Why can’t I find a NYCHA Section 8 Apartment?
More than a few program recipients have asked this question, and I have the answer. The reason you can’t find an NYCHA Section 8 apartment has little to do with you and more to do with the program.
NYCHA Section 8 is not only the largest city-run program in the country; it’s also the largest failure in the country. But this was not always the case. Over time, the program became the poster child for bad programs. This led to a loss of available apartments for this and other programs.
As previously stated, this was not always the case. Read When Section 8 Was King for the glory days of NYCHA Section 8.
NYCHA Section 8 is not HUD Section 8
NYCHA Section 8 is the largest city-run program in the country, but it is not the only Section 8 program available. HUD Section 8 is the Federal version and is available in New York if you qualify.
There are important differences between the NYCHA and HUD Section 8. The main ones are eligibility, rental allowances, broker’s fee, and portability. This is why an agent will ask, “Do you have NYCHA Section 8 or HUD Section 8?”.
Eligibility is very important. From time to time, the eligibility for either program changes. So, check the program website or contact the program to find out the latest eligibility requirements.
Also Important: Portability
NYCHA Section 8 is only available in the 5 boroughs of New York City.
HUD Section 8 users can have portability to any state.
Note: Once you leave the five boroughs, you lose NYCHA Section 8. If you still need public housing, you now need HUD Section 8.
For details on the two programs, their qualifications, and procedures, I suggest you search the following:
HUD SECTION 8: http://portal.hud.gov/hudportal/HUD?src=/programdescription/cert8 (This page is no longer available)
NYCHA SECTION 8: http://www1.nyc.gov/site/nycha/section-8/about-section-8.page
Clarification: No Programs
Thanks to the failure of NYCHA Section 8 to address owners’ concerns, most owners refuse to take on this and any other program. Now let me clarify I said, “Refuse to take on this and any other program” not the program tenants.
Example: Bad Tenant
When a program works against an owner who has a bad tenant, it’s bad news for you. Because that owner most likely will not participate in the program again. Bad experiences with programs equal a lack of participation by owners. Because owners talk to each other, the word soon spreads that such and such a program is to be avoided.
So, a bad tenant is not only detrimental to an owner but also to your chances of finding an apartment.
Undeserved Blame
When a program tenant is unable to locate an apartment, blame is placed on owners and or agents. Let’s set the record straight:
- Owners like guaranteed money.
- Programs are guaranteed money.
- Brokers and agents accept vouchers; what we can’t do is force an owner to accept them.
- No, an owner does not have to accept you just because you viewed the apartment.
- The owner can reject any applicant for an apartment so long as the owner does not violate Fair Housing rules.
- Most importantly, owners do not have to participate in any program…ever.
It’s not you, it’s the program
So why is it so hard to locate an apartment if owners like guaranteed money? Well, let’s see:
- One reoccurring reason is bad tenants that the city sends to them under the guise of confidentiality. Read: How Confidentiality is supposed to work.
- Because of “confidentiality”, owners know less about Section 8 tenants than non-program tenants. Since 9/11, owners want to know more about a tenant than ever before. Failure to provide that information has caused program and non-program tenants to be denied an apartment.
- Owners do not like being hung out to dry when the tenant is cut off from the program.
- When a tenant is in non-compliance with the Section 8 program, that tenant can be removed from the program. Most times, the owner finds this out when the rent checks stop. Read: Non-compliance
- The lack of support from the so-called Owner’s Hotline is another sore spot.
- Owners are told that if there is a problem with their tenant(s) they can call the Owner’s Hotline. I have yet to meet an owner who has reached anyone on this hotline. Instead, owners get frustrated and vow never to take on another program because of this lack of support.
A Pattern Emerges
Are you beginning to see a pattern? You can’t locate an apartment because owners are pissed off by the program. This means a lack of participation. Which means fewer apartments for agents to show. Not convinced then read the following.
Reaching out to the Section 8 caseworker
On behalf of an owner, I contacted a caseworker about a tenant. The owner had tried the Owner’s Hotline and got nowhere. Because the owner worked I agreed to make calls and get some answers.
After much effort, I located the caseworker for the tenant. I told her that the owner had issues with the tenant. She informed me that the case is “confidential and no information can be given to either the owner or me.” I didn’t need the information; I needed assistance. The caseworker repeated what she had said and stated that there was nothing she could do. End of conversation. Reaching out to her supervisor proved useless since she never answered her phone.
Not a confidential matter
But here’s the thing: “confidential” is used in cases where the tenant is a victim of a crime. This tenant was not a victim of domestic violence or any crime. I know because we are told when a tenant is a crime victim. This is because we have to be careful where we place them. Victims of a crime are given ” Zip Code Restriction.”
When a program recipient has a Zip Code Restriction, that person cannot be placed in certain zip codes. The restrictions are many. And they usually force the person into a borough where the crime didn’t happen.
As I said, this tenant had no such status, but Section 8 refused to render any support. The end result, this owner still does not participate in programs.
NYCHA Section 8 in need of an overhaul
So to all program tenants who are having a hard time locating an apartment. You can thank NYCHA Section 8 and its policies. The program has pissed off owners to the point that few if any will participate in any program.
Until such time that Section 8 is overhauled and functioning better, owners will continue to decline participation. Unfortunately, the failure of Section 8 tainted other programs. The result, owners don’t want to hear the word “program” when discussing their rentals.
But all is not lost; in an upcoming article, I write about a program that may turn things around. Provided the city or HRA doesn’t mess with it.
Disclaimer: I am not a lawyer, and nothing stated here is legal advice. This article applies to the five boroughs of New York. All information is deemed accurate but not guaranteed. Always check the real estate laws in your part of the country.
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