The Philly Primer: housing resources for People with ... · TAP does not serve individuals directly, it does provide training and technical assistance to city, private, non-profit

The Philly Primer:housing resources

for Peoplewith Disabilities

WINTER 2009

THE PHILLY PRIMER:

Housing Resources for Peoplewith Disabilities Fourth Printing — December 2009

A Publication of the Technical Assistance Program (TAP)

Written by: Maggie B. McCullough, MBMconsultingRevised by: Diana T. Myers and Associates, Inc.Edited by: Diana Myers, Diana T. Myers and Associates, Inc.

Diana T. Myers and Associates, Inc.6 South Easton Road, Glenside, PA 19038

This publication was funded by the City of Philadelphia’s Office of Housing and Community Development, and is available online at the TAP website: www.newsontap.org/primer.html.

Acknowledgements

Information included in this Guide was obtained from a number of organizations, their publications and web sites. The Office of Housing and Community Development wishes to recognize the following organi-zations and resources, in particular, for their invaluable contributions to this Guide:

Philadelphia Association of Community Development Corporations (PACDC)

Philadelphia Corporation on Aging (PCA)Housing Resources for the Elderly in Philadelphia

Philadelphia Housing Authority (PHA)

Pennsylvania Housing Finance Agency (PHFA)

Pennsylvania Department of Public Welfare, Office of Mental Health and Substance Abuse ServicesCompendium of Housing Programs in Pennsylvania

Self-Determination Housing Project of PennsylvaniaMy Own KeysCHOICES: A Housing Resource GuideHomeownership Training Program for People with Disabilities

TAIG Development Services Corporation and Liberty Resources, Inc.The Philadelphia Homeownership Demonstration Project for Persons with Disabilities

U.S. Department of Housing and Urban Development (HUD)

Diana T. Myers and Associates would also like to thank the people who reviewed draft versions of this guide to ensure that all of the information provided here is up-to-date.

Frank Bobak, Pennsylvania Housing Finance AgencyNakea Fuller, Philadelphia Housing AuthoritySusan Klein, Philadelphia Corporation on AgingRobert Meek, Disability Rights Network of PennsylvaniaNancy Salandra, Disabled in Action of PennsylvaniaKathleen Sheridan, T.J. McCarthy Realty, Inc.Michael Weingram, Project Development & Consulting Associates

Every effort was made to include all of the relevant housing resources for people in Philadelphia with disabilities. If you find that we overlooked any program or have updated information, please let us know by calling TAP at (215) 576-1150 ext. 4.

Photos provided by: Tiger Productions, courtesy the Office of Housing and Community Development, the Philadelphia Corporation on Aging and the Self-Determination Housing Project of Pennsylvania.

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Table of ContentsHow to Use This Guide . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .8

J Chapter 1Renting an Affordable HomeIntroduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .12Renting on the Private Market. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .13Renting Subsidized Housing. . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .14Conventional Public Housing. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .14Privately Owned & Managed Public Housing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .18Housing Choice Vouchers (Formerly the Section 8 Program). . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20HCV Mainstream Program. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20Privately Owned Subsidized Rental Units . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .21

J Chapter 2Buying a HomeIntroduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .44How to Buy Your Own Home. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .45Homeownership and Disability Benefits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48Buying a Home with Other People . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .48Financing Programs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 49

U.S. Department of Housing and Urban Development (HUD) Mortgage ProgramsFHA Insurance. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .50The 203(k) Loan Program . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .50HUD Homes. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .51Homeownership Vouchers .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .51

Fannie Mae ProgramsFannie 97 and Fannie 3/2. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52MyCommunityMortgage.. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .52Expanded Approval. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52Reverse Mortgage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 53HomeStyle Renovation Mortgage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .53

Veterans Administration ProgramsSpecially Adapted Homes. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 54VA Homes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 54

Pennsylvania Housing Finance Agency (PHFA) ProgramsHome Loan Programs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 55Keystone Assistance. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 55Homestead Downpayment and Closing Cost Assistance Loan Program . . . . 56Access Home Modification Program .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 56Access Downpayment and Closing Cost Assistance Loan Program . . . . . . . . 56Purchase Improvement Program . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 56Pennvest Individual On-Lot Sewage System Repair Program . . . . . . . . . . . . .57Community Homechoice Loan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 57

Office of Housing and Community Development (OHCD) ProgramsAmerican Dream Downpayment Initiative . . . . . . . . . . . . . . . . . . . . . . . . . . . . .58Settlement Assistance Grant. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58

Philadelphia Housing Development Corporation (PHDC) ProgramsHomestart Program. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 59

Organizations Providing Housing Assistance Just for People with DisabilitiesLiberty Resources, Inc.. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 60Self-Determination Housing Project of Pennsylvania . . . . . . . . . . . . . . . . . . . . . . 60Mental Health Association of Southeastern Pennsylvania (MHASP). . . . . . . . . . . 61Project Development & Consulting Associates. .. . . . . . . . . . . . . . . . . . . . . . . . . . 61

J Chapter 3Staying in Your Current Home or ApartmentFixing or Modifying Your Current Home. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .64Financial Assistance for Home Modifications or Repairs Modifications

Adaptive Modification Program . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66Homescapes, Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .66JEVS – Supports for Independence.. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .67Pennsylvania Assistive Technology Financing Program.. . . . . . . . . . . . . . . . . . . . 67Pennsylvania’s Initiative on Assistive Technology . . . . . . . . . . . . . . . . . . . . . . . . . 68 Philadelphia Home Improvement Loan (PHIL). . . . . . . . . . . . . . . . . . . . . . . . . . . . 68 Senior Housing Assistance Repair Program (SHARP) . . . . . . . . . . . . . . . . . . . . . 69UCP Community Resource Funds. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 69Basic Systems Repair Program . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70Emergency Heater Hotline . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .71Home Improvement Loan Program (Title I) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 71Weatherization Program . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .72

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Utility and Mortgage Assistance ProgramsFor Renters and Owners

Connect 2-1-1 Program . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .73First Call for Help . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .73The Beehive. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 74Low-Income Home Energy Assistance Program (LIHEAP) . . . . . . . . . . . . . . . . .74Neighborhood Energy Centers. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .74PECO Customer Assistance Program (CAP). . . . . . . . . . . . . . . . . . . . . . . . . . . .76Utility Emergency Services Fund. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 76Tenant Union Representative Network (TURN) . . . . . . . . . . . . . . . . . . . . . . . . . .76

For Owners OnlyHomeowners Emergency Mortgage Assistance Program (HEMAP) . . . . . . . . . .77Philadelphia Water Department Assistance Programs . . . . . . . . . . . . . . . . . . . . 77

J Chapter 4ResourcesLegal Services

The Center for Disability Law & Policy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 82Community Legal Services. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 82Disability Rights Network of Pennsylvania. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .83AIDS Law Project . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 83Public Interest Law Center of Philadelphia . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .83Philadelphia Legal Assistance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 84SeniorLAW Center . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 84

Community Development Corporations (CDCs) . . . . . . . . . . . . . . . . . . . . . . . . . . . . .85City Agencies

Accessibility Compliance Office. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .86Mayor’s Commission on People with Disabilities. . . . . . . . . . . . . . . . . . . . . . . . . . . .86Office of Housing and Community Development (OHCD) . . . . . . . . . . . . . . . . . . . . 87Philadelphia Housing Authority (PHA). . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 87Philadelphia Housing Development Corporation (PHDC). . . . . . . . . . . . . . . . . . . . . 87Redevelopment Authority (RDA). . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 88Philadelphia Department of Behavioral Health and Mental Retardation . . . . . . . . . .88

Housing Counseling Agencies. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 89Fair Housing Laws and Agencies

Americans with Disabilities Act . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 95Architectural Barriers Acts. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 95Equal Credit Opportunity Act . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .96The Fair Housing Act of 1988. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .96

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Fair Housing Laws and Agencies (continued)Section 504. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .97Tenant Union Representative Network . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .97Housing Court – Philadelphia Municipal Court . . . . . . . . . . . . . . . . . . . . . . . . . . . .98Philadelphia Commission on Human Relations . . . . . . . . . . . . . . . . . . . . . . . . . . .98Pennsylvania Human Relations Commission . . . . . . . . . . . . . . . . . . . . . . . . . . . . .99Philadelphia Fair Housing Commission. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .99

More ResourcesNational Organizations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .101State Organizations. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .102Local Organizations. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .105Websites . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .107

J Glossary. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .109

J Index of Resources . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .117

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Technical Assistance ProgramThis guide was funded through the Philadelphia Office of Housing and Community Development’s (OHCD) Housing and Disability Technical Assistance Program (TAP). Established in 1999, TAP provides the latest information on accessible housing, fair housing laws, and other matters of interest to organizations con-cerned about housing rights and opportunities for people with disabilities in the City of Philadelphia. TAP’s goal is to educate, inform and provide technical assistance. Information is distributed through presenta-tions, trainings, forums, publications such as this Guide, and their website (www.newsontap.org). While TAP does not serve individuals directly, it does provide training and technical assistance to city, private, non-profit and for-profit agencies upon request.

Diana T. Myers and Associates, Inc. (DMA), a housing and community development consulting firm, is working with OHCD to bring this resource to Philadelphia agencies. DMA, which specializes in planning affordable, accessible housing for people with disabilities, works with government and non-profit clients to design and coordinate programs, develop housing for people with disabilities and produce documents such as this Guide to expand housing choices for people with disabilities.

For additional copies of this Guide or for alternate formats, please contact:

Technical Assistance Programc/o Diana T. Myers and Associates, Inc.6 South Easton RoadGlenside, PA 19038www.newsontap.org/primer.html

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News on Tap has developed a resource that provides

users with a list of available, accessible, affordable units

located in Philadelphia. Visit www.phillyhomefinder.org to view a list of rental and sale

units that are available.

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How to Use this Guide

Welcome!This resource guide is for people with disabilities who want to rent an apartment, or buy, modify or repair a home in Philadelphia. You may use the guide on your own or along with a personal assistant, housing counselor, case manager, family member or friend.

This guide can help you learn more about a variety of programs in Philadelphia that can help you rent an apartment, buy, modify or repair a home — and, it can tell you exactly where to call for more information or apply for the ones that interest you. This guide lets you know where subsidized units are in the City if you are low-income; tells you how you can pay for repairs or modifications to your current home or apartment; explains your rights as a tenant or homeowner; and shows you where to turn if you are having legal or financial trouble. Some of the programs listed here are targeted for people with lower incomes, others are designed specifically for people with disabilities and others still are open to all families and individuals.

The most important decision you need to make as you read through this Guide is whether or not you want to buy or rent, stay where you are, or live in a long-term care facility. Making this decision is not always easy, as there are advantages and disadvantages to each situation.

The Philly Primer is organized into four chapters and will take you through all of the resources available in Philadelphia to help you rent, buy, fix or modify your own home.

Chapter One will give you important points to remember when deciding to rent or buy. If you are interested in renting an apartment, look in this Chapter for a list of places that can help you find an apartment on the private market. If you want to rent an apartment, but do not have enough income to do so, this Chapter also provides you with a list of all of the subsidized rental units in the City. The list includes the addresses and phone numbers of each development and notes which ones have units that are accessible to people with disabilities.

Chapter Two will help you to understand the responsibilities of homeownership and learn the basic steps to buying a home of your own. This Chapter will provide you with valuable information on buying a home with other people and will refer you to places that can help you understand if your benefits will be affected by homeownership. Look in this Chapter for a listing of all of the financial programs that can help you to afford a new home.

Important notes and programs open only to people with disabilities are shaded blue, but you may find it useful to review all of the programs as you may qualify for any number of them.

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Chapter Three will provide you with a list of organizations that can help you make repairs to or modify your current home. If you are happy with your current living arrangement, but are having trouble afford-ing the cost of utilities, look in this Chapter for a directory of organizations and financial programs that can help you to stay in your home.

Chapter Four will provide you with a list of organizations that can help if you need legal assistance or advice, or if you believe you have been discriminated against because of your disability. This Chapter also contains contact information for all Housing Counseling Agencies in Philadelphia.

National, state and local organizations involved in housing and/or disability issues are also listed in this Chapter. Finally, look in this Chapter for a glossary of commonly-used words in the housing industry. At the end of this guide, you’ll find an alphabetical index of all programs described in these Chapters.

This guide is specifically designed for persons looking to rent or buy a home on their own or with another person or trying to modify an existing home to better meet special needs. If you are homeless or if you need assistance with community-based supports, you need to contact one of the organizations listed below:

HomelessOffice of Supportive Housing(formerly known as Emergency Shelter and Services – OESS) 141 North Juniper Street, 19107Phone: (215) 686-7150; (215) 686-7152

Weekends and evenings:(men) (215) 236-0909(women) (215) 568-5113 www.phila.gov/services/emergency

Community-Based SupportLiberty Resources (ages 18 to 59)714 Market Street, # 100, 19106(215) 634-2000www.libertyresources.org

Philadelphia Corporation for Aging (PCA)642 North Broad Street, 19130(215) 765-9040www.pcaphl.org

Please note: A number of the programs described in this Guide have income guidelines. The Guide does not detail the current income guidelines for all of the programs as they are subject to change. Instead, the Guide provides you with contact information for each program and encourages you to call if you are interested and to see if you are eligible.

How to Use this Guide

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1Renting anAffordable HomeIn this Chapter, you will find . . .

J IntroductionImportant points to remember when looking for a rental apartment or home.

JRenting on the Private MarketPlaces that can help you find an apartment on the private market.

JRenting in the Subsidized MarketPrograms that can help you find a subsidized unit and a current listing of all subsidized accessible units with information on how to obtain periodic updates.

IntroductionWhen you rent a home, you pay a set amount of money (rent) to a landlord each month for the right to live in that apartment or house. As a renter, you are expected to keep the inside of the home clean, pay utility bills, and respect the rights of your neighbors. Your landlord is responsible for taking care of the outside of the building and any common areas you share with other tenants. If there is a problem with the home you are renting, such as a leaky faucet, the landlord is responsible for taking care of it.

As a renter, you will probably enter into a lease for a fixed period of time, usually one year. When the term of the lease is over, you can choose to renew the lease for another year or move. Remember that the landlord may increase the rent when it is time to renew the lease and has the right not to continue to rent to you after the lease expires. If so, you’ll need to find a new place to live.

When deciding on a rental unit, you’ll need to consider how much you can afford to pay for housing each month, the neighborhood you’d like to live in and whether or not you need a unit that has accessible features. As a rule of thumb, housing affordability is estimated based on 30% of adjusted income.

In the “private” market, a landlord simply sets a competitive monthly rental rate for his or her unit, advertises the unit and leases it to someone who is able to afford the rent. Many times, these monthly rents can be quite high — and are, therefore, unaffordable. In the “subsidized” market, however, the rent you pay to lease a unit generally does not exceed 30% of your income. These subsidized units can be in public housing, in a privately-owned subsidized unit or in an apartment that you choose. These options are all described in detail later in this Chapter.

If you would like additional assistance to determine how much monthly rent you can afford or help making the decision about the type of rental unit to search for, contact one of the many housing counseling agencies in Philadelphia, which are listed in Chapter 4 of this guide.

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Renting an Affordable HomeRenting Subsidized Housing

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Renting on the Private MarketIf you have determined that you have the income to rent on the private market, there are three formal ways to find a home: through a realtor, through an advertisement in a newspaper or on the Internet. Many people also learn about apartments that are for rent informally “by word of mouth,” so ask your friends to let you know if they hear of something that you might like.

Finally, you may look for an available apartment to rent through the Philly Homefinder website at www.phillyhomefinder.org as described on page 7.

A RealtorContact a realtor who is active in the neighborhood in which you want to live. Ask friends or other people you trust if they can recommend a good realtor or contact the Greater Philadelphia Association of Realtors®(GPAR) to get the name of one of their affiliates in Philadelphia.

Greater Philadelphia Association of Realtors®

1341 N. Delaware Avenue, Suite 200, Philadelphia, PA 19125 • (215) 423-9381

AdvertisementsLook through the “For Rent” ads in your local newspapers to see if there are any that meet your needs. Call the owner or realtor listed in the ad to set up an appointment to see the unit and ask if they have any others that fit your price range to show you.

The InternetVisit a few good sites on the Internet to scan their lists of real estate for rent.

www.philly.com The Philadelphia Inquirer and Daily News on the webwww.apartments.com A national on-line apartment guidephiladelphia.craigslist.org A community-based classified servicewww.accessibleapartments.org National Accessible Apartment clearinghouse

If you want to make a major change to a home that you are renting on the private market, such as installing a ramp or lowering cabinets, you have the right under the Fair Housing Act to make these changes, but you will most likely have to pay for them yourself. When it is time to move out, the landlord may ask you to put the apartment or house back to its original condition. This would be at your expense. See The Fair Housing Act and Chapter 4 of this Guide for more information on reasonable accommodations. In addition, if you need help pay-ing for necessary modifications some of the organizations in Chapter 3 may be able to help.

CONVENTIONAL PUBLIC HOUSING

Renting Subsidized HousingIf you are low income, 30% of your income is probably not enough to rent a decent unit on the private market, so you’ll want to access one of the three subsidized housing programs in Philadelphia: Public Housing, the Housing Choice Voucher program or privately-owned subsidized housing.Applications are currently being accepted for Public Housing and many privately-owned subsidized housing developments. Some units are designed specifically for people with disabilities or can accommodate necessary modifications. The Housing Choice Voucher Program is not accepting applications.

The Philadelphia Housing Authority (PHA) owns and operates over 13,400 housing units in Philadelphia. Their units are generally in high-rise complexes, garden apartments or townhouses. Some are part of large developments, others are individual units scattered throughout the City.

Over 500 are fully accessible for people with mobility impairments. As a federally-funded agency, PHA is subject to meeting the “reasonable accommodation” requirements of Section 504. This means that a person with a disability is entitled to file a request for an accommodation (i.e. wheelchair ramp, modified kitchen, etc.) and the PHA must pay for the modification if the request is found valid. (See Chapter 4 in this Guide for a discussion on how to file a reasonable accommodation request.)

PHA maintains a waiting list of individuals and families who are in need of public housing. If you are interested in renting a public housing unit, you must submit an application with PHA. PHA accepts applications for Public Housing on Monday through Friday, from 9:00 am to 2:00 pm at the Admissions Office located at 712 N. 16th Street. The preliminary application includes a Preference Claim Form to note if you are a recipient of SSI, SSDI and whether you need an accessible unit or other accommodation. If PHA determines that you are eligible for public housing, your name will be placed on a waiting list. Unfortunately, there is no way to determine how long it will be before a unit becomes available. Applicants are advised to maintain a current address and to verify their application status at least once a year.

Eligibility:

Families and individuals with low incomes. Contact PHA to see if you qualify. The vast majority of public housing developments are made up of “Family Units.” These developments have been designated for families with children and generally have specifically designated areas for children such as playground and recreational facilities. Other developments have “Elderly Units” and are for use by senior citizens only (55 and older). These communities allow seniors to enjoy a community with people their own age. Other developments offer a mix of Family and Elderly Units so both families and seniors can enjoy living amidst a variety of age groups. Many units in each type of development are accessible or adaptable for people with disabilities. (See Glossary for definitions of accessible and adaptable housing.)

Every public housing development in Philadelphia, its address, phone number, size and number of units accessible or adaptable to people with disabilities is listed in the following pages.

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Visit the PHAAdmissionsOffice at712 N. 16th Street, Philadelphia to apply forPublic Housing.

Call the PHA at(215) 684-4500for more information.


PUBLIC HOUSING DEVELOPMENTS IN PHILADELPHIADevelopment Telephone # Elderly # Family # Accessible

Units Units Units

Abbottsford Homes3226 McMichael Street, 19129 (215) 684-3300 0 236 12

Arch Homes56th & Arch Streets, 19139 (215) 684-5570 73 73 4

Bartram Village54th & Elmwood Avenue, 19143 (215) 684-4973 0 493 26

Bentley Hall1710 Croskey Street, 19121 (215) 684-4656 100 0 0

Cassie L. Holley Court2100 Dickinson Street, 19146 (215) 684-4808 71 0 3

Cecil B. Moore34th & Huntingdon Streets, 19132 (215) 684-1091 0 29 2

Champlost Homes5963 N. 20th Street, 19138 (215) 684-2688 0 102 6

Collegeview2732 W. Thompson Street, 19121 (215) 684-1100 54 0 0

Emlen Arms 246733 Emlen Street, 19119 (215) 684-5893 174 0 22 adaptable

Fairhill Apartments2443 N. 10th Street, 19133 (215) 684-8136 0 264 15

Gladys B. Jacobs Manor1100 Fairmount Avenue, 19146 (215) 684-2325 80 0 4

Haddington Homes5520 Vine Street, 19139 (215) 684-5570 0 148 0

Harrison Plaza1350 N. 10th Street, 19122 (215) 684-4644 0 297 10

Haverford Homes59th & Haverford Avenue, 19120 (215) 684-5570 0 24 0

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PUBLIC HOUSING DEVELOPMENTS IN PHILADELPHIA (continued)Development Telephone # Elderly # Family # Accessible

Units Units Units

Hill CreekRising Sun & Adams Avenue, 19120 (215) 684-5622 113 227 9

Holmecrest HomesWelsh Road & Erdrick Street, 19136 (215) 684-5930 84 0 0

James W. Johnson Homes2500 W. Norris Street, 19121 (215) 684-4715 0 530 5

Katie B. Jackson Plaza400 N. 50th Street, 19139 (215) 684-5560 58 0 0

Liddenfield Homes8800 Jackson Drive, 19136 (215) 684-5963 51 410 7

Ludlow Scattered Sites615 Cecil B. Moore Avenue, 19122 (215) 684-1090 Inquire Inquire Inquire

Marshall Shepard Village634 Preston Street, 19104 (215) 684-2715 Inquire Inquire Inquire

Morton Homes5920 Morton Street, 19144 (215) 684-5885 65 247 1

Nellie Reynolds Garden2653 Glenwood Avenue, 19121 (215) 684-8125 Inquire Inquire Inquire

Norman Blumberg Apartments 19 family2311 W. Jefferson Street, 19121 (215) 684-5550 96 414 44 senior

Norris Apartments2037 N. 11th Street, 19122 (215) 684-4670 0 324 4

Oxford Village6150 Algon Avenue, 19111 (215) 684-5997 0 199 7

Parkview2101 N. 33rd Street, 19121 (215) 684-1091 22 0 5

Paschall Apartments7212 Woodland Avenue, 19142 (215) 684-5921 0 221 0

Queen Lane Apartments301 W. Queen Lane, 19144 (215) 684-5650 0 138 6


PUBLIC HOUSING DEVELOPMENTS IN PHILADELPHIA (continued)Development Telephone # Elderly # Family # Accessible

Units Units Units

Richard Allen Homes, Phase II1015 Parrish Drive, 19123 (215) 684-4630 0 150 4

Sen. Herbert Arlene Homes 18th & Jefferson Streets, 19121 (215) 684-1310 0 32 2

Spring Garden Apartments 715 Brandywine Street, 19123 (215) 684-5393 0 202 6

Westpark Apartments 300 N. Busti Street, 19104 (215) 684-4950 0 326 5

Westpark Plaza4600 Fairmount Avenue, 19139 (215) 684-5560 66 0 0

Whitehall Apartments 191923 Margaret Street, 19124 (215) 684-5992 0 253 4 adaptable

Wilson Park 25 family2500 Jackson Street, 19145 (215) 684-4808 132 604 15 senior

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PRIVATELY OWNED & MANAGED PUBLIC HOUSING

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The Philadelphia Housing Authority has been involved with the renovation and/or construction of over 2,400 new units for families and seniors using Low Income Housing Tax Credits. Specifically, there are more than 1000 senior housing units and 300 accessible units. These developments are now privately owned and managed and each new property maintains a site-based waiting list.

Although much of the admission criteria are the same as public housing, they can vary from site to site and the waitlist at each site opens and closes based on volume. Contact the specific site for more information and unit availability. Individual addresses and phone numbers are provided in the following listings.

PUBLIC HOUSING WITH SITE-BASED WAITING LISTSDevelopment Telephone # Elderly # Family # Accessible

Units Units Units

8 Diamonds Townhouse Apartments2028 W. Norris Street, 19121 (215) 236-6000 0 152 36

Angela Court Apartments 4401 Haverford Avenue, 19104 (215) 222-7000 67 0 7

Angela Court Apartments II4400-12 Fairmount Avenue, 19123 (215) 222-7000 0 54 6

Cambridge Plaza – Phase I, II & III1100 Poplar Street, 19123 (215) 684-3945 0 163 21

The Courtyard Apts. at Riverview 17 family1021 S. 4th Street, 19147 (215) 551-7091 165 305 7 senior

Falls Ridge 234349 Ridge Avenue, 19129 (215) 848-4116 50 85 47 adaptable

Germantown House 145457 Wayne Avenue, 19144 (215) 684-4400 220 0 119 adaptable

Greater Grays Ferry Estates 30 family, 12 senior3001 Moore Street, 19145 (215) 684-7088 72 554 60 senior adaptable

Lucien E. Blackwell I & II755 Markoe Street, 19139 (215) 684-2715 0 182 31

M. L. King Plaza – Phase I, III, IV13th and Fitzwater Streets, 19147 (215) 684-2305 0 137 38 8 adaptable

Mt. Olivet Village642 N. 41st Street, 19139 (215) 684-8035 198 0 20

Neuman North Senior Housing 11741 Frankford Avenue, 19125 (215) 739-8303 67 0 63 adaptable


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PUBLIC HOUSING WITH SITE-BASED WAITING LISTS (continued)Development Telephone # Elderly # Family # Accessible

Units Units Units

Raymond Rosen Manor2301 W. Edgely Street, 19145 (215) 684-4701 0 553 8

Richard Allen Homes – Phase III1100 Poplar Street, 19123 (215) 684-3948 0 178 31

Spring Garden Scattered Sites1900 Spring Garden Street, 19130 (215) 564-5393 0 86 9

Saint Anthony’s Senior Building 42309-33 Carpenter Street, 19146 (215) 989-0040 164 0 61 adaptable

Suffolk Manor Apartments 181416 Clearview Street, 19141 (215) 684-2222 137 0 11 adaptable

HOUSING CHOICE VOUCHERS (Formerly Section 8)

HCV MAINSTREAM PROGRAM

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The Housing Choice Voucher Programs are the Department of Housing and Urban Development’s (HUD) major programs for assisting very-low income families, the elderly and people with disabilities to rent decent, safe and affordable housing in the private market. Unfortunately, this program does not have any available vouchers and is not accepting applications at this time. This program, when open, provides a rental subsidy that allows you to lease a unit on the private market. You will generally pay 30% or less of your income towards rent and the Housing Choice Voucher Program (HCV) will pay the remainder.

If you need modifications made to the unit, the landlord must — under the Fair Housing Act — allow you to make them as a reasonable accommodation. Remember, however, that you must pay for them (see Chapter 4 for more information on reasonable accommodation).

PHA maintains a waiting list of applicants for the Housing Choice Voucher Programs and gives preference to people with disabilities on SSI or SSDI. It has also issued some designated vouchers just for people with disabilities under the Mainstream Program (see below).

As stated above, PHA’s waiting list for the HCV program is currently closed. The waiting list was last opened in 2000, however, it could open again for a short period. If the list were to open PHA will advertise in newspapers and various forms of media in addition to sending notice to over 40 disability advocacy groups. Once the list opens, the location for submitting applications will be included in the posting. The Housing Choice Voucher Department is located at 642 N. Broad Street, 6th Floor, Philadelphia, or call them at (215) 684-4300.

Eligibility:Households whose income does not exceed 50% of the median income for the Philadelphia metropolitan area are eligible for this program.

The Mainstream Program provides rental vouchers for persons with disabilities. This program provides rental assistance to very low-income families whose head, spouse, or sole member is a person with a disability. Persons with disabilities live independently in private rental housing and pay 30% of their adjusted income for rent. As described under the Housing Choice Voucher Program, the waiting list for the Mainstream Program is currently closed.

Eligibility: Very low-income families whose head, spouse, or sole member is a person with a disability may receive a rental voucher through the Mainstream Program.


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Privately Owned Subsidized Rental UnitsA number of apartments and townhouse developments in Philadelphia are subsidized by the federal or state government but are owned and operated by a private developer or management company. These developments have affordable rents and often have accessible units in them, especially if they were built or renovated recently. Accessible units may have lower kitchen cabinets, bathroom grab bars, roll-in showers, wide hallways, ramps, lower knobs and/or raised toilets. Although older complexes may not have any accessible units, some have facilities designated for persons with disabilities or apartments that can be adapted to meet specific needs. Additionally, some developments provide housing specifically for the elderly and allow for non-elderly residents with disabilities. A list of subsidized housing developments follows in this chapter and includes the address, contact information and the number and type of units in each development.

Eligibility: In general, households with low and moderate income are eligible to rent units in privately-owned subsidized developments. Since a variety of subsidy programs have funded the units over the years, both rents and income guidelines vary from development to development. In general, tenants pay 30% of their income towards rent and the balance is paid through subsidies. You should call the development directly to check out availability and learn about their specific income requirements.

The list of developments that follows includes projects funded through a variety of sources including the Section 202, 811, PHFA, DCED and HUD programs. Developments are listed in alphabetical order. “Elderly” units are generally for seniors at least 62 years of age and/or for people with disabilities. “Family” units are typically for households comprised of two or more persons, including at least one dependant child. Family apartments ordinarily contain two-, three- or four-bedrooms. “General” units may include efficiency and one-bedroom apartments for single adults as well as larger units for families.

A number of these developments have units that are accessible to people with disabilities; some developments are designed entirely for people with disabilities. Finally, some of these developments are for homeless people who have a disability. While this Guide is not intended for homeless persons, these developments are included in this list and are noted with the initials SRO for Single Room Occupancy.

The following list contains the addresses and phone numbers of these developments and notes how many units in each are accessible. If you are interested in any of these units, call the development directly to see if one is available.

To apply for one of the units listed in the following pages, call the property owner directly. Phone numbers are noted next to the name of each development.

Note: “Family unit” indicates that these units are available to anyone, regardless of age.

*Indicates that this building is primarily for senior citizens, however, the accessible units are available to an individual of any age needing the accessibility feature.

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AFFORDABLE RENTAL UNITSDevelopment Telephone # Elderly # Family # Mobility

Units Units Accessible Units

1515 Fairmount Apartments1515 Fairmount Avenue, 19130 (215) 232-7272 0 48 3

16th & Federal StreetsScattered Sites, 19146 (215) 545-1334 0 53 3

2206 Cantrell Rehabilitation2206 Cantrell Street, 19145 (215) 462-1640 0 1 1

345 Emily Street Project345 Emily Street, 19148 (215) 462-1640 0 1 1

4424 Sansom Street Associates4420-4424 Sansom Street, 19104 (215) 222-4412 0 6 1

4426 Sansom Street Associates4426 Sansom Street, 19104 (215) 222-4412 0 3 1

4901 Spruce Street4901 Spruce Street, 19139 (215) 474-2324 0 33 2

5909 Chester Avenue5909 Chester Avenue, 19143 (856) 662-1730 0 2 0

6th & Montgomery StreetsScattered Sites, 19122 (215) 229-4020 0 20 8

81 East High Street81 East High Street, 19144 (215) 951-0300 0 15 0

Adolfina Villanueva II719-35 W. Somerset Avenue, 19133 (267) 514-7774 0 30 0

Allegheny1604-06 W. Allegheny Avenue, 19132 (215) 925-5862 0 60 6

Allegheny West IIScattered Sites, 19132 (215) 225-1019 0 45 1

Allens Lane Apartments7057 Cresheim Road, 19119 (215) 659-2660 1 14 2

American Postal Workers House801 Locust Street, 19107 (215) 925-9090 270 0 29*

Ann Thomas Presbyterian Apartments2000 S. 58th Street, 19143 (215) 726-3232 75 0 32*

Anthony Wayne Senior Housing1701 S. 28th Street, 19145 (215) 386-2222 39 0 4

Apartments on the Germantown Home Campus6950 Germantown Avenue, 19119 (215) 965-1915 60 0 5

Renting an Affordable HomeRenting Subsidized HousingRenting Subsidized Housing

AFFORDABLE RENTAL UNITS (continued)Development Telephone # Elderly # Family # Mobility


Arbor House12003 Bustleton Avenue, 19116 (215) 969-0400 102 0 12

Artist Village Apartments700-734 S. 17th Street, 19146 (215) 989-0040 0 36 4

Ascension Manor I, II911 N. Franklin Street, 19123 (215) 922-1116 138 0 3970 N. Seventh Street, 19123 137 0 3

Aspen Affordable HousingScattered Sites, 19104 (215) 651-1638 0 18 2

Aspen-Olive ResidenceScattered Sites, 19104 (570) 287-2151 0 22 2

Avondale HousingScattered Sites, 19146 (215) 748-8750 0 18 1

Belmont Affordable Housing I - VScattered Sites, 19104 (215) 477-1268 0 118 14

Bernice Arms6000-18 Baltimore Avenue, 19143 (215) 747-4772 0 46 8

Bernice Elza Homes38th and Brandywine Streets, 19104 (215) 382-7522 0 6 0

Bethesda Transitional Housing816 S. 20th Street, 19146 (215) 985-1600 0 16 0

Blakestone Housing6657 Blakemore Street &6526-34 Germantown Avenue, 19119 (215) 842-3011 0 19 1

Blessed Katherine Drexel Residence7919 Forrest Avenue, 19150 (215) 949-5765 28 0 1

Brantwood I & II4142-52 Parkside Avenue, 19131 (215) 473-4900 0 34 4

Brentwood4130-40 Parkside Avenue, 19104 (215) 877-3377 33 10 4

Breslyn House4640 Walnut Street, Side Court, 19139 (215) 747-0322 0 60 1

Brith Sholom House3939 Conshohocken Avenue, 19131 (215) 877-3445 312 0 Inquire*

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Brooks School Apartments5631-43 Haverford Avenue, 19131 (215) 528-6144 33 0 33

Calcutta HouseScattered Sites, 19130 (215) 684-0480 0 9 9

Caribe Towers3231-65 N. 2nd Street, 19133 (215) 425-7410 57 0 57

Carl Mackley Apartments1401 E. Bristol Street, 19124 (215) 884-8590 0 184 18

Casa Caribe173 W. Allegheny Avenue, 19133 (215) 426-3414 52 0 5

Casa Enrico Fermi1300 Lombard Street, 19147 (215) 735-3858 288 0 288

Casa Nueva Vida2600 North 6th Street, 19133 (215) 735-3858 0 12 5

Caton House1239 Spring Garden Street, 19123 (215) 978-5191 0 20 20

Cecil B. MooreN. Gratz Street, 19121 (215) 978-1100 0 40 6

Cecil B. Moore VillageOxford & N. 16th Streets, 19121 (215) 978-0106 0 34 2

Cecil Housing Project1114 N. 56th Streets, 271 Cecil Street, 19139 (215) 748-8750 0 11 2

Center City YMCA20th and Chestnut Streets, 19103 (215) 963-3791 0 60 60

Center in the Park Senior Housing25-50 W. Rittenhouse Street, 19144 (267) 386-8600 70 0 4

Center Park II10102 Jamison Avenue, 19116 (215) 464-4151 60 1 6

Center Park III1901 Red Lion Road, 19116 (215) 673-6446 39 0 4

Center Post Housing55 N. 40th Street, 19104 (215) 387-7707 0 79 4

Center West4101 Chestnut Street, 19104 (215) 557-8484 0 17 0




Chatham Court Apartments242-252 S. 49th Street, 19139 (215) 472-5920 0 40 4

Chestnut / 56th StreetScattered Sites, 19139 (267) 322-6311 0 78 5

Church Lane600 E. Church Lane, 19144 (215) 843-6985 0 40 4

Clara Baldwin Manor2600 W. Susquehanna Avenue, 19121 (215) 978-4757 59 0 0

Cloisters Main, I & IIIScattered Sites, 19104 (215) 382-2112 0 95 12

Cobbs Creek Apartments5256 Larchwood Avenue, 19143 (215) 472-7030 0 82 3

Community House5501 N. 11th Street, 19141 (215) 324-4563 0 73 3

Community Housing for the Elderly5333-5347 N. 13th Street, 19141 (215) 884-8590 24 24 1

Coral Street Arts House2446-2468 Coral Street, 19125 (215) 739-0310 0 27 5

Corinthian Square Apartments2103 W. Godfrey Avenue, 19138 (215) 438-640245 45 0 15*

Cottages on the Germantown Home Campus6950 Germantown Avenue, 19110 (215) 965-1915 18 0 18

Cricket Court Commons430, 507, 549 W. Manheim Street, 19144 (856) 662-1730 0 153 5

Dauphin Arms Apartments2230 N. 13th Street, 19133 (215) 235-1156 0 66 4

Diamond Park Apartments1700 Susquehanna Avenue, 19121 (215) 765-6626 48 0 48*

Diamond Street Apartments Phase I, II & III2922-3217 W. Diamond Street, 19121 (215) 236-8434 0 67 24

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Dignity II Project5151-55 Wayne Avenue, 19144 (215) 843-7488 0 16 2

Dorado Village2642 N. Marshall Street, 19133 (215) 225-3511 0 81 2

Dorothy Lovell2114-2116 N. Gratz Street,1823 W. Diamond Street, 19121 (215) 557-8484 0 24 4

Drueding Rainbow1348 N. 4th Street, 19122 (215) 769-1830 0 10 1

Dunlap Apartments5031 Race Street, 19139 (215) 747-3200 35 0 4

Dynasty Court1011 Race Street, 19139 (215) 238-1012 0 54 2

Edgewood Manor Apartments I & II1508 W. Allegheny Avenue, 19132 (215) 228-1977 0 105 8

Elanor Properties2940 Belgrade Street, 19134 (215) 917-7474 0 2 1

Elders Place53 E. Wister Street, 19144 (215) 842-3000 40 0 40

Elders Place II80 E. Collom Street, 19144 (215) 842-1301 40 0 3

Elkins Residence11th and Clarkson Streets, 19141 (215) 456-7800 0 73 73

Enon-Toland Apartments245 West Queen Lane, 19144 (215) 843-9823 66 0 Inquire*

Enon-Toland Newhall Manor5323-5331 Newhall Street, 19144 (215) 843-9823 25 0 2

Evelyn Saunders Townhouses3000 N. Percy Street, 19133 (267) 514-7774 0 49 8

Families First3900 Warren Street, 19104 (215) 557-8484 0 48 12

Fifteenth & Jefferson1418 N. 15th Street, 19121 (215) 236-1818 0 39 2

Fisher’s Crossing4901 Stenton Avenue, 19144 (215) 438-3382 0 208 8




Fitzwater Homes1818 Bainbridge Street, 19146 (215) 546-6355 0 20 2

F.O.P. Senior Citizens730 Byberry Road, 19116 (215) 677-9120 106 0 106

Foulkrod Apartments1330-1346 Foulkrod Street, 19124 (215) 228-1977 52 0 6

Four Freedoms House6101 Morris Street, 19144 (215) 843-8000 281 0 281*

Fourth Street Access1912-1930 North 4th Street, 19122 (215) 557-8484 0 24 8

Francisville ElderlyScattered Sites, 19130 (215) 765-5335 28 14 5

Franklin Park Apartments6320 Chew Avenue, 19138 (215) 849-3833 19 86 19

Friends Guild House711 Spring Garden Street, 19123 (215) 232-1924 90 0 0

Friends Guild West1221 Fairmount Avenue, 19123 (215) 232-1925 100 0 0

Gaudenzia Tioga Arms1828-30 W. Tioga Street, 19140 (215) 228-5840 0 22 3

Genesis II1239 Spring Garden Street, 19123 (215) 978-5191 0 20 0

Germantown Interfaith Housing18 W. Chelten Avenue, 19144 (215) 438-9779 86 0 10

Germantown YMCA SRO5722 Greene Street, 19144 (215) 848-9601 0 128 12

Good Shepherd Program of St. John’s Hospice (SRO)1225 Race Street, 19107 (215) 569-1101 0 0 11

Gratz Commons19th & Diamond Streets, 19121 0 39 0

Gray Manor Apartments1600 N. 8th Street, 19122 (215) 235-0660 115 0 15

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Grays Ferry3100-3130 Wharton Street3105-3115 Reed Street, 19146 (215) 334-7170 0 70 4

Green Street1109-1117 Green Street, 19123 (215) 232-1924 0 15 5

Greenway Presbyterian Apartments2050 South 58th Street, 19143 (215) 689-0518 68 0 4

Guild House West II1221 Fairmount Avenue, 19123 (215) 232-1924 54 1 10*

Haddington I, II, III & TownhousesScattered Sites, 19131 (215) 472-8554 0 126 5

Hamill Mill Apartments200 E. Church Lane, 19144 (215) 843-5102 36 4 4

Hamill Mill Apartments II5423-27 Lena Street, 19144 (215) 843-5102 16 0 1

Hancock Manor174 W. Allegheny Avenue, 19133 (215) 425-4150 0 42 4

Harmony House5025 N. 15th Street, 19104 (215) 329-9680 0 36 4

Haven Peniel Senior Housing1615 North 23rd Street, 19121 (215) 765-3126 55 0 55

Hawthorne IV1236-40 Catherine Street, 19147 (215) 985-2140 0 4 0

Hayes Manor Retirement Residence2210 Belmont Avenue, 19131 (215) 473-1552 65 0 65

Help Philadelphia I, II4900 Wyalusing Avenue, 19131 (215) 473-6454 0 90 52

Hestonville5421-29 Lansdowne Avenue &5515-5526 Hunter Street, 19131 (215) 472-8309 0 30 1

High Street Manor81 E. High Street, 19144 (215) 951-0300 0 0 15

Hogar De Esperenza2200 Germantown & Cadwallador, 19133 (215) 235-6070 0 20 3




Holiday House8900 Roosevelt Boulevard, 19115 (215) 673-6446 170 0 10

Holmes School5429-55 Chestnut Street, 19139 (267) 284-1400 42 0 4

Hope Haven II2827-29 W. Diamond Street, 19121 (215) 236-0922 0 10 1

Horizon House I246-48 South 12th Street, 19107 (215) 386-3838 0 9 0

Horizon House II6015 Limekiln Pike, 19141 (215) 549-5990 0 18 2

Imani Homes II, III, IV, VScattered Sites, 19104 (215) 382-2112 0 36 2

In Community at Project HOME (SRO)1229 Chestnut Street, 19107 (215) 567-6118 0 0 37

Inglis Apartments at Eastwick II3026-70 Mario Lanza Blvd., 19153 (215) 878-5600 0 18 18

Inglis Apartments at Elmwood6200 Eastwick Avenue, 19142 (215) 581-5798 0 40 40

Inglis Gardens (Germantown)332-334 E. Walnut Lane, 19144 (215) 848-5717 0 15 15

Inglis Gardens (Washington)1200-06 E. Washington Lane, 19138 (215) 848-5717 0 15 15

Interfaith House in Germantown18 W. Chelten Avenue, 19144 (215) 438-9779 84 0 9*

Interim House West4108-4120 Parkside Avenue &4109-4121 Viola Street, 19104 (215) 985-2575 0 20 4

Iris Nydia Brown Townhouses2744-62 N. Mascher Street, 19133 (215) 627-5550 0 12 2

Ivy Residence II4506 Ford Road, 19131 (215) 787-2800 0 53 0

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Jameson Court Apartments4435 Parrish Street, 19104 (215) 222-7222 0 72 5

Jardines de Borinquen I, IIScattered Sites, 19122 (215) 235-2851 0 90 6

Johnnie Tillmon TownhousesN. Orianna & W. Master Streets, 19123 (215) 229-4020 0 21 1

Kairos House1440 N. Broad Street, 19121 (215) 763-4783 0 36 3

KAN/KARP3042 Frankford Avenue, 19134 (215) 426-5705 0 10 1

Karen Donnally4th and Diamond Streets, 19122 (267) 514-7774 0 32 6

Kate’s Place1929 Sansom Street, 19103 (215) 569-9733 0 144 6

Kearsley Care Housing, Kearsley Home2100 N. 49th Street, 19131 (215) 877-1565 145 0 145

Kensington Townhouses2607 N. Howard Street, 19133 (215) 557-8484 0 66 4

Kensington YWCA164-176 W. Allegheny Avenue, 19133 (215) 855-8700 0 46 5

Keystone Housing8765 Stenton Avenue, 19038 (215) 836-2440 0 19 19

Kings Highway Phase II2900-3000 Frankford Avenue,2000 Stella Street, 19134 (267) 557-8484 0 31 3

Kings Village2700 Titan Street, 19146 (215) 386-2222 0 21 1

Landreth Apartments1201 S. 23rd Street, 19146 (215) 339-9645 45 0 6

Lehigh Apartments105 E. Lehigh Avenue, 19125 (215) 427-5899 0 11 11

Lehigh Mixed Use ProjectN. 20th St. and Lehigh Avenue, 19132 (215) 221-8830 0 5 1




Lehigh Park Apts. - Phase I, Center Apts.2622-46 N. Lawrence Street, 19133 (215) 291-9212 0 77 4

Lehigh Park - Phase II2600 N. 5th Street, 19133 (215) 291-9212 0 48 0

Locust Tower4815 Locust Street, 19139 (215) 472-8309 0 40 40

Lower Germantown Housing I, IIScattered Sites, 19144 (215) 843-5102 16 68 3

Magnolia Mews5915 Magnolia Street, 19144 (215) 843-8642 0 63 0

Mahlon Lewis Residences5600 Race Street, 19139 (215) 471-1313 125 0 10*

Manor Glen8401 E. Roosevelt Blvd., 19152 (215) 624-5800 0 50 50

Mansion Court I, IIScattered Sites, 19121 (215) 236-8434 0 50 2

Maple Village22-44 W. Rittenhouse Street, 19144 (215) 438-6810 70 0 4

Marlton Residences1721-31 Marlton Avenue, 19104 (215) 877-3377 0 25 5

Mary Field2100 S. 58th Street, 19143 (215) 726-3232 84 0 15

Meadow II Senior Housing4649 Paul Street, 19124 (215) 535-3010 45 0 5

Melon3616-28 Melon Street, 19104 (215) 557-8484 0 10 10

Melville Way4520-22 Walnut Street, 19139 (215) 747-1631 0 8 1

Mercy Douglas Residences4511 Walnut Street, 19139 (215) 387-2350 58 0 2

Mid-City YWCA Apartments2025-2029 Chestnut Street, 19103 (856) 662-1730 0 60 5

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Mill Creek Apartments751 N. 46th Street, 19139 (215) 684-4933 251 193 12

Model Cities 62201-2235 N. 13th Street, 19133 (215) 235-1156 0 70 6

Monte Vista6150 W. Oxford Street, 19151 (215) 477-5540 76 70 12

Monument Mews4300 Monument Road, 19131 (215) 557-8484 0 60 6

MPB Parish School2811 W. Sedgley Avenue, 19121 (215) 557-8484 0 28 2

Mt. Fair Apartments807 N. 15th Street, 19130 (215) 978-0106 0 33 1

Mt. Sinai Apartments431 Reed Street, 19147 (215) 336-5100 37 0 4

Mt. Tabor Senior Cyber Village973-1003 N. 7th Street, 19122 (215) 587-9290 56 0 12

National Temple IIIN. 16th and Gratz Streets, 19121 (215) 557-8484 0 28 2

Neighborhood Restoration VII, XVIScattered Sites, 19104 (267) 284-1400 0 152 10

New Covenant Senior Housing7500 Germantown Avenue, 19119 (215) 247-1860 56 0 13

Newhall Manor5323 Newhall Street, 19144 (215) 843-9823 26 0 26

Norris Square Senior Housing2121 N. Howard Street, 19122 (215) 291-9170 35 0 35

Norris Square Civic Assoc. (NSCA)Scattered Sites, 19122 (215) 426-8723 0 21 1

North 11th Street2700 N. 11th Street, 19133 (215) 228-2700 0 43 2

Northern Home for Children5301 Ridge Avenue, 19128 (215) 849-5437‎ 0 8 2

Oak Lane/Chelten Court1623-25 Chelten Avenue, 19126 (215) 224-3335 0 58 4




Ogontz Hall I, III7100 Ogontz Avenue, 19138 (215) 927-6883 0 40 3

Old City Presbyterian25 N. 4th Street, 19106 (215) 627-9538 53 0 7

Olde Kensington Pavilion1250 N. 3rd Street, 19122 (215) 763-5505 93 10 10

On Lok House219 N. 10th Street, 19107 (215) 925-3369 48 0 7

One APM Plaza2316-2327 N. 7th Street, 19133 (215) 232-2851 0 24 1

Opportunities Tower I, II1717 W. Hunting Park Avenue, 19140 (215) 229-1000 245 16 30

Opportunities Towers III5524 Haverford Avenue, 19131 (215) 474-8910 45 45 15

Overington Transitional Housing1528 Overington Street, 19124 (215) 535-7680 0 13 1

Overmont House4001 Monument Road, 19131 (215) 879-8600 250 250 25

Park Tower4001 Conshohocken Avenue, 19131 (215) 878-8882 147 0 9

Parkside ApartmentsN. 52nd Street, 19139 (215) 473-4755 0 57 8

Parkside Preservation ProjectScattered Sites, 19104 (215) 557-8484 0 82 10

Paschall Senior Housing6901 Woodland Avenue, 19142 (215) 782-6000 63 0 6

PATH Group Homes1835 Beyer Avenue, 19115 (267) 350-4757 0 24 10

The Pavilion Apartments3901 Conshohocken Avenue, 19131 (215) 477-3555 296 0 296

PCAH/Haddington DevelopmentScattered Sites, 19139 (215) 748-8826 0 21 1

Pensdale Housing4200 Mitchell Street, 19128 (215) 754-0126 65 0 8

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People’s Emergency Center (SRO)3902-14 Spring Garden Street, 19104 (215) 382-2112 0 8 1

Pennsdale II4200 Mitchell Street, 19128 (215) 487-0914 0 38 4

Philip Murray House I & II6300 Old York Road, 19141 (215) 927-7070 377 0 73

Philippian Gardens5110 N. 6th Street, 19120 (215) 455-5000 40 0 8

Pinn Gardens5398 Wynfield Avenue, 19131 (215) 878-2742 35 0 5

Point Breeze Project, and The CommonsScattered Sites, 19146 (215) 925-5862 72 77 7

Port Richmond Model HomesScattered Sites, 19134 (215) 925-5862 0 32 4

Powelton Gardens4050-4072 Powelton Avenue &36 N. Preston Street, 19104 (215) 557-8484 0 25 3

Powelton Heights4113-43 Warren Street, 19104 (215) 557-8484 0 48 12

Presbyterian Apartments at 58th Street2000 S. 58th Street, 19143 (215) 726-3232 0 75 8

Project Advantage4700 Roosevelt Blvd., 19124 (215) 744-1047 0 12 0

Project Hope5122 N. Carlisle, 191416818 N. 17th, 19126 (215) 228-6066 0 2 0

Project Restoration2848-50 North 9th Street, 19133 (215) 226-4999 0 14 14

Proyecto Escalera2353-55-57 Germantown Avenue, 19133 (215) 235-2851 0 27 2

Queens Row500-508 Queen Lane &5231 McKean Avenue, 19144 (215) 927-8560 0 28 1

Ralston Mercy Douglas House3817-39 Market Street, 19104 (215) 382-5110 55 0 55




Reba Brown Senior Residence1450 S. 50th Street, 19143 (215) 624-4297 0 75 8

Reed House1320 S. 32nd Street, 19147 (215) 755-6789 0 67 4

Reed Street Presbyterian Apartments1401 S. 16th Street, 19146 (215) 551-1395 84 0 8

Reed Street Project501-07 Reed Street, 19147 (215) 557-8484 0 18 0

Regent Terrace5115-17 Regent Street, 19143 (215) 729-3022 0 80 6

Residence at 6000 Baltimore6000-18 Baltimore Avenue, 19143 (215) 747-4772 46 0 3

Respite II1208-12 South 15th Street, 19102 (215) 735-7435 0 16 16

Reunification House190 W. Allegheny Avenue, 19133 (215) 739-5763 0 2 0

Rieder House10102 Jamison Avenue, 19116 (215) 464-4151 73 0 4

Riverside Presbyterian Tower158 N. 23rd Street, 19103 (215) 563-6200 141 150 10

Robert C. Nix Homes1418 N. 15th Street, 19121 (215) 236-1818 0 34 2

Robert Saligman House8900 Roosevelt Blvd, 19115 (215) 464-3377 378 0 16

Rowan House39th Street and Baring, 19104 (215) 382-7523 0 26 4

Rowan Homes I2723-2733 W. Diamond Street, 19121 (215) 232-5866 0 8 1

Rowan Homes Phase II1900 Judson Street, 19121 (215) 382-7523 0 32 2

Ruby HousingScattered Sites, 19139 (215) 748-8750 0 11 1

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Saligman North8900 Roosevelt Boulevard, 19115 (215) 673-6446 107 0 12

Salvation Army Booth Manor I & II5522 Arch Street, 55th and Race St., 19139 (215) 471-0500 49 50 7

Salvation Army Ivy Residence4051 Ford Road, 19131 (215) 871-3303 74 0 2

Sansom House4508 Sansom Street, 19139 (215) 382-8350 47 0 5

Sarah Allen Homes, Phase III41st and Brown Streets, 19104 (215) 222-3022 87 0 0

Sarah Allen Homes, Phase II & IV4035 Parrish Street, 19104 (215) 222-3022 35 36 4

Sartain Apartments3017 W. Oxford Street, 19121 (215) 951-4390 35 0 3

Scottish Rite House1525 Fitzwater Street, 19146 (215) 732-8484 114 0 11*

Sedgley Park Apartments2821 W. Sedgley Avenue, 19121 (215) 236-2222 0 26 2

Shalom / Arbor Apartments12003 Bustleton Avenue, 19116 (215) 969-0400 139 0 11

Sharswood I & II ApartmentsScattered Sites, 19103 (215) 232-5880 0 130 10

Sheila Brown Women’s Center2000-04 Ellsworth Street, 19146 (215) 222-2000 0 9 1

Sheldrake Apartments4901 Spruce Street, 19139 (570) 287-2151 0 33 2

Sidewater House780 Byberry Road, 19116 (215) 673-6446 63 0 7

Sidney Hillman Apartments22 S. 22nd Street, 19103 (215) 561-1729 273 0 Inquire*

Simpson Fletcher5353 W. Master Street, 19131 (215) 477-9300 58 0 3

Simpson Senior Services1001-11 Green Street, 19123 (610) 626-6303 40 0 Inquire*




Sixth & Berks Street1826-1862 N. 6th Street, 19122 (215) 229-4020 0 26 2

Somerset Apartments2800-2820 N. 7th Street &2801-2819 N. 7th Street, 19133 (215) 229-4020 0 24 2

Somerset Villas200 E. Somerset Street, 19134 (215) 423-0090 89 18 10

Somerville Homes5325 N. 13th Street, 19141 (215) 386-2222 0 24 1

South 55th Street Apartments800-818 S. 55th Street, 19143 (215) 528-6144 0 20 1

Southwark Plaza401 Washington Street, 19147 (856) 596-0500 0 470 23

Spencer’s Place (Scattered Sites)N. 36th, 37th Aspen & Olive Streets, 19104 (215) 382-2112 0 22 2

Spring Garden Apartments3902-14 Spring Garden Street, 19104 (215) 382-7523 0 9 1

Spring Garden II1600 Mt. Vernon Street, 1600 Wallace,19130 (856) 596-3008 0 58 6

Spring Garden Towers1818 Spring Garden Street, 19130 (215) 568-0564 188 0 20*

St. Columba’s (SRO)4133-9 Chestnut Street, 19104 (215) 382-0636 0 40 40

St. Elizabeth’s Recovery Residence (SRO)1850 N. Croskey Street, 19121 (215) 763-1820 0 24 4

St. George Athenagoras850 Locust Street, 19107 (215) 922-5177 91 0 3

St. George Senior Housing II850 Locust Street, 19107 (215) 922-5195 39 0 4

St. George’s House540 S. 61st Street, 19143 (215) 222-7192 5 0 1

St. Ignatius Senior Housing4402-06 Fairmount Avenue, 19104 (267) 386-8600 67 0 7*

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St. John Neumann Place2600 Moore Street, 19145 (215) 463-1101 0 75 8

St. John the Evangelist House1211-13 Clover Street, 19107 (215) 232-7272 0 79 8

St. Josephs Housing for Elderly1515-27 W. Allegheny Avenue, 19132 (215) 225-7831 62 0 5*

St. Mary’s Residence5th & Locust Street, 19106 (215) 922-4228 26 0 7

St. Matthew Manor230-242 N. 57th Street, 19139 (215) 748-3310 51 0 8

Station House Apartments2601 N. Broad Street, 19132 (215) 227-4086 0 62 8

Stephanie LaneRoute 29 & Schoolhouse Road, 19126 (610) 933-4383 0 23 1

Stephen Smith Towers Apartments1030 Belmont Avenue, 19104 (215) 878-9560 140 0 131

Susquehanna Townhouses2233A N. 20th Street, 19132 (215) 236-2750 0 37 2

Susquehanna II2214 N. 20th Street, 19132 (215) 763-6305 0 47 2

Susquehanna Village2220-2224 N. Carlisle Street, 19132 (215) 235-3013 0 53 19

Tabas House2101 Strahle Street, 19152 (215) 722-8688 323 0 33

Taino GardensScattered Sites, 19133 (215) 235-2851 0 42 4

Tasker Village1548 S. 16th Street, 19146 (215) 336-0440 0 28 6

Tenth Memorial Baptist1999 Master Street, 19121 (215) 232-4902 44 0 15

The Crossing906 S. 49th Street, 19107 (215) 232-7272 0 0 6

The Lofts at Brewerytown3000 W. Main Street, 19121 (215) 235-3756 0 61 8




The Pavilion3901 Conshohocken Avenue, 19131 (215) 477-3555 296 0 296

Tioga Gardens18th and Tioga Streets, 19140 (215) 227-7708 0 33 3

Tioga Presbyterian Apartments1531 W. Tioga Street, 19140 (215) 225-9544 110 0 3

Transition to Independent Living4536 Spruce Street, 19139 (215) 634-2000 0 0 11

Turning Point1523 Fairmount Avenue, 19130 (215) 232-7272 0 6 1

Two APM PlazaScattered Sites, 19133 (215) 235-2851 0 12 2

Unico Village7199 Brant Place, 19153 (215) 365-1828 82 0 82

Universal Courts I, IIScattered Sites, 19146 (215) 545-1334 0 51 3

University City Townhouses3990 Market Street, 19104 (215) 386-3012 0 70 7

University Square3901 Market Street, 19104 (215) 387-4985 422 0 18*

Venango House, Venango Place2100-04 W. Venango Street, 19140 (215) 229-2288 116 0 12

Vernon House3226-28 W. Clifford Street, 19121 (215) 229-2288 68 0 8

Veteran Shared Housing124 E. Indiana Street, 19134 (215) 739-1600 0 7 2

Villanueva Townhouses2800-16/2818-22 N. Franklin Street &2803-25 N. 8th Street, 19133 (215) 229-4020 0 30 2

Villas de HACE1426-44 N. 6th Street &1429-31 N. Marshall Street, 19122 (215) 291-9212 0 24 2

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40



Villas del Caribe161-171 W. Allegheny Avenue &3241-65 Hancock Street, 19133 (215) 246-0277 0 81 10

Visitation Transitional Housing2640-46 Kensington Avenue, 19125 (215) 587-3600 0 18 1

Waller House1437-39 N. 15th Street, 19121 (215) 978-1100 0 11 1

Walnut Park Plaza6250 Walnut Street, 19139 (215) 474-6300 224 0 12*

Walnut Street Housing6250 Walnut Street, 19139 (215) 474-6300 216 0 8

Walnut Thompson HousingScattered Sites, 19104 (215) 557-8484 0 35 2

Washington Square EastScattered Sites, 19106 (215) 457-7255 4 9 1

Washington Square West220 S. 11th Street, 19107 (215) 238-9460 0 132 14

West Diamond Street2937-3201 Diamond Street, 19121 (215) 236-8434 0 48 3

West Poplar Apartments12th & Wallace Streets, 19123 (215) 763-9689 0 140 4

Westminster Apartments506-526 N. 52nd Street, 19131 (215) 477-1268 0 43 6

William B. Moore Manor1900 Master Street, 19121 (215) 232-4902 45 0 14*

Wister Townhouse Apartments292 E. Ashmead Street, 19144 (215) 842-0740 0 200 49

Women of Hope — Lombard Street (SRO)1210 Lombard Street, 19147 (215) 732-1341 0 0 24

Women of Hope — Vine Street (SRO)251 N. Lawrence Street, 19106 (215) 592-9116 0 0 22

Woodcrest HousingScattered Sites , 19131 (215) 748-8750 0 11 1




Woodstock Cooperative2829 N. Lambert Street, 19132 (215) 228-2920 96 0 12

Yorktown Arms Phase I1300 W. Jefferson Street, 19122 (215) 765-2600 56 0 Inquire

Yorktown Arms Phase II1400 N. 13th Street, 19122 (215) 769-0225 37 0 4

Youthbuild1311-15 Point Breeze Avenue, 19146 (215) 985-1393 0 4 0

41

CH

AP

TE

R

Buy

ing

a H

ome

43

2Buying a HomeIn this Chapter, you will find . . .

J Introduction Understand the responsibilities of homeownership.

J How to Buy Your Own Home Learn the five basic steps to buying a home.

J Homeowner and Disability Benefits Find out if your benefits are affected by owning a home.

J Buying a Home with Other People Learn more about buying a home with another person.

J Financing Programs Learn about programs that can help you afford a home purchase.

J Organizations Providing Assistance Just for People with Disabilities Get in touch with organizations in the area whose mission is to

help people with disabilities buy a house.

44

IntroductionBuying a home is generally a longer-term commitment than renting, so the location and type of building or house are even more important than when you rent. However, because the home will be yours, you can make changes to the house so that it suits your needs. In some cases city approval may be needed before making exterior changes. You can also make your own decisions about whether to stay in the same home or move. And, if and when you decide to sell your home, you may get back money from the sale of the home. Lastly, since you can deduct the cost of your mortgage loan interest from your taxes, you could end up with savings at the end of the year.

If you are debating owning a home, you should consider a number of advantages and disadvantages of doing so in making your decision — and contact one of the many Housing Counseling Agencies listed in Chapter 4 of this Guide to talk to someone about whether homeownership is right for you. Some of the pros and cons of homeownership include:

In order to become a homeowner, you must have sufficient income to qualify for a mortgage, and a credit history acceptable to a lender who can offer you a competitive fixed interest rate mortgage. When you buy a home, you must make a cash down payment and pay settlement costs. You are then responsible for paying monthly bills like the mortgage, taxes, insurance, heat, electricity, water and repairs. In addition, as a homeowner, you are responsible for maintaining the house and the property on an on-going basis.

Prior to beginning the home buying process, it is very important that you attend homebuyer education classes and counseling. You can also obtain a mortgage pre-qualification from a reputable lender who participates in a first-time homebuyer’s mortgage program. A mortgage pre-qualification is a preliminary indication from a lender of how large a mortgage you may be eligible for based on your monthly income, credit history, and monthly debt. Generally, SSI and SSDI are considered acceptable sources of income for the purpose of mortgage eligibility.

� Responsible for maintenance and repairs

� Responsible for property taxes

� Possibility of foreclosure and loss of equity and credit

� Less mobility than renting

� Property builds equity

� Sense of community, stability and security

� Free to change décor and landscaping

� Not dependent on landlord to maintain property

PROS CONS

Buying a HomeHow To Buy Your Own Home

45

How to Buy Your Own Home

1. Prepare for Homeownership

Before you begin house hunting, you should attend a homeowner counseling class or schedule an appointment with an individual counselor, as many lenders require that first-time homebuyers participate in such classes prior to settlement. Homebuyer counseling and education are crucial to successful homeownership. By carefully reviewing your monthly budget, a housing counselor can help you determine whether homeownership is financially feasible and if you’ll have sufficient resources to handle the increased financial and maintenance responsibilities of homeownership. In Pennsylvania, there are homebuyer counseling agencies certified through the U.S. Department of Housing and Urban Development (HUD), the Pennsylvania Housing Finance Agency (PHFA) Counseling Network, the City of Philadelphia, or a combination of these agencies. Call any of these agencies listed in Chapter 4 of this Guide for help.

When you and your housing counselor have determined that you have sufficient credit history to apply for a mortgage, you will want to get started pre-qualifying for a loan. Most lenders, when preparing a mortgage pre-qualification, will order a credit report to determine your credit history, and your debt obligations. If you do not have “traditional” credit, i.e.: car loans, student loans, credit card repayment history, the lender will compile a “non-traditional” credit history. Non-traditional credit sources include monthly obligations such as rent, utility bills, telephone bills, cable TV, medical and life insurance premium payments, and childcare payments. Qualifying for a mortgage can take anywhere from a few days to 3 years depending on your level of readiness. Do not get discouraged. Buying a home can be worth the time.

2. Find a Real Estate Agent

The best way to locate a real estate agent is through a friend or family member. Ask them who they used and what their experiences were. You can find out which agents specialize in the kind of home or the area you want by looking in the Yellow Pages or your local newspaper’s classified real estate ads. Another method is to visit neighborhoods and note the names of agents on “for sale” signs. Talk to several agents, ask if they have experience finding homes for people with disabilities, ask if they have experience in the neighborhood where you want to buy, ask if they have experience with PHFA loans and ask if they have experience with grant programs. Ask if the agent is a REALTOR®. Most agents who sell real estate in Philadelphia are REALTORS®.

Visit or call any of the Housing Counseling Agencies listed in Chapter 4 to learn more about the process of buying a home.

46

REALTORS® are members of the National Association of Realtors®, the Pennsylvania Association of Realtors® and a local association. REALTORS® share their listing information on a Multiple Listing Service (MLS) and follow a code of ethics which regulates how they work with each other and you. A REALTOR® will be able to show all the properties that are listed for sale in the MLS that meet your criteria. You will want to select an agent who is knowledgeable about the things that are important to you and who is familiar with the location where you want to buy. You will want to select a REALTOR® who will make a MLS listing available to you. Most importantly, you want to select someone with whom you are comfortable. You may also find an available home to buy by going to the Philly Homefinder website at www.phillyhomefinder.org and clicking on HOME FINDER as described on page 7.

3. Start the Bidding

So now, you are ready to begin house hunting. Your real estate agent will be able to find listings for you, based on your “wish list,” but don’t stop there. You can look around yourself by picking up real estate flyers at the grocery store, checking on the Internet at www.realtor.com, reading the real estate sections in your local newspapers and visiting open houses. If you see something that interests you, just ask your agent to show it to you.

If you see a home that you really like, that meets the top items on your “wish list,” does not need major repairs and is in your price range, it is time to make an offer. Remember, you do not need to offer the asking price for the house. You can make an offer that is lower and the seller can either accept your offer or “counter” with a higher price. Remember to include your mortgage pre-approval with your offer, as it will make your bid look even more attractive to the seller. When you make an offer on a home, it’s also very important to make your offer contingent on a home inspection, conducted by an independent authorized inspector. If your offer is accepted by the seller, you will have to pay for this inspection yourself, but it could keep you from buying a house that will cost you far more in repairs down the road. If you are satisfied with the results of the inspection, then your offer can proceed. If you aren’t, you may want to negotiate, asking the seller to pay for certain repairs or asking for a lower price.

4. Obtain a Mortgage

Once the seller has accepted your offer, you generally have 10 days to complete the mortgage application process. You will need to provide the mortgage company with all the information they request. In addition, you will need to pay the mortgage company a fee so they can hire an appraiser to inspect the property you are buying to determine its value. The appraisal is done by a trained individual and will compare your property to three other local properties that sold recently to determine how much your property is worth. Some kinds of loans also require that the appraiser list any deficiencies in the property that need to be repaired before the loan can close. The mortgage company will also require that your property be appraised at or above the selling price. If it doesn’t appraise at a high enough value, you may have to renegotiate the agreement of sale. Until your loan closes you will need to keep in touch with a mortgage processor who is in charge of getting your loan approved. You will also need to select a home insurance policy and send the insurance information to the processor.

For more information on what to look for in a home, visit the Department of Housing and Urban Development’s website at www.hud.gov

Buying a HomeHow To Buy Your Own Home

47

5. Attend Settlement

When your mortgage has been approved, and all of the required repairs have been completed, the settlement will be scheduled. A title company will have been hired to check title information and to insure that you will have a clear title to your property. A clear title means that the property will be yours and no one can make a claim against it, or take it from you as long as you pay your mortgage. The title company will hold a settlement. Your mortgage company will bring your mortgage papers and a check for the loan amount to the settlement. The seller will bring the keys to the property. You will need to bring any additional funds you need for your loan to close. Once the settlement has been completed, you will get the keys to your house and you can move in.

48

Homeownership and Disability BenefitsOne of the reasons that people with disabilities usually do not pursue the option of homeownership is because they are afraid that they will lose some or all of their public assistance benefits. This is not always true. The following summarizes the impact of homeownership in two specific situations:

� Social Security (SSDI)Owning a home will not affect these benefits since your assets or amount of unearned income does not affect eligibility or payment amounts.

� Supplemental Security Income (SSI/Title XVI)To be eligible for SSI, an individual can have no more than $2,000 of liquid assets and a couple can have no more than $3,000 of liquid assets. Since a home is not considered a liquid asset, homeownership would not result in a loss of benefits. However, savings or a cash gift to assist with a down pay-ment that is in excess of these amounts may render you ineligible for SSI as long as the money remains a liquid asset. This regulation may also make it difficult for you to keep money in an account for home repairs and replace-ment.

Buying a Home with Other PeopleSome people choose to buy a home with another person. This can be good for financial reasons or for companionship. However, you should only plan to purchase a property with another person if you plan on living together for a long time. Otherwise you should consider other options such as buying the home yourself and renting a room to someone else. If you do purchase a house with another person, however, you should protect yourself from any unforeseen problems from such an arrangement. Sharing living space on a long-term basis can also present many challenges, so you should prepare an agreement in advance of the purchase. Each agreement will be different, but should, at a minimum discuss the following issues:

� Down payment

� Inability to pay one’s share of the mortgage

� When one owner dies or decides to leave the home

� Household functions

� House rules

� Abuse of the property

� Natural disaster

� Exterior maintenance

Such an agreement can be prepared by a lawyer, or with the help of a social service support agency, or other knowledgeable individual.

For additional information on how your benefits may be affected by homeownership, please contact the Social Security Administration office at (800) 772-1213.

Buying a HomeFinancing

49

Financing ProgramsThere are a number of programs that can help make homeownership an affordable option for you. Some of these programs can assist you with up-front cash to make a down payment on your new home; others can help reduce your on-going monthly mortgage payments. Some of these programs are specifically geared for people with low incomes, some for people with disabilities and some are open for all families and individuals.

A variety of financing programs offered by the City, the State and numerous federal agencies are discussed in this section. The programs are listed here by organization. Those for people with disabilities only are shaded in blue, but you should review all of these programs to determine which ones best meet your needs.

Read about them in the following pages and contact the listed agency for more information about their programs if you are interested.

FHA INSURANCE

THE 203(K) LOAN PROGRAM

50

J U.S. Department of Housing and UrbanDevelopment Financing Programs

The federal Department of Housing and Urban Development (HUD) was established in 1965, but its history extends back to the National Housing Act of 1934. HUD’s mission is to increase homeownership, support community development and increase access to affordable housing free from discrimination. To fulfill this mission, HUD embraces high standards of ethics, management and accountability and forges new partnerships — particularly with faith-based and community organizations — that leverage resources and improve HUD’s ability to be effective on the community level. In addition, HUD insures mortgage loans to help people buy or refinance their current homes with a low down payment.

If you are interested in buying a home and you meet HUD’s credit qualifications, you may be eligible for a low down payment of 3%. On a $50,000 home, that’s a down payment of $1,500, compared with $5,000 to $10,000 for most conventional loans. HUD will also let you finance your closing costs and fees into the mortgage.

Eligibility: There are no income qualifications to receive an FHA insured mortgage. You must meet certain credit qualifications and qualify for a mortgage. Additionally, the seller must agree to allow you to use FHA Insurance for your purchase.

Through the 203(k) Loan Program, you can finance either the purchase (or refinancing) of a house and the cost of its rehabilitation through a single mortgage, or finance the rehabilitation of an existing home. This program is useful because you can use it to purchase a house that needs repairs, modernization, or accessibility modifications.

Eligibility:There are no income eligibility requirements for this loan program; however, you must qualify for a mortgage.

HUD doesn’t give you the loan directly, so you’ll need to contact a local HUD-approved lender if you are interested in a HUD program.You can find a list of HUD-approved lenders by visiting HUD’s web page at www.hud.gov/offices/hsg/sfh/203k/203kabou.cfm or calling the Philadelphia HUD office at (215) 656-0500.


HUD HOMES

HOMEOWNERSHIP VOUCHERS

51

You can purchase a home directly from HUD out of its foreclosure inventory. The inventory is a list of insured homes that were foreclosed upon because the previous homeowner did not meet his or her mortgage payments. HUD pays the lender the amount that is owed on the mortgage and takes ownership of the home. Then HUD resells the property at market value.

HUD lists these foreclosed homes for sale with local real estate agents at market value. HUD Homes are sold as-is, without warranty. This means that HUD will not pay to correct any problems. If a HUD Home needs fixing-up it can be a real bargain, however, remember that you will be responsible for making all needed improvements. HUD’s asking price on the home will reflect the fact that you will have to invest in making improvements. HUD might offer special incentives such as an allowance to upgrade the property, a moving expense allowance, or a bonus for closing the sale early.

Eligibility:Anyone can purchase a HUD Home. You must have either the cash to purchase the home or qualify for a mortgage. HUD Homes range in price, but most are affordable for low- and moderate-income homebuyers. On most sales, you can request HUD to pay all or a portion of the financing and closing costs. A real estate agent will have details.

If you receive Housing Choice Voucher rental assistance formerly known as Section 8 assistance, it can now help you with buying a home! The use of Housing Choice Vouchers for homeownership will give many individuals and families of low incomes the opportunity to purchase their own homes.

HUD now enables Philadelphia Housing Authority (PHA) participants in the Housing Choice home-owner-ship program to use their Housing Choice Vouchers to make monthly mortgage payments for a maximum term of fifteen (15) years on a mortgage loan of twenty (20) years or more. Mortgage loans for less than twenty years may be subsidized for a maximum term of ten years. The final rule provides that the maxi-mum term limit does not apply to elderly or disabled families.

Eligibility:To be eligible for the Homeownership Voucher program, you must be a first-time homebuyer, participate with the Family Self-Sufficiency Program (FSS) or the Moving to Employment Program (MTE), must have completed Pre-Purchase Housing Counseling. The minimum income requirements are $10,300 per year or $6,624 for families who have a household member with a disability. This program also includes an employment requirement (minimum- one year) minimum 30 hours a week, but household members who are elderly or have a disability are exempt. Families must not have committed a felony crime in the past five years and must not have committed fraud using federal money. Additionally, the home must pass two inspections, one by an Inspector who is certified by the American Society of Home Inspection and a PHA Inspection.

U.S. Department of Housing and Urban Development (HUD)Philadelphia Office

The Wanamaker Building, 100 Penn Square East, Philadelphia, PA 19107(215) 656-0500 • www.hud.gov

FANNIE 97 AND FANNIE 3/2

FLEXIBLE 97 AND FLEXIBLE 100

MYCOMMUNITYMORTGAGE™

EXPANDED APPROVAL™

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J Fannie Mae Financing ProgramsFannie Mae is a congressionally chartered government sponsored entity created to insure the availability of mortgage funds. Known as the secondary market, Fannie Mae is not a direct lender; instead it purchases loans from lenders that originate mortgages for homebuyers. Many of the same lenders that offer HUD and PHFA products also offer Fannie Mae homeownership and community lending mortgage products. For a current list of Fannie Mae lenders visit their website at www.homepath.com.

Fannie Mae offers a variety of standard fixed-rate and adjustable mortgages. You can visit their website or call a participating lender to learn more about those products. Fannie Mae also offers some unique mortgage products for individuals and families with low incomes or with homes in need of repairs or modifications.

The Fannie 97 and Fannie 3/2 loans both offer a 15- to 30-year mortgage and allow you to expand your debt-to-income ratio. With an expanded debt-to-income ratio, you may use up to 33 percent of your gross monthly income for housing expenses each month (instead of the standard 28 percent) and 38 percent for your total monthly debt expenses (instead of the standard 36 percent). The Fannie 97 mortgage requires a down payment of 3%. The Fannie 3/2 requires a 5% down payment, with 3% from your own funds.

Borrowers with very good credit may qualify for either the Flexible 97 or Flexible 100. The Flexible 97 mortgage requires a 3% down payment, while the Flexible 100 offers no down payment.

With the MyCommunityMortgage, you can purchase a home with $500 down. This program offers extra flexibilities on credit histories, income guidelines, income sources, and allows you to have lower cash reserves. Income restrictions may apply but restrictions are eased in certain inner-city, high-cost, and rural communities. This loan can also be used to purchase a 2-4 family home. If you have a disability or have a family member with a disability, the Community HomeChoice™ feature offers greater flexibility in qualifying and underwriting standards. (Note: Some Fannie Mae lender partners may call their MyCommunityMortgage options by different names.)

The Expanded Approval allows lenders to take a broad view of your overall financial situation, not just focus on past credit problems. This allows you to buy a home with a competitive interest rate even if you have a less-than-perfect credit history. In addition, if your lender offers the Timely Payment Rewards® feature, you actually can reduce your interest rate if you make your mortgage payments on time for 24 consecutive months.


REVERSE MORTGAGES

HOMESTYLE® RENOVATION MORTGAGE

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Reverse Mortgages were primarily designed to strengthen the personal and financial independence of older Americans (home-owners 62 and older). This program allows you to borrow against the equity in your home or condo to get cash, and repayment is not required as long as you live in the home and pay insurance and taxes. Fannie Mae has multiple reverse mortgage programs, including The Home Keeper Mortgage, The Home Keeper for Home Purchase, and the Home Equity Conversion Mortgage (HECM).

The HomeStyle Renovation Mortgage allows you to purchase or refinance your home and add the cost of reno-vating or repairing your home in one loan with one closing. This allows you get the lower interest rate of a first mortgage and pay for one mortgage closing.

Fannie MaePhiladelphia Office

1835 Market Street, Suite 2300, Philadelphia, PA 19103(215) 575-1400 • www.efanniemae.com

For more information and to find a lender that offers these programs, visit Fannie Mae’s website at www.efanniemae .com or call toll-free at (800) 7FANNIE.

SPECIALLY-ADAPTED HOMES

VA HOMES

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J Veterans Affairs Financing ProgramsThe Department of Veterans Affairs (VA) sponsors and participates in a number of special programs to benefit veterans. In addition to VA mortgages for the purchase of a home, the VA offers the following grant for veterans with disabilities.

If you are a veteran with a disability, you can apply for funding to buy a home specially adapted to your needs or to modify a home:

� Veterans with a permanent and total service-connected disability due to specified impairments may obtain grants of up to 50% of the cost of building, buying or remodeling adapted homes or paying indebtedness on a home already acquired, up to a maximum of $60,000. The maximum grant amount is adjusted in October of each fiscal year.

� Veterans with permanent and total service-connected disability due to blindness in both eyes with 5/200 visual acuity or less, anatomical loss or loss of use of both hands due to a severe burn injury, may be eligible for grants for the cost of necessary home modifications or for the acquisition of a residence that has already been adapted with special features that address the veteran’s disability, up to a maximum grant of $12,000. The maximum grant amount of this program also annually adjusts on October 1 of each fiscal year.

� Veterans with loan guaranty entitlement may also obtain a guaranteed loan or direct loan from the VA to supplement the grant to acquire a specially-adapted home.

You can purchase a home directly from the VA foreclosure inventory. The VA sells these homes “as is” with no warranty. The down payment is $500 or $1,000 and the closing costs are minimal because the VA is going to hold the title until the mortgage has been paid off. You will need a real estate agent to show you the property and to submit your offer.

Eligibility:Anyone is eligible to purchase a VA home, although some preference is given to Veterans. Disabled Veterans can have some or all of the fees waived.

Department of Veterans AffairsRegional Office

5000 Wissahickon Avenue, Philadelphia, PA 19101(800) 827-1000 • www.va.gov

Call (215) 842-2000 or visit the VA’s website at www.homeloans.va.gov/sah.htm for further information on this program.

Visit the VAHomes website at www.homesales.gov


KEYSTONE HOME LOAN PROGRAM

KEYSTONE HOME LOAN PLUS PROGRAM

KEYSTONE ASSISTANCE PROGRAM

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J PA Housing Finance Agency Financing ProgramsThe Pennsylvania Housing Finance Agency (PHFA) is a public corporation and governmental instrumentality created by the General Assembly in 1972 to provide affordable homeownership and afford-able rental housing for older adults, families of modest means, and persons with disabilities. PHFA provides the funds for mortgage loans to homebuyers who meet program eligibility requirements by making financing available through local lenders across the Commonwealth. PHFA provides a variety of “standard” mortgage programs and a number that are geared specifically for people with disabilities and low-incomes.

PHFA programs are offered by a number of lenders in the Philadelphia area — not directly by PHFA. If you are interested in applying for any PHFA loan, please contact one of their many participating lenders. A list of their lenders can be accessed from their website at http://www.phfa.org/forms/ participating_lenders/pl_philadelphia.pdf or by calling PHFA at (800) 822-1174.

Below you will find a description of PHFA’s Homeownership Programs. Please note: Some of the PHFA programs listed on the following three pages must be used in conjunction with each other; some can be used in conjunction with others; and some cannot be used in conjunction with others. Please call PHFA’s mortgage hotline at (800) 822-1174 for more information about any of their programs.

The Keystone Home Loan Program provides residential mortgage loans to qualifying homebuyers who meet certain income and purchase price guidelines. This loan program features below-market interest rates and origination fees. Loans are made through participating lending institutions across the Commonwealth and can be used to purchase both new or existing homes. The Keystone Home Loan Program may be used in conjunction with conventional, FHA, VA, and RHS loan types.

http://www.phfa.org/consumers/homebuyers/khlprograms.aspx

The Keystone Home Loan Plus Program is available to households who have a family member with a disability, incomes no greater than 80 percent of the area median income, and are buying their first home. This is defined as someone who has not owned their principal residence during the previous three years. This loan offers an even lower interest rate with no origination fee. Available with conventional, FHA, VA, and RHS loan types.

http://www.phfa.org/consumers/homebuyers/khlprograms.aspx#klhplus

If you qualify for either of the above-mentioned loans, you may also be eligible to receive a zero-interest loan of up to $1,500 for buyers using the Keystone Home Loan Program and $3,000 under the Keystone Home Loan PLUS Program, in assistance to help with the costs associated with the home purchase. The additional condi-tion is that your household liquid assets cannot be greater than $5,000 after deducting the funds needed to close on your PHFA home loan.

http://www.phfa.org/consumers/homebuyers/khlprograms.aspx#closingcost

ACCESS DOWN PAYMENT AND CLOSING COSTASSISTANCE LOAN PROGRAM

HOMESTEAD DOWNPAYMENT AND CLOSING COSTASSISTANCE LOAN PROGRAM

ACCESS HOME MODIFICATION PROGRAM

PURCHASE-IMPROVEMENT PROGRAM

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Made in conjunction with PHFA first mortgages, HOMEstead loans provide non-interest bearing second mortgages for down payments and closing costs. Loans range from $1,000 to $10,000. No repayment is required until payoff of the first mortgage, sale, refinance, transfer, or non-owner occupancy of the property. HOMEstead loans are not available in all areas of the Commonwealth and are limited to borrowers with incomes at or below 80 percent of the area median income.

http://www.phfa.org/consumers/homebuyers/homestead.aspx

The Access Home Modification Program provides mortgage loans to assist persons with disabilities or who have a family member(s) living in the household with disabilities who are purchasing a home that needs accessibility modifications. This program provides a deferred payment loan, with no interest, and no monthly payment. The loan becomes due and payable upon payoff of the first mortgage, sale, transfer, refinance, or non-owner occupancy of the property. Access mortgage loans are interest free and have no fees. Mortgage amounts are not less than $1,000 and no more than $10,000. Funds are available on a first-come, first-serve basis.

http://www.phfa.org/consumers/homebuyers/accesshomemod.aspx

Mortgage loans are provided in conjunction with the Access Home Modification Program for persons with disabilities, or who have a family member living in the household with disabilities, who are pur-chasing a home in an area that is not eligible for the HOMEstead program and need down payment and closing cost assistance. This program provides deferred payment loans without interest. Loans become due and payable upon the sale, transfer, refinance, payoff of the first mortgage, or non-owner occupancy of the property.

http://www.phfa.org/consumers/ homebuyers/accessdownpay.aspx

The Purchase-Improvement Program allows you to make up to $15,000 in home improvements in conjunction with the purchase of a home. This can include repairs, alterations, or modifications to improve the basic livability, energy efficiency, or safety of the property. The As-Complete Appraised Value must support the cost of the repairs.

http://www.phfa.org/consumers/homebuyers/purchaseimprovementloan.aspx


PENNVEST INDIVIDUAL ON-LOT SEWAGE SYSTEM REPAIR PROGRAM

FANNIE MAE COMMUNITY HOMECHOICE LOAN

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The Pennvest Individual On-lot Sewage System Repair Program provides up to $25,000 for a 20-year, very low interest rate loan to homeowners for the repair or upgrade of malfunctioning on-lot sewage systems. These loans are insured under the FHA Title I Home Improvement Loan Program.

http://www.phfa.org/consumers/homeowners/pennvest.aspx

This program offers assistance to buyers with disabilities (or those who have a household member with a disability living with them) who want to purchase a home and make access modifications to it, but who do not qualify for a PHFA home purchase loan. Under the program, the buyer obtains a Fannie Mae Community HomeChoice™ loan to finance the purchase of a home. This is coupled with PHFA’s access modification loan.

The Community HomeChoice loan offers the following benefits: higher income limits than the PHFA Keystone programs, no purchase price limits, and no first-time buyer requirement.

http://www.phfa.org/consumers/homebuyers/fanniemae_homechoice.aspx

Pennsylvania Housing Finance AgencyP.O. Box 8029, Harrisburg, PA 17105 • 211 N. Front Street, Harrisburg, PA 17101

(717) 780-3800 • TTY: (717) 780-1869 • Mortgage Hotline: (800) 822-1174 • www.phfa.org

AMERICAN DREAM DOWNPAYMENT INITIATIVE (ADDI)

SETTLEMENT ASSISTANCE GRANT

J Office of Housing and Community Development (OHCD)OHCD is the City of Philadelphia’s housing policy agency responsible for administering housing and community development programs to benefit low- and moderate-income residents. OHCD-administered activities include programs for new and existing housing; and specialized affordable housing and service needs.

The American Dream Downpayment Initiative (ADDI), a program funded by the U.S. Department of Housing and Urban Development (HUD), seeks to increase homeownership rates and revitalize and stabilize neighborhoods. In Philadelphia, the specific goal of this program is to increase the affordability of designated City-sponsored new construction or substantial rehabilitation developments for low- and moderate-income households. ADDI provides a grant of up to $10,000 (or 6% of the purchase price, which-ever is lower). The grant may be used for downpayment assistance, including closing costs and related expenses, such as credit reports, appraisals, recording fees. To be eligible for this grant, the applicant must apply to a City-sponsored new construction or substantial rehabilitation development listed below; meet income guidelines; be a first-time home buyer; seek and complete pre-purchase counseling from an OHCD-funded housing counseling agency; qualify for a mortgage. There will be a lien recorded at settlement on the full amount of the ADDI grant, which is forgivable after 15 years. The lien is also forgivable if the house is sold to a low- or moderate-income household in the first 15 years. The lien applies for resale. Households that receive the ADDI grants are ineligible for other City settlement assistance programs.

The Settlement Assistance Grant provides up to $500 per household to help first-time Philadelphia homebuyers pay for closing costs. The grant includes free homeownership counseling. Eligibility requirements include being a first-time buyer, signing an Agreement of Sale, completing homeownership counseling through an OHCD-funded housing counseling agency, qualifying for a mortgage, and meeting income guidelines. To apply, contact an OHCD-funded housing counseling agency (listed in Chapter 4).

Office of Housing and Community Development1234 Market Street, 17th Floor, Philadelphia, PA 19107

(215) 686-9749 • www.phila.gov/ohcd

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HOMESTART PROGRAM

J Philadelphia Housing Development Corporation (PHDC)

The Homestart Program of the Philadelphia Housing Development Corporation (PHDC) offers first-time home ownership opportunities for individuals and families whose annual incomes are $8,000 or more. Homestart renovates properties so that they are structurally sound; roofing, heating, electrical and plumbing systems are replaced or repaired. Properties are sold at or below market value to applicants who finance their purchase through a bank mortgage.

Eligibility requirements: An applicant must have a minimum annual income of $8,000 with proof of income, current employment, credit and rental reports to secure a mortgage. The applicant cannot currently own residential property or have owned property within the past three years. The applicant is required to occupy and reside in the property for a minimum of 15 years.

Philadelphia Housing Development Corporation1234 Market Street, 17th Floor, Philadelphia, PA 19107

(215) 448-3000 • TDD: (215) 448-2184 • www.phdchousing.org

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SELF-DETERMINATION HOUSING PROJECT OF PENNSYLVANIA

Organizations Providing Housing Assistance Just for People with Disabilities

LIBERTY RESOURCES, INC.

Liberty Resources, Inc. is a non-profit, consumer-driven Center for Independent Living for the Philadelphia area, which advocates for and works with persons with disabilities to ensure their civil rights and equal access to all aspects of life in the community. The Center strives, through advocacy and collective action, to remove the architectural and attitudinal barriers which prevent people with disabilities from exercising their rights, achieving personal independence and participating fully in community life.

Liberty Resources offers a variety of training and service programs to help empower people to take responsibility for their own lives and integrate into the community. Programs include information and referral to resources (including housing), advocacy, peer support and skills training. For more information, call or visit their website.

Liberty Resources, Inc.714 Market Street, Suite 100, Philadelphia, PA 19106

(215) 634-2000 • www.libertyresources.org

Self-Determination Housing Project of Pennsylvania, Inc. (SDHP) is a statewide non-profit organization that works to expand housing options for people with disabilities in Pennsylvania. Programs and resourc-es available through SDHP include:

� Toll-free resource telephone line

� Workshops, training and access to disability-related information and publications

� Clarification of laws and regulations that affect housing for people with disabilities

� Assist and support to demonstration projects that implement self-determination housing models

� Promotion of Universal Design and VisitAbility

� Administration of SDHP Home Modifications Program

� Regional Housing Coordinator Project that coordinates and supports regional and local housing activities including assistance with resource identification and system navigation

Self-Determination Housing Projectof Pennsylvania (SDHP)

717 E. Lancaster Avenue, Downingtown, PA 19335(877) 550-SDHP • www.sdhp.org

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Buying a HomeOrganizations for People with Disabilities

PROJECT DEVELOPMENT & CONSULTING ASSOCIATES

MENTAL HEALTH ASSOCIATION OF SOUTHEASTERNPENNSYLVANIA (MHASP)

Project Development & Consulting Associates (PD&CA) is a firm offering service in the following areas:

� Housing Needs Assessments and Strategies for Individuals and Families

� Program Design, Implementation and Evaluation

� Housing Planning and Development

� Education and Training

� Home Ownership Development

The firm consults with private non-profit organizations, government agencies, financial institutions, professional associations, housing developers, families and individuals.

PD&CA specializes in promoting housing opportunities for people with disabilities, low- and moderate- income families and individuals. The firm combines public and private resources creatively to comply with federal and state requirements, and more importantly, to meet identified local and individual needs. For more information, call or e-mail PD&CA.

Project Development & Consulting Associates3718 Levy Lane, Huntingdon Valley, PA 19006

(215) 947-5451 • [email protected]

MHASP’s Information and Referral Department helps people with mental illnesses, their families and friends locate residential treatment and rehabilitation programs, other housing services, and emergency shelters, as well as helping them acquire the self-advocacy skills needed to obtain such services.

Mental Health Association of Southeastern Pennsylvania1211 Chestnut Street, 11th Floor, Philadelphia, PA 19107

(215) 751-1800 ext. 228 • www.mhasp.org

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3Staying in Your CurrentHome or Apartment

In this Chapter, you will find . . . J Fixing or Modifying Your Current Home Information about modifying your current apartment or home.

J Financial Programs for Renters and Owners Needing Home Modifications or Repairs Places that can help you pay the cost of modifying your apartment or home.

J Utility and Mortgage Assistance Programs Places that can help you pay your monthly housing bills if you are experiencing financial problems.

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Fixing or Modifying Your Current HomeOlder homes, especially in cities like Philadelphia, often have steps and narrow hallways. If you use a wheelchair, walker, cane or other assistive device, modifications are often necessary — and expensive. Whether you are renting, own a home or looking to buy a home, you may be eligible for financial assist-ance to help with the costs of modification. This Chapter includes information about a variety of programs that may be able to assist you. For more information on any of the programs listed, call the contact number listed for that particular program.

RentersIn Pennsylvania, a landlord must provide every tenant with a “safe, sanitary, and healthy” rental home. This means that your landlord is required to keep your rental unit or dwelling in reasonable repair throughout the period of your lease. Pennsylvania law, however, only covers serious defects such as dangerous wiring, lack of heat or hot water, broken plumbing or a leaky roof. It does not require your landlord to repair damages caused by you or your guests.

If you notify your landlord of a serious defect with your rental unit and he or she neglects to make the necessary repair, you should call Tenant’s Union Representative Network (TURN) and seek their advice on what to do next. They can be reached at (215) 940-3900.

If you rent an apartment on the private market and need modifications made to your unit because of a disability, your landlord, under the Fair Housing Act, is required to allow you to make necessary changes. The landlord must also permit you to make reasonable accommodations to the main entrance or lobby of your apartment building and any other common-use and public areas.

Remember, though, that you will be required to pay for these modifications. The landlord can require that you use a certified contractor to do the work and that you restore the premises to their original condition once you end your lease if the modification will interfere with the landlord’s or the next tenant’s enjoyment of the unit. If the modification will not interfere, it is unreasonable for the landlord to insist that the unit be restored.

If you rent a Philadelphia Housing Authority unit and need an accessible unit, you should request one through the PHA. Under Section 504, public housing authorities must allocate money to help tenants achieve reasonable accommodations. Many of their units are already accessible, more are in the planning stages and others are adaptable — that is, they have features that are easily adjustable or moveable. If you rent using a Housing Choice Voucher (Section 8), your landlord must allow you to make any neces-sary changes, however, the costs of modifications are your responsibility.

If you need financial help to pay for a modification to your unit, some of the programs listed in this chapter may be able to assist you.

OwnersOwning a home requires you to do ongoing maintenance, cleaning and repairs. When you buy your home it should be structurally sound with working heating, plumbing, electrical and roofing systems. When you own a home, it will sometimes require minor — and sometimes major — repairs, so you need to remember to budget monthly for possible repairs.

Staying in Your Current Home or Apartment

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Fixing or Modifying Your Current Home

While you, your friends and family will be able to handle some of the minor repairs, you will probably need to hire a professional to handle the larger, more complex repairs. Additionally, if you need to make modifications to your home to accommodate your disability, you will more than likely need the help of a professional builder or remodeler.

If you are ready to make modifications to your home, you are probably wondering what to look for in a responsible builder or remodeler. You need to be clear about the work you want or need. You also need to be clear about your budget. Don’t get “talked into” something that you don’t want or need.

The following are tips for choosing a builder, contractor or anyone who does work on your home.*

� Take your time. Most problems occur when consumers fail to investigate contractors carefully before hiring them.

� Ask if he/she is a member of a builders association. � Make sure the contractor has a permanent business location and a good reputation with local banks and

suppliers. � Ask for an insurance certificate to verify current worker’s compensation and general liability insurance. � When you call, ask for at least two references for the same type of work that you need to have done. When

checking references, ask about the company’s capabilities, timeliness and quality of workmanship. � Always insist on a written contract and written change orders. Incorporate any warranties, guarantees or

other promises in your written contract. � Be specific about starting and completion dates. Recognize that some delays are unavoidable and beyond

the contractor’s control. � Know who is doing the actual work. Clarify if the contractor will be using sub-contractors for any of the work.

� Always get at least two bids or estimates for the work that needs to be done. Beware of an unusually low bid or low advertised price. If a contractor cannot pay for labor, materials and overhead, you are both in trouble.

� Select a contractor you are comfortable with — one who understands your tastes and needs and with whom you can communicate easily.

*Information provided by The Building Industry of Philadelphia (BIA), a non-profit association representing the residential construction industry in the area.

ADAPTIVE MODIFICATION PROGRAM (Owners and Renters)

HOMESCAPES, INC.

Financial Assistance for Home Modifications or RepairsIf you currently live in a house that needs modifications, or is in need of repair or renovation, you may be able to get some financial assistance from the programs listed on the following pages. In addition, if you are purchasing a home that is in need of modifications or repairs, some of the programs listed in Chapter Two may be of interest to you. In particular, read about HUD’s 203(k) Program and the PHFA’s Purchase Improvement Loan and Access Home Modification Program.

If you own your own home or rent a home, this program may be able to provide you with modifications (not home repairs) to improve access to your home and community. The types of modifications provided by this program include exterior ramps and lifts, interior stair chairs, first-floor bathrooms and powder rooms and railings.

Eligibility:A low-income Philadelphia resident with a permanent physical disability who owns his or her own home, is a member of a homeowner’s family, or is a renter. Renters MUST have their landlord’s con-sent for the modifications.

Philadelphia Housing Development Corporation (PHDC)1234 Market Street, 17th Floor, Philadelphia, PA 19107


Homescapes, Inc.’s mission is to increase the level of independence, safety and quality of life of all mobility-impaired individuals by providing home renovations for those unable to pay for these services.

Homescapes, Inc. is a 501(c)(3) public non-profit organization that provides architectural design and build services for the renovation of homes for the mobility challenged.

Homescapes, Inc.Six Franklin Plaza, Philadelphia, PA 19102(215) 965-8215 • www.homescapesinc.org

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PENNSYLVANIA ASSISTIVE TECHNOLOGY FINANCINGPROGRAM (Owners and Renters)

JEVS – SUPPORTS FOR INDEPENDENCE (SFI)

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Home modifications enable people to maintain or regain their independence. In addition to providing some funding for home modifications, JEVS – SFI has developed a program to provide consumers with information about available funding and services for home modifications. This program provides assistance to Pennsylvania residents who are elderly, disabled, or both.

The JEVS Home Modification website, http://homemods.jevs.org, provides government agencies, social services agencies and foundations that help people who need assistance with meeting their needs for home modifications.

For more information, go online to http://homemods.jevs.org, or call the toll-free Long-Term Living Helpline at (866) 286-3636. Counselors there will be able to provide information and refer you to the local agencies that may be able to give assistance.

JEVS Human ServicesMonroe Office Center, Suite 100, One Winding Way, Philadelphia, PA 19131

(267) 298-1300 • www.jevs.orghttp://homemods.jevs.org

The Assistive Technology Financing Program is administered by the Pennsylvania Assistive

Technology Foundation (PATF) in partnership with a lending institution, and the Pennsylvania

Department of Community and Economic Development. The program provides low-interest loans for

the purchase of assistive technology devices and services, including home modifications.

Pennsylvania Assistive Technology Foundation1004 W. 9th Avenue, 1st Floor, King of Prussia, PA 19406

(888) 744-1938 • www.patf.us

Financial Assistance for Home Modifications or Repairs

PHIL HOME IMPROVEMENT LOANS

PENNSYLVANIA’S INITIATIVE ON ASSISTIVETECHNOLOGY (PIAT)

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Pennsylvania’s Initiative on Assistive Technology is a program of the Institute on Disabilities at Temple University, and is the Commonwealth’s Assistive Technology Act Program. Assistive Technology (AT) is any piece of equipment or device that helps someone do something more easily at home, work, school, play, or while they are on-the-go.

PIAT offers information and referral about AT, device demonstrations, and awareness-level presentations. PIAT also operates Pennsylvania’s AT Lending Library, a free, state-supported program that loans AT devices to Pennsylvanians of all ages. This program allows you to try a device for a limited time to be sure it meets your needs. PIAT also operates a Recycled and Exchanged Equipment Partnership (REEP) which is a network of programs offering ways for people to obtain, donate, or sell AT equipment.

Pennsylvania’s Initiative on Assistive TechnologyInstitute on Disabilities at Temple University

1601 North Broad Street, University Services Building, Suite 610 Philadelphia, PA 19122

(800) 204-7428 • TTY: (866) [email protected] (e-mail) • http://disabilities.temple.edu/programs/assistive/piat/

The PHIL-Plus Home Improvement Loan program helps Philadelphia homeowners obtain the money needed to do large repairs or to make big improvements. Loan amounts can be up to $25,000 over 20 years. To be eligible, you must own and live in the house that needs repairs and meet specific income guidelines.

For more information, call (877) 4-U-PHILA or visit www.philaloan.com

The Mini-PHIL Home Improvement Loan program helps Philadelphia homeowners with less-than-perfect credit obtain the money needed to make energy-related improvements, emergency repairs or to do small projects. Loan amounts can be up to $10,000 over 10 years. To be eligible, you must own and live in the house that needs repairs and meet specific income guidelines.

For more information, call (215) 686-9723 or visit www.phila.gov/ohcd/miniphil.htm

Office of Housing and Community Development1234 Market Street, Philadelphia, PA 19107



UCP COMMUNITY RESOURCE FUNDS

SENIOR HOUSING ASSISTANCE REPAIR PROGRAM (SHARP) (Owners Only)

If you are 60 years of age or older, own your own home and need a home modification to accommodate your disability, you may be eligible for the SHARP Program. This program adapts homes of older people with physical disabilities to enable them to live more independently. These modifications can include adapting bathroom fixtures, installing ramps, handrails and grab bars.

Eligibility:You must be at least 60 years old, own your own home and fall within the program’s guidelines to be eligible. Your house must also be structurally sound.

Philadelphia Corporation for Aging642 N. Broad Street, Philadelphia, PA 19130 (215) 765-9040 • www.pcaphl.org

The UCP Community Resource Funds are comprised of individual donor-named funds and foundations that have been formed to honor and/or memorialize a loved one or special person.

The combined proceeds from the investment of the principle of all individual funds are made available through UCP’s Community Social Services Department. The income generated is used to help individuals and families living with a disability to cope with an unexpected emergency, acquire needed assistive technology and adaptive equipment, or live more independently.

The Community Social Services Department will first research the availability of other resources such as religious, fraternal, and governmental support systems before utilizing the UCP Community Resource Funds.

Assistance may be in the form of a grant or loan depending upon the circumstances. The usual amount awarded from the UCP Community Resource Funds is $800. Individual requests beyond the $800 limit may be honored under special circumstances.

United Cerebral Palsy of Philadelphia and Vicinity102 East Mermaid Lane, Philadelphia, PA 19118

(215) 242-4200 • TTY: (215) 248-7620 • www.ucpphila.org

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Financial Programs for Repairing Your Current Home

To apply, call the PCA help line at (215) 765-9040.

BASIC SYSTEMS REPAIR PROGRAM (BSRP) (Owners Only)

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BSRP provides grants to income-eligible homeowners for housing repairs. An eligible homeowner may receive up to $15,000 of rehabilitation assistance through BSRP. Typical repairs include heating system replacement, plumbing drainage system replacement, water service replacement, wiring, roofing and structural systems repairs. Eligible homeowners may also receive up to $2,000 in Weatherization Assistance (see page 78).

Eligibility:You must be a homeowner and meet the program income guidelines.

Philadelphia Housing Development Corporation1234 Market Street, Philadelphia, PA 19107

(215) 686-2590 • www.phdchousing.org

Call the BSRP hotline at (215) 448-2160 to see if you are eligible and to apply for assistance.


Call the ECA at (215) 988-0929 to see if you are eligible and to apply for assistance.

HOME IMPROVEMENT LOAN PROGRAM (TITLE I)(Owners and Landlords Only)

EMERGENCY HEATER HOTLINE (Owners and Renters)

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Financial Programs for Repairing Your Current Home

This program provides free heater repairs for low income homeowners. The program is run by the Energy Coordinating Agency (ECA) for the Philadelphia Housing Development Corporation (PHDC).

Eligibility:You must meet PHDC’s income guidelines.

Energy Coordinating Agency1924 Arch Street, Philadelphia, PA 19103

(215) 988-0929 • www.ecasavesenergy.org

The Title I Home Improvement Loan Program provides HUD insured loans of up to $25,000 to homeown-ers in Philadelphia to improve the basic livability, accessibility, energy efficiency or safety of their home. In addition, landlords with income-producing rental properties with up to four units may borrow up to $60,000 to make improvements on their rental units. Private lenders make the loans that are insured by HUD.

Eligibility:Existing homeowners and landlords are eligible to apply for Title I loans if they meet credit require-ments. There are no income limits.

HUD does not make loans directly, but instead insures loans made by participating lenders. You will need to contact the Philadelphia HUD Office for a list of lenders who offer Title I loans. Visit HUD’s web page for additional information.

U.S. Department of Housing and Urban DevelopmentPhiladelphia Regional Office

The Wanamaker Building, 100 Penn Square East, Philadelphia, PA 19107(215) 656-0500 • www.hud.gov8

Contact the Philadelphia HUD office at (215) 656-0500 for a list of participating Title I lenders.

THE WEATHERIZATION PROGRAM (Owners and Renters)

72

The Weatherization Program provides free weatherization and energy-efficiency improvements to owner-occupied and rental units in Philadelphia. Once your home is inspected for this program, you may be eligible to receive a combination of the following services:

� Air-sealing measures such as weather-stripping, caulking and window/door repairs � Wrapping of hot water heaters, heating pipes and ducts � Sealing of basement openings, crawlspaces and chase ways � Insulating and air sealing of the roof � Repair to the central heating system � Clock thermostat � In home energy education

Eligibility: Any Philadelphia homeowner or renter who meets the program income requirements is eligible. For current income guidelines, visit the program’s web page at www.phdchousing.org/weatherize.htm or call the Philadelphia Housing Development Corporation (PHDC) at (215) 448-2160.

Philadelphia Housing Development Corporation1234 Market Street, Philadelphia, PA 19107


To apply for weatherization assistance, call PHDC at (215) 448-2160 to schedule an appointment.


CONNECT 2-1-1 PROGRAM

FIRST CALL FOR HELP

73

Utility and Mortgage Assistance

Utility and Mortgage Assistance ProgramsIf you currently live in a house or apartment that is in good condition, but are having trouble paying your mort-gage, rent, utility bills or other housing expense, there are number of programs available to help you. Some of these programs are for renters only, some are for owners only and some help both owners and renters. To qualify for many of the programs listed, you must also be “low-income.” Each program maintains its own guide-lines about the income levels they consider to be “low-income” and these guidelines are subject to change. As a result, this Guide does not list the income guidelines for each program, but instead gives you the phone number to call or web site to visit for the most up-to-date income criteria.

The programs described in the following pages may be invaluable for your situation. Read about them and con-tact the listed agency to apply.

For Renters and OwnersCONNECT211.org is a web-based, geographic information and referral service (GIS). It is a bridge be-tween people who need services and the agencies furnishing those services. CONNECT211.org contains a large database of health and human services in the five-county Philadelphia region - Bucks, Chester, Delaware, Montgomery and Philadelphia. Additionally, users of this program can conduct proximity search-es and see their results on a geographical map and obtain accurate driving, transit and walking directions.

CONNECT211.org• www.connect211.org •

This is a community information and referral program of the United Way of Southeastern Pennsylvania. If you are seeking emergency fuel or other related assistance, First Call for Help can provide you with referral information. First Call for Help maintains an up-to-date listing of funds available from both public and private agencies for emergency fuel and other needs. Households are assisted in locating funds from neighborhood, church or other groups.

United Way of Southeastern Pennsylvania7 Benjamin Franklin Parkway, Philadelphia, PA 19103

(215) 568-3750 • www.uwsepa.org

THE BEEHIVE (English/Spanish)

LOW-INCOME HOME ENERGY ASSISTANCE PROGRAM (LIHEAP)

74

The Beehive (English/Spanish), www.thebeehive.org, connects families to information and resources that matter most to them: health, jobs, money, education, and family. The goal of The Beehive is to be a family’s primary online connection to local resources they need so they can make more informed choices, improve their standard of living, and build assets.

United Way of Southeastern Pennsylvania7 Benjamin Franklin Parkway, Philadelphia, PA 19103

(215) 568-3750 • home.thebeehive.org

If you are having trouble paying your heating bill, LIHEAP may be able to help. The LIHEAP program will pay your heating costs one time each heating season. The amount of financial assistance varies depend-ing on the size of your household and your income. Checks are sent directly to the PGW or your fuel provider, except if you rent and your heating costs are included in your rent. Then, the check will be sent directly to you.

Eligibility:You must be a low-income household in Philadelphia to be eligible, but it is open to both tenants and owners.

Department ofPublic Welfare4600 Market Street,

Philadelphia, PA 19139(215) 560-2970

www.dpw.state.pa.us

For more information on LIHEAP: call the Department of Public Welfare at (215) 560-2970; or call LIHEAP’s hotlineat (866) 857-7095. Apply online at www.compass.state.pa.us


NEIGHBORHOOD ENERGY CENTERS

75


Neighborhood Energy Centers (NECs) can provide you with information about conservation, and applica-tions for fuel assistance programs and services. These Centers serve as intake sites for the Low Income Homeowners Energy Assistance Program (LIHEAP), the CRISIS Program and PECO’s Customer Assistance Program.

Eligibility:Some of the NEC’s programs are limited to low-income people, but others are available to all neighbor-hood residents. NECs and their service areas are:

North Philadelphia, West of Broad Street:Acorn846 N. Broad Street, 19130 • (215) 765-1221

West Philadelphia:Carroll Park Community Council, Inc.5218 Master Street, 19131 • (215) 877-1157

North Philadelphia, Logan, Olney and Nicetown:Congreso de Latinos Unidos, Inc.216 W. Somerset Street, 19133 • (215) 763-8870

South Philadelphia, West of Broad Street:Diversified Community ServicesDixon House, 1920 S. 20th Street, 19145 • (215) 336-3511

North Philadelphia, East of Broad Street:Friends Neighborhood Guild701 N. 8th Street, 19123 • (215) 923-1544

Northwest Philadelphia:Germantown Settlement House5538 Wayne Avenue, Building C, 19144 • (215) 849-3104

North Central Philadelphia:Greater Philadelphia Asian Social Service Center4943 N. 5th Street, 19120 • (215) 456-0308

Kensington, Frankford and Northeast:New Kensington CDC2513 Frankford Avenue, 19125 • (215) 427-0350

Southwest Philadelphia:Southwest CDC6328 Paschall Avenue, 19142 • (215) 729-0800

South Philadelphia, East of Broad Street:United Communities of Southeast Pennsylvania2029 S. 8th Street, 19148 • (215) 467-8700

West Philadelphia:We Never Say Never4427 Lancaster Avenue, 19104 • (215) 452-0440

Call or visit one of the NECs to learn more about the pro-grams they offer.

Visit www.pgworks.com and www.ecasavesenergy.org for an updated list of agencies.

PECO CUSTOMER ASSISTANCE PROGRAM (CAP)

UTILITY EMERGENCY SERVICES FUND

TENANT UNION REPRESENTATIVE NETWORK (TURN)

CAP is a program sponsored by PECO to assist income-eligible customers who cannot afford to pay their bill. There are four discounted rates available to electric and gas customers. The percentage of discount is based on the gross household income of the customer.

PECO2301 Market Street, S11-2, Philadelphia, PA 19101

(800) 774-7040 • www.peco.com

If you are having trouble paying your utility bills, and have exhausted all other sources of assistance, the Utility Fund may be of help. This is a private, non-profit fund established to administer hardship funds to help people pay their utility bills and is made up of contributions from individuals, corporations, founda-tions, utility companies and the City.

Eligibility:Households must have had a utility shutoff or be threatened with a shutoff; must already have applied for LIHEAP and CRISIS (described earlier in this Chapter); and $500 must be sufficient to bring the arrearage back down to $0. Households are eligible every 2 years. You must be a Philadelphia resident.

Utility Emergency Services FundOne Penn Center at Suburban Station

1617 JFK Boulevard, Suite 490, Philadelphia, PA 19103 (215) 972-5170 • www.uesfacts.org

The TURN provides financial assistance to very low-income households by assisting them with back rent, security deposits or utility bills. Through this assistance, TURN hopes to prevent or end homelessness of families who are faced with emergency housing situations.

The mission of the Tenant Union Representative Network (TURN) is to advance and defend the rights and interests of tenants and homeless people. TURN’s goal is to guarantee all Philadelphians equal access to safe, decent, accessible, and affordable housing.

Eligibility:Low-income Philadelphia tenants who are presently homeless or at risk of becoming homeless.

Tenant Union Representative Network (TURN)1315 Walnut Street, 3rd Floor, Philadelphia, PA 19107

(215) 940-3900 • www.rturn.net

Call PECO at (800) 774-7040 to see if you are eligible and to apply.

Applications are taken at 13 neighborhood-based intake sites. To determine which site is closest to you, call (215) 972-5170.

Call the TenantUnion Representative Network at(215) 940-3900 to learn more.

76


PHILADELPHIA WATER DEPARTMENTASSISTANCE PROGRAMS

HOMEOWNERS EMERGENCY MORTGAGEASSISTANCE PROGRAM (HEMAP)

77


For Owners Only

If you are a homeowner who is in danger of losing your home through foreclosure, the HEMAP program may be able to help you with your monthly mortgage payments. The Pennsylvania Housing Finance Agency (PHFA) funds this loan program, which requires that participants have a reasonable prospect of resuming mortgage payments within a prescribed timeframe.

Eligibility:You must be a homeowner and 60 days or more delinquent in your mortgage payment. You must have a favorable mortgage credit history and demonstrate the ability to resume regular mortgage payments within a 24-month period. The property must be in Pennsylvania and your primary residence.

To learn if you are eligible to receive a HEMAP loan and to apply, you must contact one of the PHFA ap-proved Housing Counseling Agencies. A list of these agencies is included in Chapter 4 of this Guide or can be viewed on the PHFA web page at www.phfa.org/consumers/homeowners/hemap.aspx

Pennsylvania Housing Finance Agency211 N. Front Street, Harrisburg, PA 17101

(800) 822-1174 • TDD: (717) 780-1869 • www.phfa.org

The City’s Water Department has three programs that may interest you if you are having trouble paying your water bill, or if you believe your water bill is too high.

1. Water Revenue Assistance Program (WRAP) can help you get your water restored if it was shutoff or can stop an impending shutoff. If you qualify, you can receive a City grant of up to $200 a year to help with water bills. You will need to visit the Water Revenue Bureau to apply and determine if you meet the income eligibility criteria. Call the Water Revenue Bureau for more information on their income guidelines.

Eligibility:Any water customer who has received a past-due notice, a shut-off notice or whose water has been shut off and who meets the low-income guidelines established by the Water Department.

Call one of the PHFA Counseling Agencies in Chapter 4 to apply for the HEMAP program.

Call the Water Revenue Bureau at (215) 686-6880 to see if you qualify for WRAP.

78

2. The Conservation Assistance Program (CAP) provides free services to help you save water — and reduce your water bill. Through this program, someone will come to your home and identify any plumbing problems, repair most minor plumbing problems, install water conservation devices and give you valuable water conservation tips and advice. Maximum cost of service per household can range between $275 and $300.

Eligibility:The program is open to low-income households who meet the program income guidelines.

3. The Homeowner’s Emergency Loan Program (H.E.L.P.) can help if your water is about to be shut off because the water service line and/or sewer lateral is broken between the water or sewer main and your home — and you cannot afford to make the repair. The loan is a 0% interest loan with a 36-month repayment schedule. A pre-approved licensed plumbing contractor must do all repair work.

Eligibility:The program is open to anyone who has received a Plumbing Violation Notice from the Water Department and owns a single-family home with a working water meter. Your water bill must be current or you must have a payment arrangement established in order to qualify.

Water Revenue BureauMunicipal Services Building

1401 JFK BoulevardPhiladelphia, PA 19102

(215) 686-6880www.phila.gov/waterrev/index.html

Call one of the Neighborhood Energy Centers listed on page 76 or the Energy Coordinating Agency (ECA) at (215) 988-0929 to see if you are eligible or to apply.

Call the Water Department at (215) 685-4907 to get an application and schedule an appointment.

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CH

AP

TE

R

Res

ourc

es

81

4ResourcesIn this Chapter, you will find . . .

J Legal Services Places to call if you need legal help.

J Community Development Corporations Neighborhood-based organizations involved in housing and community development in your neighborhood.

J City Agencies City offices that provide housing and housing-related programs in Philadelphia. J Housing Counseling Agencies Places to call or visit for assistance in buying or renting a home. J Fair Housing Rights and Agencies Your rights as a person with a disability and agencies that can help you if you are being discriminated against. J More Resources Contact information and web sites for national, state and local organizations that may be of interest. J Glossary Definitions of some of the more commonly used words (and acronyms) in the housing industry.

THE CENTER FOR DISABILITY LAW & POLICY (CDLP)

COMMUNITY LEGAL SERVICES (CLS)

82

Legal ServicesYou can receive housing-related legal services from multiple entities in Philadelphia. Each of the agencies listed work within several different areas of the law, but they all address housing. If you are experiencing any legal issues, please contact one of these agencies. Their contact information follows in this section.

The CDLP is a non-profit public interest law center that provides advocacy and legal services to individuals with disabilities throughout Pennsylvania. It was established in 1976 as Southeastern Pennsylvania Legal Services for the Deaf and has served as the statewide advocate for persons with disabilities seeking or receiving services under the Rehabilitation Act of 1973 since 1981, and in this capacity administers the Client Assistance Program (CAP). The Center also represents individuals with claims under the Americans with Disabilities Act (ADA) and has substantial experience with the litigation of employment discrimination cases.

The Center for Disability Law & Policy1617 JFK Boulevard, Suite 800, Philadelphia, PA 19103

Voice/TDD (215) 557-7112 • Fax (215) 557-7602 • Toll Free (888) 745-CDLP

If you are low-income, Community Legal Services (CLS) can help if you are experiencing a civil (not criminal) legal problem. Low-income households that meet the income guidelines can contact CLS for help with problems such as consumer disputes, serious repair problems and disputes regarding utility bills. The CLS Housing Unit aids low-income tenants living in private, public, and subsidized housing in Philadelphia. CLS’s assistance to private and public housing tenants includes cases involving eviction, illegal lockouts, unlawful termination of utilities, homes in dangerous states of disrepair, and housing subsidies. Call CLS to schedule an appointment with an attorney or paralegal. Simple questions can be answered by telephone.

Community Legal Services (CLS) Center City Office1424 Chestnut Street, Philadelphia, PA 19102

(215) 981-3700 • TTY: (215) 559-7313 • www.clsphila.org

Community Legal Services (CLS) — Law Center North Central3638 N. Broad Street, Philadelphia, PA 19140

(215) 227-2400 • www.clsphila.org

Resources

DISABILITY RIGHTS NETWORK OF PENNSYLVANIA (DRN)

AIDS LAW PROJECT OF PENNSYLVANIA

PUBLIC INTEREST LAW CENTER OF PHILADELPHIA

83

The Disabilities Rights Network (DRN) is a non-profit statewide public interest law firm that provides legal assistance and other services to individuals with disabilities, their organizations, their families, and their advocates. DRN’s main purpose is to advocate for the civil rights of persons with mental and physical disabilities, especially their right to live as integral parts of their communities. DRN works to ensure that people with disabilities have equal and unhindered access to employment, housing, transportation, pub-lic accommodations, and government services; to enforce their rights to vocational, habilitative, post-sec-ondary educational, health, and other services; and to protect them from abuse and neglect. DRN identi-fies systemic issues which are important to people with disabilities and seeks change and reform through litigation, administrative advocacy, and public education.

Disability Rights Network of Pennsylvania (DRN)1315 Walnut Street, Suite 400, Philadelphia, PA 19107

(215) 238-8070 • TDD: (215) 789-2498 • www.drnpa.org

Founded in 1988, the AIDS Law Project of PA has been fighting for the rights of Pennsylvanians living with HIV/AIDS. They provide legal assistance in the areas of AIDS Discrimination; access to health care; wills, living wills and powers of attorney; Social Security disability benefits; welfare benefits; insurance cover-age; housing; financial issues and debt; family law; immigration.

AIDS Law Project of Pennsylvania1211 Chestnut Street, Suite 600, Philadelphia, PA 19107

(215) 587-9377 • www.aidslawpa.org

The Public Interest Law Center of Philadelphia is dedicated to advancing the Constitutional promise of equal citizenship to all persons irrespective of race, ethnicity, national origin, disability, gender or poverty, through public education, continuing education, client organizations, research, negotiation and, when necessary, the courts, to achieve systemic reforms that advance the central goals of self-advocacy, social justice and equal protection of the law for all members of society.

The Public Interest Law Center of Philadelphia works on a variety of issues including: disability rights,Fair Housing and employment discrimination.

Public Interest Law Center of Philadelphia125 S. 9th Street, Suite 700, Philadelphia, PA 19107

(215) 627-7100 • www.pilcop.org

Legal Services

PHILADELPHIA LEGAL ASSISTANCE

SeniorLAW CENTER

84

Philadelphia Legal Assistance, a Legal Services Corporation grantee, provides free civil legal services to Philadelphia’s low-income community. Philadelphia Legal Assistance staff members specialize in many areas of the law and Specialists are available to give advice or to provide representation. Legal assistance is available for mortgage foreclosure, SSI Disability, Medical Assistance, Unemployment Compensation, referrals, community education and more.

Philadelphia Legal Assistance42 S. 15th Street, Philadelphia, PA 19102

(215) 981-3800 • www.philalegal.org

SeniorLAW Center protects the legal rights and interests of Philadelphia’s elderly, providing free legal services, community legal education, professional training, advice, information and referral services, and advocacy. SeniorLAW Center (formerly Senior Citizen Judicare Project) is an independent 501(c)(3) agency founded in 1978 by members of the Philadelphia Bar Association.

SeniorLAW CenterLand Title Building, 100 S. Broad Street, Suite 1810, Philadelphia, PA 19110

(215) 988-1244 • www.seniorlawcenter.org

Resources

85

Community Development Corporations

Community Development CorporationsPhiladelphia has many community development corporations (CDCs). CDCs are neighborhood-based organizations that can plan housing and economic development projects in their areas and rehabilitate vacant and deteriorated buildings for sale or rent to low-and-moderate income households. Some CDCs also sponsor job banks or training programs, provide housing counseling, operate home repair programs, or undertake commercial development. Contact the CDC serving your area to learn more about the specific programs that are underway. To locate your neighborhood CDC, contact the Philadelphia Association of Community Development Corporations at (215) 732-5829 or online at www.pacdc.org.

ACCESSIBILITY COMPLIANCE OFFICE (ACO)

MAYOR’S COMMISSION ON PEOPLE WITH DISABILITIES

86

City AgenciesA number of city government agencies provide programs for homeowners and renters with disabilities.Descriptions of these agencies and their contact information follow. Some of these agencies offer specific programs, as mentioned in Chapters 1, 2 and 3 of this Guide.

Established by the City of Philadelphia to ensure the City’s compliance with the Americans with Disabilities Act, the Fair Housing Act and other laws governing the City’s relationship with people with disabilities, the ACO is responsible for coordinating barrier removal efforts, establishing poli-cies on accessibility issues and responding to reasonable accommodation requests.

Together with the Mayor’s Commission on People with Disabilities (see below), the ACO strives to ensure that Philadelphia’s citizens with disabilities are afforded the same rights as all citizens. In accordance with Title II of the Americans with Disabilities Act, the City does not discriminate against qualified individuals with disabilities in any of its programs, services or activities.

Visit the ACO’s website at www.phila.gov/aco/ to get up-to-date information on access to City fa-cilities, procedures for requesting reasonable accommodations, code requirements for accessible construction within the City, and other important information relating to accessibility.

Accessibility Compliance OfficeMunicipal Services Building, 1401 JFK Boulevard, 9th Floor, Philadelphia, PA 19102

(215) 686-2798 • www.phila.gov/aco

The Mayor’s Commission on People with Disabilities was established to provide a forum for the disability community to express interest and opinions on City programs and services, and to pro-vide the Mayor with a method to ascertain the needs and views of the disability community.

The Commission is made up of volunteers representing individuals with disabilities who are ap-pointed by the Mayor.

Mayor’s Commission on People with DisabilitiesMunicipal Services Building, 1401 JFK Boulevard, 9th Floor, Philadelphia, PA 19102

(215) 686-2798 • www.phila.gov/mcpd

Resources

PHILADELPHIA HOUSINGDEVELOPMENT CORPORATION (PHDC)

OFFICE OF HOUSING AND COMMUNITYDEVELOPMENT (OHCD)

PHILADELPHIA HOUSING AUTHORITY (PHA)

87

City Agencies

OHCD is the City of Philadelphia’s housing policy agency responsible for administering housing and community development programs to benefit low- and moderate-income residents. OHCD-administered activities include programs for new and existing housing; and specialized affordable housing and service needs.

Office of Housing and Community Development1234 Market Street, Philadelphia, PA 19107


The Philadelphia Housing Authority (PHA) is organized under the laws of the Commonwealth of Pennsylvania to develop, acquire, lease and operate low income housing programs for limited income people. Funds to operate and improve residences come from subsidies from the U.S. Department of Housing and Urban Development (HUD). PHA is the nation’s fourth largest public housing authority, and houses over 32,500 residents in approximately 16,000 units, and an additional 17,000 families through the Housing Choice Voucher Program. PHA also manages Homeownership programs and has sold more than 300 affordable homes.

Philadelphia Housing Authority (PHA)Admissions Department

712 N. 16th Street, Philadelphia, PA 19103(215) 684-4500 • TTY: (800) 654-5984 • www.pha.phila.gov

PHDC serves the housing needs of low and moderate income Philadelphians through homeownership and home repair programs. The mission of PHDC is to develop new and rehabilitate existing housing for low and moderate income families in the City of Philadelphia through joint ventures with community development corporations (CDC’s); to provide basic system repairs and weatherization services to current homeowners; and to direct rehabilitation of vacant homes.

Philadelphia Housing Development Corporation (PHDC)1234 Market Street, 17th Floor, Philadelphia, PA 19107

(215) 448-3000 • TTD: (215) 448-2184 • www.phdchousing.org

PHILADELPHIA DEPARTMENT OF BEHAVIORALHEALTH AND MENTAL RETARDATION SERVICES

REDEVELOPMENT AUTHORITY OF PHILADELPHIA (RDA)

88

The core mission of the Redevelopment Authority (RDA) is to facilitate the development of underutilized property with a special emphasis on affordable housing. The Authority is the implementation arm for city housing and community development programs. On behalf of the City, the RDA utilizes its powers of eminent domain (condemnation) to facilitate the reuse of vacant, tax-delinquent and blighted property throughout the City, and administers a range of federal and state funds available to the City of Philadelphia for the purpose of preserving and expanding the City’s affordable housing supply. These activities are undertaken by contract with the City’s Office of Housing and Community Development (OHCD), which determines overall housing and community development policies, strategies and priorities for the City.

The RDA also finances a number of programs that can help households in Philadelphia repair their home. Call the RDA for more information on these programs.

Redevelopment Authority1234 Market Street, 16th Floor, Philadelphia, PA 19107

(215) 854-6515 • www.phila.gov/rda

The Philadelphia Department of Behavioral Health and Mental Retardation Services (DBH/MRS) is com-prised of the Office of Mental Health (OMH), the Coordinating Office for Drug and Alcohol Abuse Programs (CODAAP), Mental Retardation Services (MRS), and Community Behavioral Health (CBH). This integrated behavioral health system serves more than 100,000 people with mental health, mental retardation, substance abuse, and/or co-occurring conditions who are eligible for medical assistance as well as those who are uninsured or underinsured.

The major components of DBH/MRS provide services through a network of community providers and col-laborate with the Criminal Justice System, Department of Human Services, Children and Youth Division, Juvenile Probation Department of Family Court, Philadelphia Corporation of Aging and the School District of Philadelphia.

Philadelphia Department of Behavioral Health andMental Retardation Services

1101 Market Street, 8th Floor, Philadelphia, PA 19107(215) 685-5400 • www.dbhmrs.org

ResourcesHousing Counseling Agencies

Housing Counseling AgenciesNumerous housing counseling agencies exist in Philadelphia to help you with a variety of housing issues, including pre-purchase homeownership counseling, budgeting, avoiding foreclosure, credit counseling, and more.

The City of Philadelphia, HUD and PHFA each publish their own list of approved housing counseling agencies. Approved agencies may change from year to year and some agencies have been approved by multiple entities. Below is an explanation of the type of services each type of approved housing counseling agency may offer. Contact each agency to learn about the specific details offered.

City of Philadelphia: City-approved housing counseling agencies conduct free group and individual counseling sessions on pre-purchase topics such as personal credit repair and credit maintenance; money management through budgeting; rights and responsibilities of homeowners; the mortgage application and purchase process; financial assistance programs; maintenance of the house. Most housing counseling agencies offer free services after you buy a home including mortgage delinquency and default counseling; foreclosure prevention and intervention counseling; identifying and avoiding predatory lending practices.

HUD: HUD-approved housing counseling agencies can give you advice on buying a home, renting, defaults, foreclosures, credit issues and reverse mortgages.

PHFA: If you have received an Act 91 Notice (the official letter from your lender that your home is in default), contact a PHFA counseling agency for Homeowners’ Emergency Mortgage Assistance Program (HEMAP).

You must have a face-to-face meeting with one of these counseling agencies within 33 days from the date of your Act 91 Notice in order to put the foreclosure process on hold.

PHFA also certifies Housing Counseling Agencies for Homeownership. These agencies provide homeownership counseling and homeownership education.

Each of the Housing Counseling Agencies below are certified by one of more of above-described entities, The City of Philadelphia, HUD or PHFA. Contact each agency to learn about the specific details they offer.

HOUSING COUNSELING AGENCIES City of

PhiladelphiaPHFA

(HEMAP)PHFA

(Homeowner) HUD

ACORN Housing Corp.846 N. Broad Street, 1st FloorPhiladelphia 19130(215) 765-1221 • Fax (215) 765-0045

ActionAIDS, Inc.1216 Arch Street, 6th FloorPhiladelphia 19107(215) 981-0088 • Fax (215) 864-6930

Advocates for Financial Independence1806 S. Braod Street, Suite 1BPhiladelphia 19145(215) 389-2810 • Fax (215) 271-2583

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HOUSING COUNSELING AGENCIES (continued)

City of

PhiladelphiaPHFA

(HEMAP)PHFA

(Homeowner) HUD

Asociacion Puertoriquenos en Marcha (APM)600 W. Diamond StreetPhiladelphia 19122(215) 235-6070 • Fax (215) 235-7335

Carroll Park Community Council, Inc.5218 Master StreetPhiladelphia 19131(215) 877-1157 • Fax (215) 878-2722

Center in the Park (Senior Center)5818 Germantown AvenuePhiladelphia 19144(215) 848-7722 • Fax (215) 848-0979

Congreso de Latinos Unidos216 W. Somerset StreetPhiladelphia 19133(215) 763-8870 • Fax (215) 763-8876

Consumer Credit CounselingService of Delaware Valley1608 Walnut Street, 10th FloorPhiladelphia 19103(215) 563-5665 • Fax (215) 563-7020

Council of Spanish SpeakingOrganizations (CONCILIO)705-09 N. Franklin StreetPhiladelphia 19123(215) 627-3100 • Fax (215) 627-7440

Da-Network Housing Ministries, Inc.1529 North 7th StreetPhiladelphia 19122(215) 927-3227 • Fax (215) 927-5448

Diversified Community Services,Dixon House1920 S. 20th StreetPhiladelphia 19145(215) 336-3511 • Fax (215) 551-4327

ResourcesHousing Counseling Agencies


City of

PhiladelphiaPHFA

(HEMAP)PHFA

(Homeowner) HUD

Germantown Settlement5538 Wayne Avenue, Building CPhiladelphia 19144(215) 849-3104 • Fax (215) 843-7264

Hispanic Association ofContractors & Enterprises (HACE)167 W. Allegheny Avenue, Suite 200Philadelphia 19140(215) 426-8025 • Fax (215) 426-1709

HACE: Frankford Office4915 Frankford AvenuePhiladelphia 19124(215) 437-7867 • Fax (215) 743-9242

Housing AssociationInformation Program658-660 N. Watts StreetPhiladelphia 19123(215) 978-0224 • Fax (215) 765-7614

Housing Association ofDelaware Valley1528 Walnut Street, 10th FloorPhiladelphia 19102(215) 545-6010 • Fax (215) 790-9132

Intercommunity Action(Senior Center)6012 Ridge AvenuePhiladelphia 19128(215) 487-0914 • Fax (215) 487-3716

Intercultural Family Services4225 Chestnut StreetPhiladelphia 19104(215) 386-1298 • Fax (215) 386-9348

Korean Community DevelopmentServices Center6055 N. 5th StreetPhiladelphia 19120(215) 276-8830 • Fax (215) 224-8150

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92


City of

PhiladelphiaPHFA

(HEMAP)PHFA

(Homeowner) HUD

Liberty Resources, Inc.714 Market Street, Suite 100Philadelphia 19106(215) 634-2000 • Fax (215) 634-6195

Mount Airy USA6703 Germantown Avenue, Suite 200Philadelphia 19119(215) 844-6021 • Fax (215) 844-9167

New Kensington CDC2515 Frankford AvenuePhiladelphia 19125(215) 427-0350 • Fax (215) 427-1302

Norris Square Civic Association149 W. Susquehanna AvenuePhiladelphia 19122(215) 426-8723 • Fax (215) 426-5822

Northwest Counseling Services5001 N. Broad StreetPhiladelphia 19141(215) 324-7500 • Fax (215) 324-8753

Nueva Esperanza, Inc.4261 N. 5th StreetPhiladelphia 19140(215) 324-0746 • Fax (215) 324-2542

Philadelphia Council forCommunity Advancement100 N. 17th Street, Suite 700Philadelphia 19103(215) 567-7803 • Fax (215) 963-9941

Philadelphia Council for Community Advancement1617 JFK Blvd., Suite 1550Philadelphia 19103(215) 567-7803 • Fax (215) 963-9941

Philadelphia NeighborhoodHousing Services, Inc.121 N. Broad Street, Suite 502Philadelphia 19107(215) 988-9879 • Fax (215) 988-1297

Resources


City of

PhiladelphiaPHFA

(HEMAP)PHFA

(Homeowner) HUD

Philadelphia Senior Center509 S. Broad StreetPhiladelphia 19147(215) 546-5879 • Fax (215) 546-3983

South Philadelphia HOMES, Inc.1444 Point Breeze AvenuePhiladelphia 19146(215) 334-4430 • Fax (215) 334-6885

Southwest CommunityDevelopment Corporation6328 Paschall AvenuePhiladelphia 19142(215) 729-0800 • Fax (215) 726-5719

Tenant Union RepresentativeNetwork (TURN)1315 Walnut Street, 3rd FloorPhiladelphia 19107(215) 940-3900 • Fax (215) 940-3910

The Partnership CDC4027 Market StreetPhiladelphia 19104(215) 307-4917 • Fax (215) 307-4921

Unemployment Information Center112 N. Broad St., 11th FloorPhiladelphia 19102(215) 557-0822 • Fax (215) 557-6981

United Communities SoutheastPhiladelphia2029 S. 8th StreetPhiladelphia 19148(215) 467-8700 • Fax (215) 467-1042

Universal Companies800 S. 15th StreetPhiladelphia 19146(215) 732-6518 • Fax (215) 732-6519

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Housing Counseling Agencies

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City of

PhiladelphiaPHFA

(HEMAP)PHFA

(Homeowner) HUD

Urban League of Philadelphia121 S. Broad Street, 9th FloorPhiladelphia 19107(215) 985-3220 • Fax (215) 451-5006

West Oak Lane CDC7300 Ogontz AvenuePhiladelphia 19138(215) 224-0880 • Fax (215) 224-8746

� Below, an existing bathroom was gutted and enlarged to add a washer and dryer and to install an accessible toilet and shower through the SDHP Home Modification Program.

Below, an existing bathroom was gutted and enlarged to add a washer and dryer and to install an accessible toilet and shower through the SDHP Home Modification Program.

Resources

AMERICANS WITH DISABILITIES ACT (ADA)

ARCHITECTURAL BARRIERS ACT (ABA)

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Fair Housing Laws and Agencies

Fair Housing Laws and AgenciesRenting or buying a home can be one of the most significant and stressful events that individuals can experience in their lifetime. For this reason, the Fair Housing Act and other federal and state laws were enacted to guarantee a right to a national housing market free from discrimination based on race, color, religion, sex, disability, familial status and national origin.

If you have a disability, a number of laws protect you against housing discrimination and guarantee you are afforded a host of options when making a decision about an apartment or home. These laws and the organizations to contact if you want to file a complaint follow.

Title III of the ADA prohibits discrimination against persons with disabilities in places of public accom-modations, some privately operated entities which offer professional and educational services, private transportation services and commercial facilities. Public accommodations include places such as restau-rants, stores, hotels, homeless shelters, zoos, and day care centers. For information on all of the places covered by Title III, visit the Department of Justice’s website at www.usdoj.gov/crt/ada/cguide.htm.

Complaints of Title III violations may be filed with the Department of Justice. In certain situations, cases may be referred to a mediation program sponsored by the Department.

The Department is authorized to bring a lawsuit where there is a pattern or practice of discrim-ination in violation of Title III or where an act of discrimination raises an issue of general public importance. For more information on how to file a complaint, contact the Department of Justice.

U.S. Department of JusticeCivil Rights Division, Disability Rights Section — NYAW 950 Pennsylvania Avenue, NW

Washington, DC 20530(800) 514-0301 • TTY: (800) 514-0383 • www.ada.gov • www.usdoj.gov

The ABA requires that buildings and facilities that are designed, constructed, or altered with Federal funds, or leased by a Federal agency, comply with Federal standards for physical accessibility. ABA requirements are limited to architectural standards in new and altered buildings and in newly leased facilities. For more information or to file a complaint, contact the U.S. Architectural and Transportation Barriers Compliance Board.

U.S. Architectural and Transportation Barriers Compliance Board1331 F Street, N.W., Suite 1000, Washington, DC 20004

(800) 872-2253 • TTY: (800) 993-2822 • www.access-board.gov

EQUAL CREDIT OPPORTUNITY ACT

THE FAIR HOUSING ACT OF 1988

The Equal Credit Opportunity Act makes discrimination unlawful with respect to any aspect of a credit application on the basis of race, color, religion, national origin, sex, marital status, age or because all or part of the applicant’s income derives from any public assistance program. If you’ve been denied credit, complain to the creditor and report any violations to the Pennsylvania Attorney General’s Office.

Pennsylvania Attorney GeneralStrawberry Square, 16th Floor, Harrisburg, PA 17120

(717) 787-3391 • Fax (717) 787-8242 • www.attorneygeneral.gov

Sometimes realtors, landlords or bankers treat people with disabilities differently than others. If you are house-hunting, you may find that you are not shown as many units. If you are looking to rent an apartment, you may be told a unit is already rented when it is not. You may be “steered” to certain neighborhoods or told that you do not qualify for a mortgage when you do. These actions are illegal.

Under the Fair Housing Act of 1988, you are protected against such housing discrimination.

In addition, the Fair Housing Act requires that people involved with real estate (such as landlords, realtors and lenders) must provide you with “reasonable accommodations” or a “reasonable modifica-tion.” A reasonable accommodation is a change in the way a service is usually provided such as taking an application over the phone instead of in person at the real estate office, allowing a tenant to have an assistive animal even when pets are not usually allowed, or providing an accessible parking space. A reasonable modification is a structural change to the unit or housing structure to provide physical access to a person with a disability. If you need a reasonable accommodation or modification, make sure you ask specifically for the accommodation in writing, give the landlord a copy of the law or a handbook explaining their responsibilities and refer them to the Philadelphia Commission on Human Relations at (215) 686-4670 if they have additional questions. If that doesn’t work, call the Commission.

Sometimes the Commission can write a letter on your behalf and act as an arbitrator between you and your landlord. For more information on reasonable accommodations or reasonable modifications, contact TAP at (215) 576-1150 ext. 4 or online at www.newsontap.org/reasonable.html for a copy of When the Law Says It’s Okay to Bend the Rules.

If in your search for a new home or apartment, or in your effort to have an apartment modified, you feel that you have been discriminated against or that your rights have been violated, you should file a complaint. Send a letter or obtain a Housing Discrimination Complaint Form from the Philadelphia office of the U.S. Department of Housing and Urban Development’s (HUD’s) Office of Fair Housing and Equal Opportunity from their website www.hud.gov or by calling them toll-free at (800) 669-9777.HUD can also provide you with interpreters, tapes and Braille materials and assistance in reading and completing forms.

U.S. Department of Housing and Urban DevelopmentPhiladelphia Office • Office of Fair Housing and Equal Opportunity

The Wanamaker Building, 100 Penn Square East, Philadelphia, PA 19107Housing Discrimination Hotline (800) 669-9777 • (215) 656-0500 • www.hud.gov

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Resources

SECTION 504

TENANT UNION REPRESENTATIVE NETWORK (TURN)

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Section 504 prohibits the exclusion of an eligible individual with a disability from any program or activity that either receives Federal financial assistance or is conducted by any Executive agency. Every Federal agency has its own set of Section 504 regulations that apply to its own program. The Department of Housing and Urban Development has the Section 504 regulations that cover all of the housing programs it funds.

These regulations require that accessible housing units in any federally funded project be comparable to units for persons without disabilities in overall size and location; that 5% (minimum) of the total units in a project be made accessible for persons with mobility disabilities with another 2% accessible for persons with hearing or visual disabilities; and that all reasonable accommodation costs be covered by the recipient of financial assistance from HUD, such as the Philadelphia Housing Authority. Section 504 also requires that non-housing facilities be designed and constructed to be readily accessible to and usable by persons with disabilities.

If you wish to learn more about HUD’s Section 504 regulations, visit their website at www.hud.gov. To file a complaint, contact the Philadelphia HUD Office. HUD can also provide you with interpreters, tapes and Braille materials and assistance in reading and completing forms.

U.S. Department of Housing and Urban DevelopmentPhiladelphia Office • Office of Fair Housing and Equal Opportunity

The Wanamaker Building, 100 Penn Square East, Philadelphia, PA 19107(800) 669-9777 • (215) 656-0500 • www.hud.govwww.hud.gov/offices/fheo/disabilities/sect504.cfm

A number of agencies are available in Philadelphia to assist you if you believe you’ve been discriminat-ed against with regard to your housing. Since each agency has different sets of responsibilities, it is recommended that you first file a complaint with HUD and then allow HUD to refer your complaint to the appropriate city and state agencies listed here. If you need help filing a complaint, you should contact the Tenant Union Representative Network (below) for assistance.

If you believe you have been discriminated against with the rental of housing, you can contact TURN. TURN can counsel you on your options for redress or for resolving the dispute. If warranted, TURN can use trained housing testers to verify your complaint — and the results of these tests can be used in court. If a test indicates a violation of law, TURN arranges for legal representation with an experienced fair housing lawyer.

Tenant Union Representative Network1315 Walnut Street, 3rd Floor, Philadelphia, PA 19107

(215) 940-3900 • www.ourturn.net

PHILADELPHIA COMMISSION ON HUMANRELATIONS (PCHR)

HOUSING COURT — PHILADELPHIA MUNICIPAL COURTIf you believe your landlord owes you a refund on your security deposit or that you are due other monies from your landlord, you can file a written complaint in Philadelphia’s Housing Court. The hearing is informal and does not require either you or your landlord to be represented by an attorney.

Philadelphia Housing Court34 S. 11th Street, Room 500, Philadelphia, PA 19107

(215) 686-7987 • (215) 686-7988 • (215) 686-2900 • (215) 686-2901 • http://fjd.phila.gov

Established in 1951 under the City Charter, the Philadelphia Commission on Human Relations (PCHR) is the city agency that enforces civil rights laws and deals with all matters of intergroup conflict within the city.

PCHR’s Compliance Division enforces the Philadelphia Fair Practices Ordinance. Discrimination is prohibited in employment, housing, public accommodations and the delivery of City services. In Phila-delphia it is illegal to discriminate on the basis of race, color, religion, national origin, ancestry, age, physical disability, sex, sexual orientation, marital status, gender identity, the presence of children or an individual’s source of income in regards to housing. Individuals can also file retaliation complaints in employment and housing cases if they feel they have been retaliated against for either complaining about discriminatory practices or for having filed a discrimination complaint.

Since 1993, PCHR has provided staff for the Philadelphia Fair Housing Commission, who address unfair rental practices.

Philadelphia Commission on Human RelationsThe Curtis Center, 601 Walnut Street, Suite 300 South

Philadelphia, PA 19106(215) 686-4670 • TTY: (215) 686-3238 • www.phila.gov/humanrelations

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Resources

PENNSYLVANIA HUMAN RELATIONS COMMISSION

PHILADELPHIA FAIR HOUSING COMMISSION

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If you think you’ve been discriminated against because of your race, color, familial status, religious creed, ancestry, age, sex, national origin, disability, use of guide or support animals, the Human Relations Commission may be able to help. A Commission worker will help you to work out an agreement with the person against whom you’ve filed a complaint. If an agreement cannot be reached, the Commission will open an investigation.

This state Commission is open to anyone who feels they have been discriminated against. Complaints must be filed within 180 days of the date of the alleged discrimination.

Pennsylvania Human Relations CommissionPhiladelphia Regional Office

110 North 8th Street, Suite 501, Philadelphia, PA 19107(215) 560-2496 • TDD: (215) 560-3599 • www.phrc.state.pa.us

Since 1993, the Philadelphia Commission on Human Relations has provided staff for the Philadelphia Fair Housing Commission, which addresses unfair rental practices. A tenant may file a complaint with the Philadelphia Fair Housing Commission if rent is current and the tenant is being threatened with illegal eviction, if a landlord is raising rent while housing code violations exist, if another term of a lease is being violated, or to stop a landlord from retaliating against a tenant for reporting housing code violations to the Department of Licenses and Inspections (L&I).

Philadelphia Fair Housing CommissionThe Curtis Building, 601 Walnut Street, Suite 300 South, Philadelphia, PA 19106

(215) 686-4670 • Intake: (215) 686-4692TTY: (215) 686-3238 • Fax: (215) 686-4684 www.phila.gov/fairhousing

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More ResourcesThis Resource section includes National Organizations, State Organizations, and Local Organizations that can provide you with information on a variety of issues, not just housing. Each agency’s name is listed alphabetically with their address, telephone number(s), and website address, if available.

▀ National Organizations lists organizations that deal with housing and service issues on a national basis.

1. Government Agencies: These are public agencies that fund housing and service programs for people with disabilities.

2. Advocacy Organizations: These are organizations, often set up by people with disabilities or people who have direct contact with people with disabilities. Some provide direct services. In general they are excellent sources of information on programs and resources available to people with disabilities.

3. Professional Associations: These are organizations that provide a forum for people involved with a particular industry or field of work to share information and resources.

▀ State Organizations are divided into three categories:

▀ Local agencies serving Philadelphia are listed alphabetically.

Resources

NATIONAL ORGANIZATIONSAmericans for Disabled AttendantPrograms Today (ADAPT)ADAPT of Denver201 S. CherokeeDenver, CO 80223(303) 733-9324www.adapt.org

Concrete Change600 Dancing Fox RoadDecatur, GA 30032(404) 378-7455www.concretechange.org

Consortium for Citizenswith Disabilities1660 L Street, NW, Suite 700Washington, DC 20036(202) 783-2229www.c-c-d.com

National Alliance for theMentally Ill (NAMI)Colonial Place Three2107 Wilson Boulevard, Suite 300Arlington, VA 22201(800) 950-6264www.nami.org

National Association of HousingCooperatives (NAHC)1444 I. Street, NW, Suite 700Washington, DC 20005(202) 737-0797www.coophousing.org

National Multiple Sclerosis (MS) Society733 Third AvenueNew York, NY 10017(800) FIGHT-MSwww.nmss.org

Paralyzed Veterans of America801 18th Street, NWWashington, DC 20006(800) 424-8200, TTY: (800) 795-4327www.pva.org

Social Security AdministrationWindsor Park Building6401 Security Blvd.Baltimore, MD 21235(800) 772-1213www.ssa.gov

TASH1025 Vermont Avenue, NW, Suite 300Washington DC 20005(202) 540-9020www.tash.org

Technical Assistance Collaborative31 Saint James Avenue, Suite 710Boston, MA 02116(617) 266-5657www.tacinc.org

National Organizations

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STATE ORGANIZATIONSGovernment AgenciesOffice of Long Term Living1401 North 7th StreetBertolino Bldg., 6th FloorHarrisburg, PA 17120(866) 286-3636http://www.dpw.state.pa.us/about/OLTL/

Office of Vocational Rehabilitation (OVR)444 N. 3rd Street, 5th FloorPhiladelphia, PA 19123(215) 560-1900, TTY: (215) 560-6144www.nepacil.org/OVR.htm

Pennsylvania Bureau ofConsumer ProtectionOffice of Attorney General21 S. 12th Street, 2nd FloorPhiladelphia, PA 19107(215) 560-2414www.attorneygeneral.gov

Pennsylvania Department of Aging555 Walnut Street, 5th FloorHarrisburg, PA 17101(717) 783-1550www.aging.state.pa.us

Pennsylvania Department of Community & Economic Development (DCED)Commonwealth Keystone Building400 N. Street, 4th FloorHarrisburg, PA 17120(866) 466-3972www.newpa.com

Pennsylvania Department of PublicWelfare (DPW)P.O. Box 2675Harrisburg, PA 17105(717) 787-4592www.dpw.state.pa.usPennsylvania Developmental DisabilitiesCouncil (PDDC)Room 561 Forum Building605 South DriveHarrisburg, PA 17120(717) 787-6057www.paddc.org

Pennsylvania Housing Finance Agency (PHFA)211 N. Front StreetHarrisburg, PA 17101(717) 780-3800, TDD: (717) 780-1869www.phfa.org

Pennsylvania Office of Consumer Advocate555 Walnut Street Forum Place, 5th FloorHarrisburg, PA 17101(800) 684-6560www.oca.state.pa.us

Pennsylvania Office of Mental Healthand Substance Abuse (OMHSAS)P.O. Box 2675Harrisburg, PA 17105(717) 787-6443www.dpw.state.pa.us/About/OMHSAS

Pennsylvania Office of DevelopmentalPrograms (ODP)(Formerly Office of Mental Retardation and Office of Social Programs)P.O. Box 2675Harrisburg, PA 17105(888) 565-9435www.dpw.state.pa.us/About/ODP

Advocacy OrganizationsAlliance for the Mentally Illof Pennsylvania (AMI)2149 N. 2nd StreetHarrisburg, PA 17110(800) 223-0500http://pa.nami.org/

American Civil Liberties Union (ACLU)P.O. Box 40008Philadelphia, PA 19106(215) 592-1513www.aclupa.org

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ResourcesState Organizations

Pennsylvania AmericanAssociation of Retired Persons (AARP)30 N. 3rd Street, Suite 750Harrisburg, PA 17101(866) 389-5654www.aarp.org/states/pa

Pennsylvania Arc2350 W. Westmoreland StreetPhiladelphia, PA 19140(215) 229-4550www.arcpddc.org

Pennsylvania Association of Resourcesfor People with Mental Retardation1007 N. Front StreetHarrisburg, PA 17102(717) 236-2374www.par.net

Pennsylvania Council of the Blind931 N. Front StreetHarrisburg, PA 17102(877) 617-7407www.pcb1.org

Pennsylvania Health Law Project123 Chestnut StreetCorn Exchange Building, Suite 400Philadelphia, PA 19106(215) 625-3663www.phlp.org

Pennsylvania’s Initiative on AssistiveTechnology (PIAT)Institute on Disabilities1601 N. Broad StreetUniversity Services Building, Suite 610Philadelphia, PA 19122(800) 204-7428, TTY: (866) 268-0579http://disabilities.temple.edu/programs/assistive/piat

Pennsylvania Legal Services118 Locust StreetHarrisburg, PA 17101(800) 322-7572www.palegalservices.org

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Autism Living and Working1528 Walnut Street, Suite 815Philadelphia, PA 19102(267) 322-5800www.autismlivingworking.org

Autism Support and Advocacy in PA243 Lenoir AvenueWayne, PA 19087(610) 688-8894

Disabled In Action of Pa, Inc. (DIA)714 Market Street, Suite 205, Office #2Philadelphia, PA 19106(215) 627-7255 (V/TTY)www.disabledinactionpa.org

Disability Rights Network of Pennsylvania (DRN)1414 N. Cameron Street, Suite CHarrisburg, PA 17103(800) 692-7443 (V/TTY) http://drnpa.org

Housing Alliance of Pennsylvania2 S. Easton RoadGlenside, PA 19038(215) 576-7044www.housingalliancepa.org

Learning Disabilities Association of PA4751 Lindle Road, Suite 114Harrisburg, PA 17111(717) 939-3731www.ldapa.org

National Federation of the Blind of Pennsylvania42 S. 15th Street, Suite 222Philadelphia, PA 19102(215) 988-0888www.nfb.org

Networks for Training andDevelopment, Inc.123 S. Broad Street, 23rd FloorPhiladelphia, PA 19109(215) 546-4111www.networksfortraining.org

Pennsylvania State IndependentLiving Center (SILC)2 N. Second Street, Suite 100Harrisburg, PA 17101(800) 796-9163www.pasilc.org

United Cerebral Palsy Association (UCPA)1902 Market StreetCamp Hill, PA 17011(866) 761-6129www.ucpa.org/

Visitability in PAc/o LIFT503 E. Arch StreetSt. Mary’s, PA 15857(800) 341-5438www.visitabilitypa.com

Professional AssociationsPennsylvania Association of Area Agencieson Aging525 South 29th StreetHarrisburg, PA 17104(717) 541-4214http://www.p4a.org

Pennsylvania Homecare Association20 Erford Road, Suite 115Lemoyne, PA 17043(800) 382-1211www.pacareathome.org

Pennsylvania Association for Non-ProfitHomes for the Aging (PANHFA)1100 Bent Creek BoulevardMechanicsburg, PA 17050(800) 545-2270www.panpha.org

Pennsylvania Association ofRealtors (PAR)500 N. 12th StreetLemoyne, PA 17043(800) 555-3390www.parealtor.org

Pennsylvania Association ofRehabilitation Facilities (PARF)2400 Park DriveHarrisburg, PA 17110(717) 657-7608www.parf.org

Pennsylvania Builders Association (PBA)600 N. 12th StreetLemoyne, PA 17043(800) 692-7339www.pabuilders.org

Pennsylvania Community ProvidersAssociation (PCPA)2101 N. Front Street Building 3, Suite 200Harrisburg, PA 17110(717) 364-3280www.paproviders.org

Pennsylvania Councilon Independent Living101 S. 2nd Street, Suite 4Harrisburg, PA 17101(866) 302-7245www.pcil.net

Pennsylvania Speech LanguageHearing Association800 Perry Highway, Suite 3Pittsburgh, PA 15229(412) 366-9858www.psha.org

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Resources

LOCAL ORGANIZATIONS

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Action AIDS1216 Arch Street, 6th FloorPhiladelphia, PA 19102(215) 981-0088www.actionaids.org

Americans Disabled for AttendantPrograms Today (ADAPT)714 Market Street, Suite 205Philadelphia, PA 19106(215) 971-0660

Center for Advocacy for the Rights andInterests of the Elderly (CARIE)100 S. Broad Street1500 Land Title BuildingPhiladelphia, PA 19110(215) 545-5728www.carie.org

Congreso de Latinos Unidos216 W. Somerset StreetPhiladelphia, PA 19133(215) 763-8870www.congreso.net

Education Law Center1315 Walnut Street, 4th FloorPhiladelphia, PA 19107(215) 238-6970, TTY: (215) 789-2498www.elc-pa.org

Equality Advocates Pennsylvania1211 Chestnut Street, Suite 605Philadelphia, PA 19107(215) 731-1447www.center4civilrights.org

Greater Philadelphia Urban AffairsCoalition1207 Chestnut Street, 7th FloorPhiladelphia, PA 19107(215) 851-0110www.gpuac.org

Liberty Resources, Inc.714 Market Street, Suite 100Philadelphia, PA 19106(215) 634-2000www.libertyresources.org

Magee Rehabilitation Hospital1513 Race StreetPhiladelphia, PA 19102(800) 96-MAGEE (62433)www.mageerehab.org

Mayor’s Office of Community ServicesCommunity Engagement Office990 Spring Garden Street, 7th FloorPhiladelphia, PA 19123(215) 685-3600www.phila.gov/mocs/community.html

Mental Health Association ofSoutheastern Pennsylvania1211 Chestnut StreetPhiladelphia, PA 19107(215) 751-1800www.mhasp.org

Moss Rehabilitation Hospital1200 W. Tabor RoadPhiladelphia, PA 19141(215) 456-9900www.mossresourcenet.org

Philadelphia Corporation for Aging (PCA)642 N. Broad StreetPhiladelphia, PA 19130(215) 765-9040www.pcaphl.org

Local Organizations

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Philadelphia DevelopmentalDisabilities Corporation (PDDC/ARC) The Arc of Philadelphia2350 W. Westmoreland Street Philadelphia, PA 19140(215) 229-4550www.arcpddc.org

The Public Interest Law Center of Philadelphia125 S. Ninth Street, Suite 700Philadelphia, PA 19107(215) 627-7100www.pilcop.org

United Cerebral Palsyof Philadelphia & Vicinity102 E. Mermaid LanePhiladelphia, PA 19118(215) 242-4200, TTY: (215) 248-7620 www.ucpphila.org

United Spinal Association5000 Wissahickon Avenue Philadelphia, PA 19144(215) 381-3037www.unitedspinal.org

Visions for Equality718 Arch Street, 6NPhiladelphia, PA 19106(215) 923-3349, TTY: (215) 923-8898www.visionforequality.org

Resources

WEBSITES

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Housing WebsitesCHANCE Center for Housing and New Community Economics — www.alliance.unh.eduCommunity Connections Technical Assistance and Information Center — www.comcon.orgConcrete Change — www.concretechange.orgConsumer Information on Reverse Mortgages — www.reverse.orgFannie Mae — www.fanniemae.comHabitat for Humanity — www.habitat.orgHomeAid — www.homeaid.orgNational Association of Housing and Redevelopment Officials — www.nahro.orgNational Home of Your Own Alliance — http://alliance.unh.edu/nhoyo.htmlNational Low Income Housing Coalition — www.nlihc.orgPennsylvania Housing Choices — www.pahousingchoices.orgPhiladelphia Housing and Disability Issues — www.newsontap.orgPhiladelphia Office of Housing and Community Development — www.phila.gov/ohcdSelf-Determination Housing Project of Pennsylvania — www.sdhp.orgThe Homeless Advocacy Project — www.homelessadvocacyproject.orgVisitability in Pennsylvania Basics — www.visitabilitypa.com

Government Websites

Federal

Americans with Disabilities Act Home Page — www.ada.govFederal Register — www.gpoaccess.gov/fr/index.htmlHouse of Representatives — www.house.govLibrary of Congress — www.loc.gov/index.htmlNational Governor’s Association Center for Better Practices — www.nga.orgNeighborhood Networks — www.hud.gov/offices/hsg/mfh/nnw/nnwindex.cfmNon-profit Gateway — www.nonprofit.govThe Official White House Page — www.whitehouse.govSenate — www.senate.govU.S. Department of Housing and Urban Development — www.hud.govU.S. Department of Labor — www.dol.govU.S. State and Local Government Gateway — www.statelocal.govVeteran Resource Center (HUDVET) — www.hud.gov/offices/cpd/about/hudvet/

Websites

State

Accessible PA — www.accessiblepa.state.pa.usPennsylvania Office of Vocational Rehabilitation — www.nepacil.org/OVR.htm

Pennsylvania Department of Community & Economic Development — www.newpa.com/index.aspx

Pennsylvania Developmental Disabilities Council — www.paddc.orgPennsylvania Department of Public Welfare (DPW) — www.dpw.state.pa.us/Pennsylvania Housing Finance Agency — www.phfa.orgPennsylvania Office of Mental Health — www.dpw.state.pa.us/about/omhsas/Pennsylvania Office of Developmental Programs — www.dpw.state.pa.us/about/ODP

City

City of Philadelphia (and all of its agencies and departments) — www.phila.gov

Disability WebsitesThe Alzheimer’s Association — www.alz.org

American Association of People with Disabilities — www.aapd-dc.org

American Council for the Blind — www.acb.org

American Disability Association — www.adanet.org

Americans Disabled for Attendant Programs Today — www.adapt.org

American Foundation for the Blind — www.afb.org

Disability Rights Education Defense Fund — www.dredf.org

Hearing Loss Association of America — www.shhh.org

Independent Living USA — www.ilusa.com

Learning Disability Association — www.ldanatl.org

National Association of Protection and Advocacy Systems — www.napas.org

National Association of the Deaf — www.nad.org

National Brain Injury Association — www.biausa.org

National Easter Seals — www.easterseals.com

National Federation for the Blind — www.nfb.org

National Multiple Sclerosis Foundation — www.msfacts.org

Paralyzed Veterans of America — www.pva.org

TASH — www.tash.org

The Arc — www.thearc.org

United Cerebral Palsy Association — www.ucp.org

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Glo

ssar

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GlossaryAccessible HousingGenerally, this means that the unit meets prescribed or mandatory state and local building code requirements, including such features as wide doors, sufficient clear floor space for wheelchairs, lower countertops for full wheelchair access, lever and loop type handles on hardware, seats at bathing fixtures, grab bars in bathrooms, knee spaces under sinks and counters, audible and visual signals, switches and controls in easily reached locations, entrances free of steps and stairs, and accessibility throughout the house.

Adaptable HousingAdaptable housing includes features that are either adjustable or capable of being easily and immediately added or removed to “adapt” the unit to individual needs or preferences in a short time by unskilled labor without involving structural or finish material changes. An adaptable dwelling allows some items to be omitted or concealed until needed so the dwelling units can look the same as others and be better matched to individual needs when occupied.

Affordable HousingGenerally defined as housing where the occupant is paying no more than 30% of gross income for gross housing costs, including utility costs.

Agreement of SaleA contract between a Buyer and a Seller of a property. The agreement of sale lists all of the terms of the contract between the two parties.

Assistive TechnologyDevices that can help people with disabilities communicate, learn, travel, do household chores, care more easily for themselves and have fun.

BondsBonds are interest-bearing certificates of debt with a maturity date. Governments and state agencies float bonds to raise funds to carry out programs. PHFA issues mortgage revenue bonds and general obligations bonds to finance their programs.

Buyer AgentA real estate broker who represents the Buyer in a real estate transaction.

Certificate of Occupancy (CO)A permit issued by a city or town building inspector stating that a property meets all applicable codes and is safe to live in.

ClosingA mortgage closes at the time of settlement when the buyer of a property signs the mortgage document and the mortgage company delivers the mortgage money to the title company.

CDBG (Community Development Block Grants)Federal funding authorized under Title I of the Housing and Community Development Act of 1974 available to communities of over 50,000 people. Its purpose is to encourage community development projects and expand housing opportunities for low and moderate-income persons.

Consolidated PlanA five-year plan prepared by individual cities and towns and the state outlining housing needs and priorities. In order to be considered for certain federal funding including CDBG, HOME and ESG funds, projects must be consistent with the local jurisdiction’s Consolidated Plan.

Cost BurdenThe extent to which gross housing costs, including utility costs, exceed an acceptable percentage of gross income. (An acceptable percentage of gross income is usually 30% of gross income.)

DebtAn obligation to pay back a loan.

Deed RestrictionCovenants included in a deed that in some way limit the owner’s absolute right to use or sell the property.

Developmental DisabilityA severe chronic disability that is attributable to a mental or physical impairment or a combination of mental and physical impairments that manifests before the person attains age 22; is likely to continue indefinitely; and results in substantial functional limitations in three or more of the following areas of major life activity: self-care, receptive and expressive language, learning, mobility, self-direction, capacity for independent living or economic self-sufficiency. The disability must also reflect the individual’s need for a combination and sequence of special, interdisciplinary, or generic services, individualized supports, or other forms of assistance that are of lifelong or extended duration and are individually planned and coordinated. (U.S. Code Definition, 42 USC Sec. 15002 – Definitions.)

Disabled HouseholdA household composed of one or more persons at least one of whom is an adult who has a disability.A person shall be considered to have a disability if the person is determined to have a physical, mental or emotional impairment that: (1) is expected to be of long-continued and indefinite duration, (2) substantially impedes his or her ability to live independently, and (3) is of such a nature that the ability could be improved by more suitable housing conditions. A person shall also be considered to have a disability if he or she has a developmental disability as defined in the Developmental Disabilities Assistance and Bill of Rights Act (42 U.S.C. 6001-6006).

Down PaymentA down payment is the amount in cash to be paid by the buyer at closing which is typically the difference between the sales price and the mortgage amount.

Dual AgentA real estate broker who represents both the Buyer and the Seller in a real estate transaction.

Escrow FundsFunds, securities or other property held by an impartial trusted third party until all the conditions of a contract are met.

EquityThe difference between the fair market value of property and the current indebtedness, usually referred to as the owner’s interest in the property.

ESG (Emergency Solutions Grant)ESG is renamed the “Emergency Solutions Grant” and provides funding for homelessness prevention and re-housing, as well as emergency shelter.

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Fair HousingThe Fair Housing Amendment Act of 1988 prohibits discrimination in housing based on disability, race or color, national origin, religion, sex and familial status. In addition to not discriminating against people with disabilities, real estate agents, lenders, property managers, and appraisers must provide individuals with disabilities with “reasonable accommodations” in their policies, practice and services.

Fair Market RentAn amount determined by HUD to be the cost of modest, non-luxury rental units in a specific market area. With certain exceptions, it is the highest rent chargeable for that unit under the HUD Section 8 Voucher Program.

Feasibility StudyA detailed investigation and analysis conducted to determine the financial, economic, technical or other advisability of a proposed project.

HOMEThe HOME Investment Partnership Act was authorized under the National Affordable Housing Act of 1990. It is a formula-based allocation program intended to support a wide variety of state and local affordable housing programs. The formula funding allows state and local governments flexibility to use the money in ways that best meet locally-defined needs. Funds can be used for acquisition, construction, reconstruction and moderate or substantial rehabilitation activities that promote affordable rental and ownership housing. HOME funds can also be used for tenant-based rental assistance programs.

Home InspectorA person who has been certified by a non-profit organization of home inspectors to be qualified to conduct an inspection of the physical condition of the property.

Home ModificationThis includes physical changes or alteration to a residence to accommodate the needs of a person with disabilities.

Home Owners InsuranceAn insurance policy which protects a property and its contents in case of fire, flood, theft, and so on.

Housing Choice Vouchers (Formerly Section 8)Housing Choice Vouchers is a subsidy paid on the tenant’s behalf to the landlord making up the difference between 30% of his/her income and the fair market rental price of the unit.

HUDThe mission of the U.S. Department of Housing and Urban Development (HUD) is to increase home-ownership, support community development and increase access to affordable housing free from discrimination.

Income LimitsFamily income limits, based on family size and geographic area, established by law for admission into low and moderate income housing projects or to quality for rent supplement assistance. The federal definitions are:

Extremely Low Income — Households whose incomes do not exceed 30% of the median income for the area, as determined by HUD, with adjustments for small and large families.

Very Low Income — Households whose incomes do not exceed 50% of the median income for the area, as determined by HUD, with adjustments for small and large families.

Low Income — Households whose incomes are between 51% and 80% of the median income for the area, as determined by HUD, with adjustments for small and large families.

Moderate Income — Households where income is between 81% and 95% of the median income for the area, as determined by HUD, with adjustments for smaller or larger families.

Middle Income — Households whose incomes are between 96% and 120% of the median income for the area, as determined by HUD, with adjustments for smaller or larger families.

NOTE: HUD may establish different income ceilings due to prevailing construction costs, fair market rents or unusually high or low family incomes. Also State income ceilings may differ from Federal ceiling.

LeaseA lease is a contract for renting of land or property for a specified monetary amount.

LeverageThe use of borrowed (or grant) money to increase one’s return on cash investment.In many cases, it also refers to the use of multiple sources of funds to create affordable housing.

LienA legal claim on a property for payment of a debt or some other financial obligation such as a mortgage, taxes, unpaid repair or construction bill.

Loan FundA pool of money consisting of federal, state, or private funds to make loans. The pool is replenished through borrower paybacks.

Low Income Housing Tax Credit (LIHTC)The Tax Reform Act of 1986 allows taxpayers to claim the low income tax credit annually for 10 years for expenditures to construct, rehabilitate or acquire and rehabilitate low-income rental housing units. Investors (often corporations) participate in the LIHTC program by purchasing ownership interests in a housing project (syndication) thus providing capital for tax credit projects. In exchange for investing in a syndication investors receive low-income tax credits, tax losses and in some cases, future resale profits.The Pennsylvania Housing Finance Agency administers the LIHTC program in Pennsylvania.

McKinney-Vento Act ProgramsA Federal Act that provides federal funds to programs and projects serving the homeless including improvements to capital facilities, shelter, transitional housing and food programs.

Mixed Income HousingHousing that contains units renting or selling below market rate, for those earning less than the area median income, as well as market rate units, for the general market.

Moderate RehabilitationBuilding renovation that does not require the complete replacement of all materials and systems. State and federal programs establish maximum and minimum per unit rehabilitation costs that can be considered “moderate.”

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MortgageA commitment of property by a property owner in exchange for a loan of money usually used to purchase or refinance the property.

Mortgage ApprovalA letter provided by a mortgage company after doing a thorough credit check verifying a buyer’s income, savings needed to close, other criteria specific to a particular loan, and upon receipt of an acceptable appraisal and any certifications required regarding the property.

Mortgage BrokerA mortgage broker helps a buyer, for a fee, to get mortgage money from a mortgage company.

Mortgage CompanyA mortgage company provides money to qualified property owners or buyers. The mortgage company may either hold the loan in its inventory, or sell the loan to another mortgage company or lender.

Mortgage OfficerA representative of a mortgage company who “sells” mortgages and takes mortgage applications.

Mortgage Pre-ApprovalA letter provided by a mortgage company after doing a thorough credit check, verifying a buyer’s income, savings, and other criteria specific to a particular loan.

Mortgage ProcessorAn employee of a mortgage company who assists the mortgage officer by gathering all of the documents needed to close a loan.

Olmstead ActA Supreme Court decision in July 1999 that clearly challenges federal, state, and local governments to develop more opportunities for individuals with disabilities through more accessible systems of cost-effective community-based services.

Operating ExpensesThe ordinary expenses of operating and maintaining an income property, including taxes, insurance, repairs, utilities, etc.

Pre-Development FinancingFunding to cover up-front project costs, such as architectural, engineering, legal and environmental services, which are incurred before the funds to pay for project construction are available to the developer.

PrincipalThe amount of debt, exclusive of accrued interest, remaining on a loan.

Project-Based Rental AssistanceRental assistance provided for a project, not for a specific tenant. Tenants living in units with project-based rental assistance give up the right to that assistance upon moving from the project.

Public HousingHousing which is operated by a public housing agency.

PHA (Public Housing Agency)Public agency created by state or local government to finance and/or operate low-income housing.

Real Estate AgentA person licensed by the state to own and/or manage a real estate company and to sell, rent, and/or manage real estate property.

Real Estate BrokerA person licensed by the state to sell, rent, or manage real estate property. A broker may also own, operate, and/or manage a real estate company.

RealtorA real estate agent or broker who is a member of the National Association of Realtors.

Reasonable AccommodationA reasonable accommodation is a change in the way a service is provided or an activity is conducted which will allow an otherwise qualified individual to participate in a housing facility, service or program.

Reasonable ModificationA reasonable modification is a structural or other physical change to the unit or housing structure to provide physical access to a person with a disability. The law states that it is unlawful for a building owner to refuse to permit modifications at the resident’s expense, as long as he/she assures that the work will be done in a professional manner and can be restored to the preexisting condition after he/she moves out if the modification affects the future usability of the building.

Section 8 (See Housing Choice Vouchers)

Section 811A HUD program where the federal government provides loans at a regulated interest rate to non-profit sponsors of housing for people with disabilities. Each unit of Section 811 housing is covered by Section 8 rental assistance.

Security DepositA reasonable modification is a structural or other physical change to the unit or housing structure to provide physical access to a person with a disability. The law states that it is unlawful for a building owner to refuse to permit modifications at the resident’s expense, as long as he/she assures that the work will be done in a professional manner and can be restored to the pre-existing condition after he/she moves out if the modification affects the future usability of the building.

Self-determinationSelf-determination is the ability to assume greater control over and participate in decisions which affect one’s life and to make one’s own choices about the type of housing in which to live, where to live, with whom to live, the type of services received, and who provides these services, without interference from external sources.

Seller AgentA real estate broker who represents the Seller in a real estate transaction.

SettlementA meeting of the interested parties to a real estate transaction usually held by the title company that is insuring the property for the buyer. A settlement is sometimes referred to as the closing.

Shelter Plus Care (S+C)A federal program designed to provide housing and supportive services on a long-term basis for homeless persons with disabilities, primarily those with serious mental illness, chronic problems with alcohol or drugs, and AIDS and related diseases. The program allows a variety of housing choices and range of supportive services to respond to the needs of those most difficult to engage and to service among the homeless.

Site ControlEvidence that a developer has, or will have, control (ownership or long-term lease) of a building site by the time construction of financing is approved.

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SRO (Single Room Occupancy)A building in which tenants occupy single private spaces yet generally share cooking facilities and/or bathrooms.

Substantial RehabilitationThe definition of substantial can vary from agency and program. HUD defines substantial rehabilitation of residential property as improvements in excess of an average cost of $25,000 per dwelling unit.

Supported HousingHousing that has a “supportive” environment and includes a planned service component providing transportation, personal care, housekeeping, counseling, meals, case management, personal emergency response or other services to assist individuals to continue living independently.

SurveyA legal record of the exact boundaries and location of a property that is included with the title.

Sweat EquityEquity created through the performance of service or labor on a property by its intended owner.

Tenant-Based Rental AssistanceRental assistance that is provided to the tenant instead of the project. The assisted tenant may move from a dwelling unit with a right to continued assistance.

TermThe length of time agreed upon by a lender and borrower for the repayment of a loan.

TitleLegal proof of a person’s possession of property, usually in the form of a deed.

Title InsuranceAn insurance policy that protects the owner of a property from any claims against the property by prior owners or interest holders.

UnderwriterAn independent person used by a mortgage company to review and approve a loan.

UnderwritingProcess used to analyze the credit worthiness of a loan application and to determine the terms and conditions of a loan.

Universal DesignUniversal design is the design of products and environments to be usable by all people, to the greatest extent possible, without the need for adaptation or specialized design. An example would be lever handles. It is a user-friendly approach to design where people of any culture, age, size, weight, race, gender and ability can experience an environment that promotes their health, safety and welfare today and in the future.

VisitableA housing unit that includes three basic features that allow the unit to accommodate visits by people who use wheelchairs is said to be visitable. These include one zero-step entrance, wider doorways and hallways, and a powder room on the first floor.

ZoningPrescription by government entity of the purpose to which land or buildings may be put in specific areas, and of the architectural, structural and/or spatial elements of such land or buildings.

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Index of ResourcesAAccessibility Compliance Office (ACO). . . . . 86Adaptive Modification Program . . . . . . . . . . .66AIDS Law Project . . . . . . . . . . . . . . . . . . . . . 83 American Dream Downpayment Initiative . . . . . . . . . . . . . . . . . . . . . . . . . . .58Americans with Disabilities Act . . . . . . . . . . .95Architectural Barriers Acts . . . . . . . . . . . . . . 95

BBasic Systems Repair Program . . . . . . . . . . 70 Beehive. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 74

CCenter for Disability Law & Policy . . . . . . . . .82City Agencies . . . . . . . . . . . . . . . . . . . . . . . . 86Closing Cost Assistance . . . . . . . . . . . . . . . .56Community Development Corporations (CDCs) . . . . . . . . . . . . . . . . 85Community Homechoice Loan. . . . . . . . . . . .57Community Legal Services . . . . . . . . . . . . . .82Connect 2-1-1 Program . . . . . . . . . . . . . . . . 73

DDisability Rights Network of Pennsylvania (DRN). . . . . . . . . . . . . . . . . . . . . . . . . . . . .83Down Payment and Closing Cost Assistance Loan Program . . . . . . . . . . . . .56

EEmergency Heater Hotline . . . . . . . . . . . . . . 71Equal Credit Opportunity Act . . . . . . . . . . . . 96

FFannie Mae Programs . . . . . . . . . . . . . . 52, 57Fair Housing Act of 1988. . . . . . . . . . . . . . . .96Fair Housing Laws and Agencies . . . . . . . . .95FHA Insurance . . . . . . . . . . . . . . . . . . . . . . . 50First Call for Help . . . . . . . . . . . . . . . . . . . . . 73

GGlossary . . . . . . . . . . . . . . . . . . . . . . . . . . . 109

HHCV Mainstream Program . . . . . . . . . . . . . . 20Home Improvement Loan Program (Title I) . . . . . . . . . . . . . . . . . . . . . . . . . . . .71Home Loan Programs. . . . . . . . . . . . . . . . . . 55Home Modification Program . . . . . . . . . . . . .56Homeowners Emergency Mortgage Assistance Program (HEMAP). . . . . . . . . .77Homeownership Vouchers. . . . . . . . . . . . . . .51Homescapes, Inc. . . . . . . . . . . . . . . . . . . . . .66Homestart Program. . . . . . . . . . . . . . . . . . . .59Housing Choice Vouchers (Formerly the Section 8 Program). . . . . . .20Housing Counseling Agencies . . . . . . . . . . . 89Housing Court — Philadelphia Municipal Court . . . . . . . . . . . . . . . . . . . . .98HUD’s 203(k) Loan Program. . . . . . . . . . . . .50HUD Homes. . . . . . . . . . . . . . . . . . . . . . . . . .51

IIndex of Resources . . . . . . . . . . . . . . . . . . .117

JJEVS – Supports for Independence . . . . . . .67

LLegal Services. . . . . . . . . . . . . . . . . . . . . . . .82Liberty Resources, Inc. . . . . . . . . . . . . . . . . .60 Local Organizations. . . . . . . . . . . . . . . . . . .105Low-Income Home Energy Assistance Program (LIHEAP) . . . . . . . . . . . . . . . . . . 74

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MMayor’s Commission on People with Disabilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 86Mental Health Association of Southeastern Pennsylvania (MHASP). . . . . . . . . . 61

NNational Organizations. . . . . . . . . . . . . . . . . . . . . . .101Neighborhood Energy Centers. . . . . . . . . . . . . . . . . .75

OOffice of Housing and Community Development (OHCD) Programs . . . . . . . . . . .58, 87

PPECO Customer Assistance Program . . . . . . . . . . . .76Pennsylvania Assistive Technology Financing Program. . . . . . . . . . . . . . . . . . . . . . . . .67Pennsylvania Housing Finance Agency (PHFA) Programs . . . . . . . . . . . . . . . . . . . . . . . . . 55

Pennsylvania Human Relations Commission . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .99

Pennsylvania’s Initiative on Assistive Technology . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .68

Pennvest Individual On-Lot Sewage System Repair Program. . . . . . . . . . . . . . . . . . . . . . . . . . . 57

Philadelphia Commission on Human Relations (PCHR). . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .98

Philadelphia Department of Behavioral Health and Mental Retardation . . . . . . . . . . . . . . .88

Philadelphia Fair Housing Commission . . . . . . . . . . .99

Philadelphia Home Improvement Loan (PHIL). . . . . .68

Philadelphia Housing Authority (PHA) . . . . . . . . . . . .87

Philadelphia Housing Development Corporation (PHDC) Programs . . . . . . . . . . . . 59, 87

Philadelphia Legal Assistance. . . . . . . . . . . . . . . . . . 84

Philadelphia Water Department Assistance Programs . . . . . . . . . . . . . . . . . . . . . . .77

Project Development & Consulting Associates . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 61

Public Housing. . . . . . . . . . . . . . . . . . . . . . . . . 14Public Interest Law Center of Philadelphia . . . . . . . . . . . . . . . . . . . . . . . . .83Purchase Improvement Program . . . . . . . . . . .56

RRedevelopment Authority (RDA) . . . . . . . . . . .88Resources . . . . . . . . . . . . . . . . . . . . . . . .81, 101

SSection 8 (See Housing Choice Vouchers) . . .20

Section 504 . . . . . . . . . . . . . . . . . . . . . . . . . . . 97

Self-Determination Housing Project of Pennsylvania. . . . . . . . . . . . . . . . . . . . . . 60Senior Housing Assistance Repair Program (SHARP). . . . . . . . . . . . . . . . . . . . 69SeniorLAW Center. . . . . . . . . . . . . . . . . . . . . . 84Settlement Assistance Grant . . . . . . . . . . . . . .58State Organizations. . . . . . . . . . . . . . . . . . . . 102Subsidized Rental Units . . . . . . . . . . . . . . . . . 21

TTenant Union Representative Network (TURN). . . . . . . . . . . . . . . . . . .76, 97

UUCP Community Resource Funds . . . . . . . . . 69

U.S. Department of Housing and Urban Development (HUD) Mortgage Programs . . . . . . . . . . . . . 50Utility Emergency Services Fund . . . . . . . . . . 76

VVA Homes . . . . . . . . . . . . . . . . . . . . . . . . . . . . 54Veterans Administration Programs . . . . . . . . . 54

WWeatherization Program . . . . . . . . . . . . . . . . . 72Web Sites . . . . . . . . . . . . . . . . . . . . . . . . . . . 107

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The Philly Primer: housing resources for People with ... · TAP does not serve individuals directly, it does provide training and technical assistance to city, private, non-profit

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