand homeownership and rental housing for people with disabilities. · Most homeownership coalitions serving people with disabilities have only achieved modest results in terms of the number of people who have become homeowners. · With more housing knowledge, capacity, and technical assistance, disability organizations can help expand access to affordable housing.
This report also cites the “disconnect” between the disability community and the affordable housing system as a major problem: “It is often remarked that these two systems “speak” different languages and have difficulty understanding each other’s programs and policies.” Further, “the stigma and discrimination experienced by people with disabilities, and the ‘Not in My Back Yard’ (NIMBY) attitude of many communities, have also been major barriers to successful partnerships.” (see http://www.c-c-d.org/going_alone.htm for full study)
Finding adequate and affordable housing is a challenge in rural communities as well as urban areas. The September 2002 issue of “Opening Doors” entitled Rural Housing Challenges: Meeting the Housing Needs of People with Disabilities in Rural Communities addressed this issue. The authors note: · A large proportion of people with disabilities actually live in rural areas of the country. 23% of rural residents have a disability compared to 18% in cities and larger urban areas. They face many challenges, including poor quality housing, fewer accessible units, and limited transportation options. · 68% of rural households earning less than $10,000 annually pay more than 30% of their income for housing. Of these 40% are paying more than 50% of their income. (According to federal standards, when more than 50% of income is spent on housing, the household is considered “severely” rent burdened and have “worst case” needs for housing assistance.) · Census data indicates that many rural homes lack adequate plumbing, heating, waste disposal, electricity, or water sources. (see http://www.c-c-d.org/od-Sept02.htm)
Recommended actions from Priced Out in 2000: · Provide more access for people with disabilities to all HUD "mainstream" programs and the housing planning activities of state and local government housing officials. · Continue to target new Section 8 vouchers to people with disabilities and improve monitoring of "elderly only" housing designation activities by federally subsidized public and private housing providers. · Modernize and improve the Section 811 Supportive Housing for Persons with Disabilities program. · Strengthen the role and capacity of non-profit disability organizations to become more involved in affordable housing activities. · Continue to direct McKinney/Vento Homeless Assistance funds towards permanent housing for people with disabilities. · Formulate new affordable housing production policies that include a focus on HUD's response to the Supreme Court Olmstead v. L.C. decision. · Address and prevent housing discrimination, enforce the Fair Housing Act accessibility guidelines, and provide reasonable accommodation for people with disabilities in all HUD programs and policies and in the private housing market.
Other Actions Needed: · The National Housing Trust Fund (NHTF) calls for accessible units for residents with disabilities as mandated by federal law and visitability requirements for all other units. Such “visitable” units would be required to have wider doors and accessible restrooms to allow for “visits” from guests who use wheelchairs. Urge your Senators and Representative to co-sponsor and support the NHTF bill. · Request support for additional funding for Section 8 tenant-based rental assistance for people with disabilities, Section 811 Supportive Housing programs and other federal programs targeting the needs of people with disabilities. · Urge better HUD monitoring and enforcement of existing anti-discriminatory plans. · Require Public Housing Authorities (PHAs) to seek consultation with the disability community to address major barriers within Section 8 and other public housing programs. Relevant Congressional Committees:House and Senate Appropriations Committees HUD-VA-Independent Agencies Appropriations Subcommittees House Committee on Financial Services Senate Banking, Housing and Urban Affairs Committee
Because every public issue affects people with disabilities, they should be consulted in the development of every policy. |
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