Pd Housing Access & Retention B5 D4

OCASI Professional Development Conference Housing Access & Retention Workshop November 2009

Accessing and Retaining Housing
Knowing the rules – making good choices up front
About the centralized waiting list
Other programs
Alternative housing providers
Market rentals
Housing administration programs
Legislation – intent, roles & responsibilities
Toronto Community Housing experience

Housing Connection’s Mandate
Assess all applications for RGI housing
Used by all non-profit/co-ops under the administration of the City (and others that agree with the City to participate)
Manage waiting list according to SHRA and City Guidelines
Manages various housing programs like Housing Allowance and Rent Supplement
Rental Services

Wait list services
provide information on providers, sites & requests
general applications & approvals
special priority applications & approvals
application updates
ongoing eligibility assessments of applicants
information/education workshops
remote access to applicant files for partners
vacancy posting for providers

Centralized Waiting List
Who uses the list?
- 180 non-profit and co-op providers for RGI units
Who does not use the list?
- Alternative Housing Providers
- Supportive Housing Providers (Ministry of Health $)
- Most federally funded co-ops
- Housing providers with mandates

Profile of waiting list 2007
Current Living Arrangements
.
Almost one-quarter of respondents spend less than $550 on rent, while 45 % spend between $551 and $999, and one quarter spend $1,000 or more.
The vast majority of households surveyed (87 %) have some or all of their utilities included in their rent.
Ninety-four % of respondents indicated that they currently spend more than 30 % of their income on rent, including approximately 43% of respondents who spend more than 50 % of their income on rent.
Over two thirds of respondents indicated that the health of someone in their household has been negatively impacted as a result of waiting for more affordable housing.
Future Housing Preferences and Requirements
Just over two-thirds of respondents indicated that they would like to continue to live in their current neighbourhood.
The vast majority of respondents indicated they could move in less than three months. Of the 12.4 % of respondents who indicated they are not able to move for 3 months or more, half indicated that one of the reasons was because they are in a long-term lease. Another 37.5 % listed the cost of moving as a reason for not being able to move sooner.
Over 80 % of respondents are willing to move to a subsidized unit, where rent is less than their current rent, but not geared-to-income.
Approximately 12 % of respondents indicated that they would require a unit with accessibility related modifications, and 14.5 % of respondents indicated that someone in their household requires support services.

Alternative Housing Providers
Target group is the homeless and hard to house
Generally shared housing accommodation or supportive housing
Benefits to applicants;
Keep original date of application
Remain on waiting list if housed w ith alternate provider

Rent Supplement Mandate
Administers Private Landlord Rent Supplement Agreements
The City determines any new supply initiatives not Housing Connections
Unless exempted by the City, all participating providers must use the centralized waiting list
*Note: City presently administers rent supplement units in non profit portfolio

City Guidelines
Some local policy decisions issued via City Guidelines available on www.toronto.ca/socialhousing/guidelines.htm
Examples include:
- 2003-10 Using the centralized waiting list
- 2003-03 Local access priorities-defining who is eligible for a priority offer over someone with a chronological date
- 2003-8 Local Occupancy Standards- defining the unit size which a household is eligible for
-2003-11 Social Housing Market households applying for subsidy

Housing Priorities in Toronto City Guideline 2003-3
1 st priority- Victims of Abuse
2 nd priority- Terminally Ill
3 rd priority- Over housed
Local Access Rules also granted to persons disadvantaged (by a chronological system)
- 1:7 offers made to the following households:
- homeless
youth 16/17 years of age at time of applying
Homeless shelter/homeless newcomer
Separated families (in CAS)

Eligibility Criteria
16 years of age or older
Legal status in Canada for each member of the household (Canadian Citizenship, permanent residence status, refugee claimant or refugee, an application for permanent status in Canada has been made and acknowledged)
No member of the household is under a departure or deportation order
Where arrears exist with a previous social housing provider an arrears repayment schedule has been signed and a copy provided
If a client has been found by a court of law or the Ontario Rent Tribunal to have misrepresented their income for the purpose of receiving RGI assistance cannot reapply for housing for a 2 year period

Applications to Housing Connections
Must be completed entirely and signed
Canadian status for all household members must be photo-copied and attached
Clients must select at least one housing preference
Contact information – either a phone number or a valid mailing address
Consent and declaration must be signed by all members 16 years or age or over
Note: realistic choices, always include TCHC

Incomplete Applications
Logged into TAWL data base, cancelled and returned to clients with a letter outlining why the file cannot be processed
The date of application is the date that the completed file is received
Note: using reliable address helps catch cancellations early

Contact Information
Name, address and phone # for contact persons
Include agency name/worker who may inquire on client’s behalf
Mailing address is essential if client’s current address is temporary

Offers of Housing
Are made directly by the housing provider
Maximum of 3 refusals before being removed from the waiting list (with exception of special needs units)
Do not accept an offer of housing with the expectation of transferring later

Transfer Requests
Each housing provider establishes an internal transfer policy
Where a tenant does not meet the provider’s internal transfer criteria (sometimes can’t meet bedroom size) they need to reapply to Housing Connections
Transfers take years
Note: tenants need to be realistic about transfers and understand their rights to updates
Note: transfer requests for SPP (victims of abuse only ) is assessed by Housing Connections

Special Priority Household Category
A member of a household has been abused by another individual in the household
The member is or was living with the abusive individual, or is being sponsored by the abusive individual
The member has provided proof that they are or were living with the abusive individual
The member is intending to separate permanently from the abusive individual

Special Priority Household Category
Request for inclusion in the Special Priority Household category should be made within 3 – 6 months of the date of separation from the abusive individual
Once approved the preference date is changed to reflect the date the client made the request for special priority
Note: timeframe is important but agency worker can assist if notes on file

Special Priority Documents
Declaration of Abuse completed by client
Confirmation of Abuse along with a letter of referral from a professional eligible to do the assessment
Verification of co-habitation

Local Access Priority in Toronto
Medical priority is assigned to an individual who has been diagnosed with a terminal illness with a prognosis of 2 years or less to live
Medical documentation is required
Housing providers can choose whether to acknowledge the local priority
Note: can reapply for this priority if health declines

Market Rent Tenants
Market rent tenants have fewer rules
Can apply for an RGI unit with their housing provider and get their original move in date
**application must be processed through Housing Connections

Special Needs Units
Units modified to meet accessibility needs
Housing providers can opt to fill their special needs units outside of the centralized waiting list
No restrictions on the number of offers made for clients requiring a special needs unit
Limited supply in rent supplement housing

Inactive Applications
Applications can remain at “inactive” for 2 years
Where the application has been identified as “homeless” the inactive status will remain for 5 years
If there is no contact during the “inactive” period the file will automatically be cancelled
Once a file is cancelled the client must reapply and will be given a new date

Occupancy Standards
Children of the opposite sex may share a bedroom if the applicant makes a request
A single parent may share a bedroom with a child of the same sex if the applicant desires
Couple share a bedroom

Additional Bedrooms May be Allocated
One of the spouses or same sex partners requires a separate bedroom because of a disability or medical condition
One of the children who would normally share a bedroom requires a separate bedroom because of a disability or medical condition
A room is required to store equipment that a member of the household needs because of a disability or medical condition

Additional Bedrooms
An individual who is not a member of the household, but who is there to provide support services needed because of that member’s disability or medical condition, requires a bedroom. (Such as a care giver)
A member of the household is pregnant (must provide medical confirmation)
A member of the household has joint custody of a child (documented through a legal agreement), who is not a member of the household
A member of the household, who has visitation rights for a child who is not a member of the household , is legally required to provide adequate accommodation for the child when s/he stays overnight with the member (documented in a legal agreement)

Housing Programs
Housing Allowance
Up to $350 off market rent
Required moving to participating landlords
$350 x 12 x 5yrs = $21,000 savings
Separate program for seniors $195 paying 40% of income on rent
Rent Supplement
Must be on centralized waiting list
May refuse and offer is withdrawn
Occupancy standards apply

Background
New Immigrants make up a large majority of the social housing waiting list in Toronto
New Immigrants take 3-8 years to get access to social housing
New immigrants in social housing have passed the initial stage of settlement and in transition to enhanced engagement with the City’s civic, social and community service institutions - including TCH

Residential Tenancy Tenant Act
Defines the rights and responsibilities of the landlord and tenant including:
Term of the lease
Rent payable in dollars
Services provided such as hot water hydro, gas
Income review and notice of change of income
Repairs, cleanliness, inspections, repairs

Landlord Obligations
Notification of need to repair – 24 hour notice and up to 6 months notice for major repairs
Janitorial services to common areas
Ontario legal process of eviction: N4 for 21 days followed by L1 to tribunal for hearing and possible eviction
TCHC has an obligation to eviction prevention policy

Eviction Prevention Policy
Goal is to prevent tenants from losing their housing because of unpaid rent
Evict as few tenants as possible for not paying rent thru:
Early intervention: Direct contact (3 points including direct personal contact) when sending a late payment notice, or when a tenant indicates they are having difficulty paying rent & before filing for evictions
Education: inform tenants early-on of actions they need to take and their obligations, information on where to get help
Communication and one-on-one payment plans

Eviction prevention
Contact within 8 business days to find out & discuss rent problem
Suggest help options
Intervention strategies: payment strategies
Work with support agencies like settlement agencies and community services
Work with specialized agencies and help in case of vulnerable tenants: mental illness seniors people with disabilities

Social Housing Reform Act 2000
Regulates tenancy in social housing together with the Residential Tenancy Act
Outlines how subsidized rents are calculated
All members of household over 16 years must declare their income except students in high school
Applies to Canadian citizens, landed immigrants & Refugee claimants
All members cannot be absent from unit for more than 120 days

Social Housing Reform Act
Have to pursue income to which they are entitled
Over housed and cancels application for transfer to smaller unit
Over housed and refuses 3 offers to move to smaller unit or different location
RGI unit has paid market rent for 1 year

Documentation
Each household must provide income information and documents
Household could loss their subsidy if income is not declared
Proof of employment and income must accompany documents on company letterhead and address and phone number

Rent Calculation
Review household form sent to tenants annually
Determine income for each household member
Adjust for utilities & parking
Minimum rent is $85 dollars
Maximum rent is equal to market rent

Annual review & Mid year Changes
Household reports income changes every year of mid-term if income changes
Household must report &submit documents within 30 days to show any income changes plus of minus
Failure to report results lose of Rent geared to income to market rent
Exceptions: at-risk household, absence due to medical reasons & notified absence

Opportunity to Comment
Allows tenant to dispute rent change before it is implemented within 10 days of getting decision
Tenant comments back to staff are reviewed through internal review process (Final decisions involving manager in difficult cases)
Notice of decision given within 7 days of decision
All SHRA communication governed by MFIPA

Community Standards
Purpose is to motivate positive behaviour
Create a framework for healthy living and enjoyment of housing community
Define unacceptable behaviour
Identify options for addressing unacceptable behaviours
Assist multiple stakeholder approach – involving staff, tenants community partners in taking ownership in building healthier communities

Principles:
Right to Safe & healthy communities Respect for diversity
Neighbourhood engagement
Participatory decision making
Shared responsibilities
Personal accountability
A balanced approach
An integrated approach
Clear & enforceable consequences
Measurable progress over time

Tenant Participation System
Tenants are involved in Toronto Housing in decision-making in their own communities
In June 2009 700 candidates in 200 elections in over 500 different buildings
Results in Neighbourhood Councils that work with Operating Unit and Community health unit in decision making on matters relating to property management, community health, and community safety in their buildings

Participatory Budgeting
TCH has adopted best practice in tenant engagement from other parts of the world including participatory budgeting from Brazil
This summer nearly $7 million of TCH capital dollars were decided by tenant reps and leaders - to determine how dollars would be used in communities
Key principles included dollar should have a social return and projects should benefit communities in TCHC buildings

Focus:
This presentation will focus on retention of housing with particular focus on immigrants experience in TCHC and social housing as a whole.
This presentation will outline the 3 basic tools of housing retention and enjoyment:
The Residential Tenancy Act in relation to roles and responsibilities including Eviction prevention – plus eviction prevention
The Social Housing reform Act in relation to income and housing retention
The Community Housing Standards in relation to healthy living environment
In addition the presentation will focus on other tools of enhancing healthy housing communities such as Toronto Housing’s Tenant Participation System, Participatory budgeting system as tools for immigrants to contribute meaningfully in building healthy communities.
A case study exercise to enhance group learning on access to housing and retention.

Profile of waiting list 2007
Current Living Arrangements
.
Almost one-quarter of respondents spend less than $550 on rent, while 45 % spend between $551 and $999, and one quarter spend $1,000 or more.
The vast majority of households surveyed (87 %) have some or all of their utilities included in their rent.
Ninety-four % of respondents indicated that they currently spend more than 30 % of their income on rent, including approximately 43 % of respondents who spend more than 50 % of their income on rent.
Over two thirds of respondents indicated that the health of someone in their household has been negatively impacted as a result of waiting for more affordable housing.
Future Housing Preferences and Requirements
Just over two-thirds of respondents indicated that they would like to continue to live in their current neighbourhood.
The vast majority of respondents indicated they could move in less than three months. Of the 12.4 % of respondents who indicated they are not able to move for 3 months or more, half indicated that one of the reasons was because they are in a long-term lease. Another 37.5 % listed the cost of moving as a reason for not being able to move sooner.
Over 80 % of respondents are willing to move to a subsidized unit, where rent is less than their current rent, but not geared-to-income.
Approximately 12 % of respondents indicated that they would require a unit with accessibility related modifications, and 14.5 % of respondents indicated that someone in their household requires support services.

Pd Housing Access & Retention B5 D4

by ocasiconference on Jan 13, 2010

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Pd Housing Access & Retention B5 D4 — Presentation Transcript

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