The Philly Primer

Transcription

The Philly Primer

The Philly Primer:
Housing Resources
for People
with Disabilities
WIN
TER
200
9
THE PHILLY PRIMER:
Housing Resources
for People
with Disabilities
Fourth Printing — December 2009
A Publication of the Technical Assistance Program (TAP)
Written by: Maggie B. McCullough, MBMconsulting
Revised 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 organizations 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 Services
Compendium of Housing Programs in Pennsylvania
Self-Determination Housing Project of Pennsylvania
My Own Keys
CHOICES: A Housing Resource Guide
Homeownership 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 Agency
Nakea Fuller, Philadelphia Housing Authority
Susan Klein, Philadelphia Corporation on Aging
Robert Meek, Disability Rights Network of Pennsylvania
Nancy Salandra, Disabled in Action of Pennsylvania
Kathleen 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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How to Use This Guide . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .8
JJ
Chapter 1
Table of Contents
Table of Contents
Renting an Affordable Home
Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .12
Renting on the Private Market. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .13
Renting Subsidized Housing. . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .14
Conventional Public Housing. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .14
Privately Owned & Managed Public Housing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .18
Housing Choice Vouchers (Formerly the Section 8 Program). . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20
HCV Mainstream Program. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20
Privately Owned Subsidized Rental Units . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .21
JJ
Chapter 2
Buying a Home
Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .44
How to Buy Your Own Home. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .45
Homeownership and Disability Benefits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48
Buying a Home with Other People . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .48
Financing Programs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 49
U.S. Department of Housing and Urban Development (HUD) Mortgage Programs
FHA Insurance. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .50
The 203(k) Loan Program . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .50
HUD Homes. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .51
Homeownership Vouchers .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .51
Fannie Mae Programs
Fannie 97 and Fannie 3/2. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52
MyCommunityMortgage.. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .52
Expanded Approval. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52
Reverse Mortgage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 53
HomeStyle Renovation Mortgage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .53
3
Veterans Administration Programs
Specially Adapted Homes. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 54
VA Homes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 54
Pennsylvania Housing Finance Agency (PHFA) Programs
Home Loan Programs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 55
Keystone Assistance. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 55
Homestead Downpayment and Closing Cost Assistance Loan Program . . . . 56
Access Home Modification Program .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 56
Access Downpayment and Closing Cost Assistance Loan Program . . . . . . . . 56
Purchase Improvement Program . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 56
Pennvest Individual On-Lot Sewage System Repair Program . . . . . . . . . . . . .57
Community Homechoice Loan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 57
Office of Housing and Community Development (OHCD) Programs
American Dream Downpayment Initiative . . . . . . . . . . . . . . . . . . . . . . . . . . . . .58
Settlement Assistance Grant. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58
Philadelphia Housing Development Corporation (PHDC) Programs
Homestart Program. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 59
Organizations Providing Housing Assistance Just for People with Disabilities
Liberty Resources, Inc.. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 60
Self-Determination Housing Project of Pennsylvania . . . . . . . . . . . . . . . . . . . . . . 60
Mental Health Association of Southeastern Pennsylvania (MHASP). . . . . . . . . . . 61
Project Development & Consulting Associates. .. . . . . . . . . . . . . . . . . . . . . . . . . . 61
JJ
Chapter 3
Staying in Your Current Home or Apartment
Fixing or Modifying Your Current Home. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .64
Financial Assistance for Home Modifications or Repairs Modifications
Adaptive Modification Program . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66
Homescapes, Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .66
JEVS – Supports for Independence.. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .67
Pennsylvania Assistive Technology Financing Program.. . . . . . . . . . . . . . . . . . . . 67
Pennsylvania’s Initiative on Assistive Technology . . . . . . . . . . . . . . . . . . . . . . . . . 68
Philadelphia Home Improvement Loan (PHIL). . . . . . . . . . . . . . . . . . . . . . . . . . . . 68
Senior Housing Assistance Repair Program (SHARP) . . . . . . . . . . . . . . . . . . . . . 69
UCP Community Resource Funds. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 69
Basic Systems Repair Program . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70
Emergency Heater Hotline . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .71
Home Improvement Loan Program (Title I) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 71
Weatherization Program . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .72
4
Utility and Mortgage Assistance Programs
For Renters and Owners
Connect 2-1-1 Program . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .73
First Call for Help . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .73
The Beehive. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 74
Low-Income Home Energy Assistance Program (LIHEAP) . . . . . . . . . . . . . . . . .74
Neighborhood Energy Centers. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .74
PECO Customer Assistance Program (CAP). . . . . . . . . . . . . . . . . . . . . . . . . . . .76
Utility Emergency Services Fund. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 76
Tenant Union Representative Network (TURN) . . . . . . . . . . . . . . . . . . . . . . . . . .76
For Owners Only
Homeowners Emergency Mortgage Assistance Program (HEMAP) . . . . . . . . . .77
Philadelphia Water Department Assistance Programs . . . . . . . . . . . . . . . . . . . . 77
JJ
Chapter 4
Resources
Legal Services
The Center for Disability Law & Policy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 82
Community Legal Services. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 82
Disability Rights Network of Pennsylvania. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .83
AIDS Law Project . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 83
Public Interest Law Center of Philadelphia . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .83
Philadelphia Legal Assistance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 84
SeniorLAW Center . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 84
Community Development Corporations (CDCs) . . . . . . . . . . . . . . . . . . . . . . . . . . . . .85
City Agencies
Accessibility Compliance Office. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .86
Mayor’s Commission on People with Disabilities. . . . . . . . . . . . . . . . . . . . . . . . . . . .86
Office of Housing and Community Development (OHCD) . . . . . . . . . . . . . . . . . . . . 87
Philadelphia Housing Authority (PHA). . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 87
Philadelphia Housing Development Corporation (PHDC). . . . . . . . . . . . . . . . . . . . . 87
Redevelopment Authority (RDA). . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 88
Philadelphia Department of Behavioral Health and Mental Retardation . . . . . . . . . .88
Housing Counseling Agencies. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 89
Fair Housing Laws and Agencies
Americans with Disabilities Act . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 95
Architectural Barriers Acts. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 95
Equal Credit Opportunity Act . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .96
The Fair Housing Act of 1988. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .96
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Fair Housing Laws and Agencies (continued)
Section 504. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .97
Tenant Union Representative Network . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .97
Housing Court – Philadelphia Municipal Court . . . . . . . . . . . . . . . . . . . . . . . . . . . .98
Philadelphia Commission on Human Relations . . . . . . . . . . . . . . . . . . . . . . . . . . .98
Pennsylvania Human Relations Commission . . . . . . . . . . . . . . . . . . . . . . . . . . . . .99
Philadelphia Fair Housing Commission. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .99
More Resources
National Organizations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .101
State Organizations. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .102
Local Organizations. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .105
Websites . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .107
6
JJ
Glossary. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .109
JJ
Index of Resources . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .117
Technical Assistance Program
This 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 concerned 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 presentations, 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 Program
c/o Diana T. Myers and Associates, Inc.
6 South Easton Road
Glenside, PA 19038
www.newsontap.org/primer.html
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.
7
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.
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.
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.
8
How to Use this Guide
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 affording 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.
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.
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:
Homeless
Community-Based Support
Weekends and evenings:
(men) (215) 236-0909
(women) (215) 568-5113
www.phila.gov/services/emergency
Philadelphia Corporation for Aging (PCA)
642 North Broad Street, 19130
(215) 765-9040
www.pcaphl.org
Office of Supportive Housing
(formerly known as Emergency Shelter and Services – OESS)
141 North Juniper Street, 19107
Phone: (215) 686-7150; (215) 686-7152
Liberty Resources (ages 18 to 59)
714 Market Street, # 100, 19106
(215) 634-2000
www.libertyresources.org
9
Renting an
Affordable Home
In this Chapter, you will find . . .
JJIntroduction
Important points to remember when looking for
a rental apartment or home.
CHAPTER
1
JJRenting on the Private Market
Places that can help you find an apartment on
the private market.
JJRenting in the Subsidized Market
Programs 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.
11
Introduction
When 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.
12
Renting Subsidized Housing
Renting on the Private Market
If 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 Realtor
Contact 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
Advertisements
Look 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 Internet
Visit 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 web
www.apartments.com A national on-line apartment guide
philadelphia.craigslist.org A community-based classified service
www.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 paying for necessary modifications some of the organizations in Chapter 3 may be able to help.
13
If 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.
CONVENTIONAL PUBLIC HOUSING
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.
Visit the PHA
Admissions
Office at
712 N. 16th Street,
Philadelphia to
apply for
Public Housing.
Call the PHA at
(215) 684-4500
for more
information.
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.
14
PUBLIC HOUSING DEVELOPMENTS IN PHILADELPHIA
Development
Telephone
# Elderly Units
# Family
Units
Abbottsford Homes
3226 McMichael Street, 19129
# Accessible
Units
(215) 684-3300
0
236
12
Arch Homes
56th & Arch Streets, 19139
(215) 684-5570
73
73
4
Bartram Village
54th & Elmwood Avenue, 19143
(215) 684-4973
0
493
26
Bentley Hall
1710 Croskey Street, 19121
(215) 684-4656
100
0
0
Cassie L. Holley Court
2100 Dickinson Street, 19146
(215) 684-4808
71
0
3
Cecil B. Moore
34th & Huntingdon Streets, 19132
(215) 684-1091
0
29
2
Champlost Homes
5963 N. 20th Street, 19138
(215) 684-2688
0
102
6
Collegeview
2732 W. Thompson Street, 19121
(215) 684-1100
54
0
0
Emlen Arms
6733 Emlen Street, 19119
(215) 684-5893
174
0
24
22 adaptable
Fairhill Apartments
2443 N. 10th Street, 19133
(215) 684-8136
0
264
15
Gladys B. Jacobs Manor
1100 Fairmount Avenue, 19146
(215) 684-2325
80
0
4
Haddington Homes
5520 Vine Street, 19139
(215) 684-5570
0
148
0
Harrison Plaza
1350 N. 10th Street, 19122
(215) 684-4644
0
297
10
Haverford Homes
59th & Haverford Avenue, 19120
(215) 684-5570
0
24
0
15
PUBLIC HOUSING DEVELOPMENTS IN PHILADELPHIA (continued)
16
Development
Telephone
# Elderly Units
# Family
Units
Hill Creek
Rising Sun & Adams Avenue, 19120
# Accessible
Units
(215) 684-5622
113
227
9
Holmecrest Homes
Welsh Road & Erdrick Street, 19136
(215) 684-5930
84
0
0
James W. Johnson Homes
2500 W. Norris Street, 19121
(215) 684-4715
0
530
5
Katie B. Jackson Plaza
400 N. 50th Street, 19139
(215) 684-5560
58
0
0
Liddenfield Homes
8800 Jackson Drive, 19136
(215) 684-5963
51
410
7
Ludlow Scattered Sites
615 Cecil B. Moore Avenue, 19122 (215) 684-1090
Inquire
Inquire
Inquire
Marshall Shepard Village
634 Preston Street, 19104
(215) 684-2715
Inquire
Inquire
Inquire
Morton Homes
5920 Morton Street, 19144
(215) 684-5885
65
247
1
Nellie Reynolds Garden
2653 Glenwood Avenue, 19121
(215) 684-8125
Inquire
Inquire
Inquire
Norman Blumberg Apartments
2311 W. Jefferson Street, 19121
(215) 684-5550
96
414
Norris Apartments
2037 N. 11th Street, 19122
(215) 684-4670
0
324
4
Oxford Village
6150 Algon Avenue, 19111
(215) 684-5997
0
199
7
Parkview
2101 N. 33rd Street, 19121
(215) 684-1091
22
0
5
Paschall Apartments
7212 Woodland Avenue, 19142
(215) 684-5921
0
221
0
Queen Lane Apartments
301 W. Queen Lane, 19144 (215) 684-5650
0
138
6
19 family
44 senior
PUBLIC HOUSING DEVELOPMENTS IN PHILADELPHIA (continued)
Development
Telephone
# Elderly Units
# Family
Units
Richard Allen Homes, Phase II
1015 Parrish Drive, 19123 # Accessible
Units
(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 Plaza
(215) 684-5560
66
0
0
Whitehall Apartments
1923 Margaret Street, 19124
(215) 684-5992
0
253
19
4 adaptable
Wilson Park
2500 Jackson Street, 19145 (215) 684-4808
132
604
25 family
15 senior
17
PRIVATELY OWNED & MANAGED PUBLIC HOUSING
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 LISTS
Development
Telephone
# Elderly Units
# Family
Units
8 Diamonds Townhouse Apartments
2028 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 II
4400-12 Fairmount Avenue, 19123 (215) 222-7000
0
54
6
Cambridge Plaza – Phase I, II & III
(215) 684-3945
1100 Poplar Street, 19123
0
163
21
The Courtyard Apts. at Riverview
(215) 551-7091
1021 S. 4th Street, 19147
165
305
17 family
7 senior
Falls Ridge
4349 Ridge Avenue, 19129
(215) 848-4116
50
85
23
47 adaptable
Germantown House
5457 Wayne Avenue, 19144
(215) 684-4400
220
0
14
119 adaptable
Greater Grays Ferry Estates
3001 Moore Street, 19145
(215) 684-7088
72
554
Lucien E. Blackwell I & II
755 Markoe Street, 19139
(215) 684-2715
0
182
M. L. King Plaza – Phase I, III, IV
13th and Fitzwater Streets, 19147 (215) 684-2305
0
137
18
# Accessible
Units
30 family, 12 senior
60 senior
adaptable
31
38
8 adaptable
Mt. Olivet Village
642 N. 41st Street, 19139
(215) 684-8035
198
0
20
Neuman North Senior Housing
1741 Frankford Avenue, 19125
(215) 739-8303
67
0
1
63 adaptable
PUBLIC HOUSING WITH SITE-BASED WAITING LISTS (continued)
Development
Telephone
# Elderly Units
# Family
Units
Raymond Rosen Manor
2301 W. Edgely Street, 19145
(215) 684-4701
0
553
8
Richard Allen Homes – Phase III
(215) 684-3948
1100 Poplar Street, 19123
0
178
31
Spring Garden Scattered Sites
1900 Spring Garden Street, 19130
0
86
9
164
0
4
61 adaptable
0
18
11 adaptable
(215) 564-5393
Saint Anthony’s Senior Building
(215) 989-0040
2309-33 Carpenter Street, 19146
Suffolk Manor Apartments
1416 Clearview Street, 19141
(215) 684-2222
137
# Accessible
Units
19
HOUSING CHOICE VOUCHERS
(Formerly Section 8)
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.
HCV MAINSTREAM 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.
20
Privately Owned Subsidized Rental Units
A 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.
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.
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.
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.
21
AFFORDABLE RENTAL UNITS
22
Development
Telephone # Elderly
Units
# Family
Units
# Mobility
Accessible Units
1515 Fairmount Apartments
(215) 232-7272
0
48
3
16th & Federal Streets
Scattered Sites, 19146
(215) 545-1334
0
53
3
2206 Cantrell Rehabilitation
2206 Cantrell Street, 19145
(215) 462-1640
0
1
1
345 Emily Street Project
345 Emily Street, 19148
(215) 462-1640
0
1
1
4424 Sansom Street Associates
4420-4424 Sansom Street, 19104
(215) 222-4412
0
6
1
4426 Sansom Street Associates
4426 Sansom Street, 19104
(215) 222-4412
0
3
1
4901 Spruce Street
4901 Spruce Street, 19139
(215) 474-2324
0
33
2
5909 Chester Avenue
5909 Chester Avenue, 19143
(856) 662-1730
0
2
0
6th & Montgomery Streets
(215) 229-4020
0
20
8
81 East High Street
81 East High Street, 19144
(215) 951-0300
0
15
0
Adolfina Villanueva II
719-35 W. Somerset Avenue, 19133
(267) 514-7774
0
30
0
Allegheny
1604-06 W. Allegheny Avenue, 19132
(215) 925-5862
0
60
6
Allegheny West II
(215) 225-1019
0
45
1
Allens Lane Apartments
7057 Cresheim Road, 19119
(215) 659-2660
1
14
2
American Postal Workers House
801 Locust Street, 19107
(215) 925-9090
270
0
29*
Ann Thomas Presbyterian Apartments
2000 S. 58th Street, 19143
(215) 726-3232
75
0
32*
Anthony Wayne Senior Housing
1701 S. 28th Street, 19145
(215) 386-2222
39
0
4
Apartments on the Germantown Home Campus
6950 Germantown Avenue, 19119
(215) 965-1915
60
0
5
AFFORDABLE RENTAL UNITS (continued)
Development
Telephone
Arbor House
12003 Bustleton Avenue, 19116
(215) 969-0400
102
0
12
Artist Village Apartments
700-734 S. 17th Street, 19146
(215) 989-0040
0
36
4
138
137
0
0
3
3
Ascension Manor I, II
911 N. Franklin Street, 19123
(215) 922-1116
970 N. Seventh Street, 19123
# Elderly
Units
# Family
Units
# Mobility
Accessible Units
Aspen Affordable Housing
(215) 651-1638
0
18
2
Aspen-Olive Residence
(570) 287-2151
0
22
2
Avondale Housing
(215) 748-8750
0
18
1
Belmont Affordable Housing I - V
(215) 477-1268
0
118
14
Bernice Arms
6000-18 Baltimore Avenue, 19143
(215) 747-4772
0
46
8
Bernice Elza Homes
38th and Brandywine Streets, 19104
(215) 382-7522
0
6
0
Bethesda Transitional Housing
816 S. 20th Street, 19146
(215) 985-1600
0
16
0
Blakestone Housing
6657 Blakemore Street &
6526-34 Germantown Avenue, 19119
(215) 842-3011
0
19
1
Blessed Katherine Drexel Residence
7919 Forrest Avenue, 19150
(215) 949-5765
28
0
1
Brantwood I & II
4142-52 Parkside Avenue, 19131
(215) 473-4900
0
34
4
Brentwood
4130-40 Parkside Avenue, 19104
(215) 877-3377
33
10
4
Breslyn House
4640 Walnut Street, Side Court, 19139
(215) 747-0322
0
60
1
Brith Sholom House
3939 Conshohocken Avenue, 19131
(215) 877-3445
312
0
Inquire*
23
24
Development
Telephone
# Elderly
Units
# Family
Units
# Mobility
Accessible Units
Brooks School Apartments
5631-43 Haverford Avenue, 19131
(215) 528-6144
33
0
33
Calcutta House
(215) 684-0480
0
9
9
Caribe Towers
3231-65 N. 2nd Street, 19133
(215) 425-7410
57
0
57
Carl Mackley Apartments
1401 E. Bristol Street, 19124
(215) 884-8590
0
184
18
Casa Caribe
173 W. Allegheny Avenue, 19133
(215) 426-3414
52
0
5
Casa Enrico Fermi
1300 Lombard Street, 19147
(215) 735-3858
288
0
288
Casa Nueva Vida
2600 North 6th Street, 19133
(215) 735-3858
0
12
5
Caton House
(215) 978-5191
0
20
20
Cecil B. Moore
N. Gratz Street, 19121
(215) 978-1100
0
40
6
Cecil B. Moore Village
Oxford & N. 16th Streets, 19121
(215) 978-0106
0
34
2
Cecil Housing Project
1114 N. 56th Streets, 271 Cecil Street, 19139
(215) 748-8750
0
11
2
Center City YMCA
20th and Chestnut Streets, 19103
(215) 963-3791
0
60
60
Center in the Park Senior Housing
25-50 W. Rittenhouse Street, 19144
(267) 386-8600
70
0
4
Center Park II
10102 Jamison Avenue, 19116
(215) 464-4151
60
1
6
Center Park III
1901 Red Lion Road, 19116
(215) 673-6446
39
0
4
Center Post Housing
55 N. 40th Street, 19104
(215) 387-7707
0
79
4
Center West
4101 Chestnut Street, 19104
(215) 557-8484
0
17
0
Development
Telephone
# Elderly
Units
# Family
Units
# Mobility
Accessible Units
Chatham Court Apartments
242-252 S. 49th Street, 19139
(215) 472-5920
0
40
4
Chestnut / 56th Street
(267) 322-6311
0
78
5
Church Lane
600 E. Church Lane, 19144
(215) 843-6985
0
40
4
Clara Baldwin Manor
2600 W. Susquehanna Avenue, 19121
(215) 978-4757
59
0
0
Cloisters Main, I & III
(215) 382-2112
0
95
12
Cobbs Creek Apartments
5256 Larchwood Avenue, 19143
(215) 472-7030
0
82
3
Community House
5501 N. 11th Street, 19141
(215) 324-4563
0
73
3
Community Housing for the Elderly
5333-5347 N. 13th Street, 19141
(215) 884-8590
24
24
1
Coral Street Arts House
2446-2468 Coral Street, 19125
(215) 739-0310
0
27
5
Corinthian Square Apartments
2103 W. Godfrey Avenue, 19138
(215) 438-640245
45
0
15*
Cottages on the Germantown Home Campus
(215) 965-1915
18
0
18
Cricket Court Commons
430, 507, 549 W. Manheim Street, 19144
(856) 662-1730
0
153
5
Dauphin Arms Apartments
2230 N. 13th Street, 19133
(215) 235-1156
0
66
4
Diamond Park Apartments
1700 Susquehanna Avenue, 19121
(215) 765-6626
48
0
48*
Diamond Street Apartments Phase I, II & III
2922-3217 W. Diamond Street, 19121
(215) 236-8434
0
67
24
25
26
Development
Telephone # Elderly
Units
# Family
Units
# Mobility
Accessible Units
Dignity II Project
5151-55 Wayne Avenue, 19144
(215) 843-7488
0
16
2
Dorado Village
2642 N. Marshall Street, 19133
(215) 225-3511
0
81
2
Dorothy Lovell
2114-2116 N. Gratz Street,
1823 W. Diamond Street, 19121
(215) 557-8484
0
24
4
Drueding Rainbow
1348 N. 4th Street, 19122
(215) 769-1830
0
10
1
Dunlap Apartments
5031 Race Street, 19139
(215) 747-3200
35
0
4
Dynasty Court
(215) 238-1012
0
54
2
Edgewood Manor Apartments I & II
(215) 228-1977
0
105
8
Elanor Properties
2940 Belgrade Street, 19134
(215) 917-7474
0
2
1
Elders Place
53 E. Wister Street, 19144
(215) 842-3000
40
0
40
Elders Place II
80 E. Collom Street, 19144
(215) 842-1301
40
0
3
Elkins Residence
11th and Clarkson Streets, 19141
(215) 456-7800
0
73
73
Enon-Toland Apartments
245 West Queen Lane, 19144
(215) 843-9823
66
0
Inquire*
Enon-Toland Newhall Manor
5323-5331 Newhall Street, 19144
(215) 843-9823
25
0
2
Evelyn Saunders Townhouses
3000 N. Percy Street, 19133
(267) 514-7774
0
49
8
Families First
3900 Warren Street, 19104
(215) 557-8484
0
48
12
Fifteenth & Jefferson
1418 N. 15th Street, 19121
(215) 236-1818
0
39
2
Fisher’s Crossing
4901 Stenton Avenue, 19144
(215) 438-3382
0
208
8
Development
Telephone
# Elderly
Units
# Family
Units
# Mobility
Accessible Units
Fitzwater Homes
1818 Bainbridge Street, 19146
(215) 546-6355
0
20
2
F.O.P. Senior Citizens
730 Byberry Road, 19116
(215) 677-9120
106
0
106
Foulkrod Apartments
1330-1346 Foulkrod Street, 19124
(215) 228-1977
52
0
6
Four Freedoms House
6101 Morris Street, 19144
(215) 843-8000
281
0
281*
Fourth Street Access
1912-1930 North 4th Street, 19122
(215) 557-8484
0
24
8
Francisville Elderly
(215) 765-5335
28
14
5
Franklin Park Apartments
6320 Chew Avenue, 19138
(215) 849-3833
19
86
19
Friends Guild House
(215) 232-1924
90
0
0
Friends Guild West
(215) 232-1925
100
0
0
Gaudenzia Tioga Arms
1828-30 W. Tioga Street, 19140
(215) 228-5840
0
22
3
Genesis II
(215) 978-5191
0
20
0
Germantown Interfaith Housing
18 W. Chelten Avenue, 19144
(215) 438-9779
86
0
10
Germantown YMCA SRO
5722 Greene Street, 19144
(215) 848-9601
0
128
12
Good Shepherd Program of
St. John’s Hospice (SRO)
(215) 569-1101
0
0
11
Gratz Commons
19th & Diamond Streets, 19121
0
39
0
Gray Manor Apartments
1600 N. 8th Street, 19122
(215) 235-0660
115
0
15
27
28
Development
Telephone
# Elderly
Units
# Family
Units
# Mobility
Accessible Units
Grays Ferry
3100-3130 Wharton Street
3105-3115 Reed Street, 19146
(215) 334-7170
0
70
4
Green Street
1109-1117 Green Street, 19123
(215) 232-1924
0
15
5
Greenway Presbyterian Apartments
2050 South 58th Street, 19143
(215) 689-0518
68
0
4
Guild House West II
(215) 232-1924
54
1
10*
Haddington I, II, III & Townhouses
(215) 472-8554
0
126
5
Hamill Mill Apartments
200 E. Church Lane, 19144
(215) 843-5102
36
4
4
Hamill Mill Apartments II
5423-27 Lena Street, 19144
(215) 843-5102
16
0
1
Hancock Manor
(215) 425-4150
0
42
4
Harmony House
5025 N. 15th Street, 19104
(215) 329-9680
0
36
4
Haven Peniel Senior Housing
1615 North 23rd Street, 19121
(215) 765-3126
55
0
55
Hawthorne IV
1236-40 Catherine Street, 19147
(215) 985-2140
0
4
0
Hayes Manor Retirement Residence
2210 Belmont Avenue, 19131
(215) 473-1552
65
0
65
Help Philadelphia I, II
4900 Wyalusing Avenue, 19131
(215) 473-6454
0
90
52
Hestonville
5421-29 Lansdowne Avenue &
5515-5526 Hunter Street, 19131
(215) 472-8309
0
30
1
High Street Manor
81 E. High Street, 19144
(215) 951-0300
0
0
15
Hogar De Esperenza
2200 Germantown & Cadwallador, 19133
(215) 235-6070
0
20
3
Development
Telephone
# Elderly
Units
# Family
Units
# Mobility
Accessible Units
Holiday House
8900 Roosevelt Boulevard, 19115
(215) 673-6446
170
0
10
Holmes School
5429-55 Chestnut Street, 19139
(267) 284-1400
42
0
4
Hope Haven II
(215) 236-0922
0
10
1
Horizon House I
246-48 South 12th Street, 19107
(215) 386-3838
0
9
0
Horizon House II
6015 Limekiln Pike, 19141
(215) 549-5990
0
18
2
Imani Homes II, III, IV, V
(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 II
3026-70 Mario Lanza Blvd., 19153
(215) 878-5600
0
18
18
Inglis Apartments at Elmwood
6200 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 Germantown
18 W. Chelten Avenue, 19144
(215) 438-9779
84
0
9*
Interim House West
4108-4120 Parkside Avenue &
4109-4121 Viola Street, 19104
(215) 985-2575
0
20
4
Iris Nydia Brown Townhouses
2744-62 N. Mascher Street, 19133
(215) 627-5550
0
12
2
Ivy Residence II
4506 Ford Road, 19131
(215) 787-2800
0
53
0
29
30
Development
Telephone
# Elderly
Units
# Family
Units
# Mobility
Accessible Units
Jameson Court Apartments
4435 Parrish Street, 19104
(215) 222-7222
0
72
5
Jardines de Borinquen I, II
(215) 235-2851
0
90
6
Johnnie Tillmon Townhouses
N. Orianna & W. Master Streets, 19123
(215) 229-4020
0
21
1
Kairos House
1440 N. Broad Street, 19121
(215) 763-4783
0
36
3
KAN/KARP
3042 Frankford Avenue, 19134
(215) 426-5705
0
10
1
Karen Donnally
4th and Diamond Streets, 19122
(267) 514-7774
0
32
6
Kate’s Place
(215) 569-9733
0
144
6
Kearsley Care Housing, Kearsley Home
2100 N. 49th Street, 19131
(215) 877-1565
145
0
145
Kensington Townhouses
2607 N. Howard Street, 19133
(215) 557-8484
0
66
4
Kensington YWCA
(215) 855-8700
0
46
5
Keystone Housing
8765 Stenton Avenue, 19038
(215) 836-2440 0
19
19
Kings Highway Phase II
2900-3000 Frankford Avenue,
2000 Stella Street, 19134
(267) 557-8484
0
31
3
Kings Village
2700 Titan Street, 19146
(215) 386-2222
0
21
1
Landreth Apartments
1201 S. 23rd Street, 19146
(215) 339-9645
45
0
6
Lehigh Apartments
105 E. Lehigh Avenue, 19125
(215) 427-5899
0
11
11
Lehigh Mixed Use Project
N. 20th St. and Lehigh Avenue, 19132
(215) 221-8830
0
5
1
Development
Telephone # Elderly
Units
# Family
Units
# Mobility
Accessible Units
Lehigh Park Apts. - Phase I, Center Apts.
2622-46 N. Lawrence Street, 19133
(215) 291-9212
0
77
4
Lehigh Park - Phase II
2600 N. 5th Street, 19133
(215) 291-9212
0
48
0
Locust Tower
(215) 472-8309
0
40
40
Lower Germantown Housing I, II
(215) 843-5102
16
68
3
Magnolia Mews
5915 Magnolia Street, 19144
(215) 843-8642
0
63
0
Mahlon Lewis Residences
(215) 471-1313
125
0
10*
Manor Glen
8401 E. Roosevelt Blvd., 19152
(215) 624-5800
0
50
50
Mansion Court I, II
(215) 236-8434
0
50
2
Maple Village
22-44 W. Rittenhouse Street, 19144
(215) 438-6810
70
0
4
Marlton Residences
1721-31 Marlton Avenue, 19104
(215) 877-3377
0
25
5
Mary Field
2100 S. 58th Street, 19143
(215) 726-3232
84
0
15
Meadow II Senior Housing
4649 Paul Street, 19124
(215) 535-3010
45
0
5
Melon
3616-28 Melon Street, 19104
(215) 557-8484
0
10
10
Melville Way
4520-22 Walnut Street, 19139
(215) 747-1631
0
8
1
Mercy Douglas Residences
4511 Walnut Street, 19139
(215) 387-2350
58
0
2
Mid-City YWCA Apartments
(856) 662-1730
0
60
5
31
32
Development
Telephone
# Elderly
Units
# Family
Units
# Mobility
Accessible Units
Mill Creek Apartments
751 N. 46th Street, 19139
(215) 684-4933
251
193
12
Model Cities 6
2201-2235 N. 13th Street, 19133
(215) 235-1156
0
70
6
Monte Vista
6150 W. Oxford Street, 19151
(215) 477-5540
76
70
12
Monument Mews
4300 Monument Road, 19131
(215) 557-8484
0
60
6
MPB Parish School
2811 W. Sedgley Avenue, 19121
(215) 557-8484
0
28
2
Mt. Fair Apartments
807 N. 15th Street, 19130
(215) 978-0106
0
33
1
Mt. Sinai Apartments
431 Reed Street, 19147
(215) 336-5100
37
0
4
Mt. Tabor Senior Cyber Village
973-1003 N. 7th Street, 19122
(215) 587-9290
56
0
12
National Temple III
N. 16th and Gratz Streets, 19121
(215) 557-8484
0
28
2
Neighborhood Restoration VII, XVI
(267) 284-1400
0
152
10
New Covenant Senior Housing
(215) 247-1860
56
0
13
Newhall Manor
5323 Newhall Street, 19144
(215) 843-9823
26
0
26
Norris Square Senior Housing
2121 N. Howard Street, 19122
(215) 291-9170
35
0
35
Norris Square Civic Assoc. (NSCA)
(215) 426-8723
0
21
1
North 11th Street
2700 N. 11th Street, 19133
(215) 228-2700
0
43
2
Northern Home for Children
5301 Ridge Avenue, 19128
(215) 849-5437‎
0
8
2
Oak Lane/Chelten Court
1623-25 Chelten Avenue, 19126
(215) 224-3335
0
58
4
Development
Telephone
# Elderly
Units
# Family
Units
# Mobility
Accessible Units
Ogontz Hall I, III
7100 Ogontz Avenue, 19138
(215) 927-6883
0
40
3
Old City Presbyterian
25 N. 4th Street, 19106
(215) 627-9538
53
0
7
Olde Kensington Pavilion
1250 N. 3rd Street, 19122
(215) 763-5505
93
10
10
On Lok House
219 N. 10th Street, 19107
(215) 925-3369
48
0
7
One APM Plaza
2316-2327 N. 7th Street, 19133
(215) 232-2851
0
24
1
Opportunities Tower I, II
1717 W. Hunting Park Avenue, 19140
(215) 229-1000
245
16
30
Opportunities Towers III
5524 Haverford Avenue, 19131
(215) 474-8910
45
45
15
Overington Transitional Housing
1528 Overington Street, 19124
(215) 535-7680
0
13
1
Overmont House
4001 Monument Road, 19131
(215) 879-8600
250
250
25
Park Tower
(215) 878-8882
147
0
9
Parkside Apartments
N. 52nd Street, 19139
(215) 473-4755
0
57
8
Parkside Preservation Project
(215) 557-8484
0
82
10
Paschall Senior Housing
6901 Woodland Avenue, 19142
(215) 782-6000
63
0
6
PATH Group Homes
1835 Beyer Avenue, 19115
(267) 350-4757
0
24
10
The Pavilion Apartments
(215) 477-3555
296
0
296
PCAH/Haddington Development
(215) 748-8826
0
21
1
Pensdale Housing
4200 Mitchell Street, 19128
(215) 754-0126
65
0
8
33
34
Development
Telephone
# Elderly
Units
# Family
Units
# Mobility
Accessible Units
People’s Emergency Center (SRO)
3902-14 Spring Garden Street, 19104
(215) 382-2112
0
8
1
Pennsdale II
4200 Mitchell Street, 19128
(215) 487-0914
0
38
4
Philip Murray House I & II
6300 Old York Road, 19141
(215) 927-7070
377
0
73
Philippian Gardens
5110 N. 6th Street, 19120
(215) 455-5000
40
0
8
Pinn Gardens
5398 Wynfield Avenue, 19131
(215) 878-2742
35
0
5
Point Breeze Project, and The Commons
(215) 925-5862
72
77
7
Port Richmond Model Homes
(215) 925-5862
0
32
4
Powelton Gardens
4050-4072 Powelton Avenue &
36 N. Preston Street, 19104
(215) 557-8484
0
25
3
Powelton Heights
4113-43 Warren Street, 19104
(215) 557-8484
0
48
12
Presbyterian Apartments at 58th Street
2000 S. 58th Street, 19143
(215) 726-3232
0
75
8
Project Advantage
4700 Roosevelt Blvd., 19124
(215) 744-1047
0
12
0
Project Hope
5122 N. Carlisle, 19141
6818 N. 17th, 19126
(215) 228-6066 0
2
0
Project Restoration
2848-50 North 9th Street, 19133
(215) 226-4999 0
14
14
Proyecto Escalera
2353-55-57 Germantown Avenue, 19133
(215) 235-2851
0
27
2
Queens Row
500-508 Queen Lane &
5231 McKean Avenue, 19144
(215) 927-8560
0
28
1
Ralston Mercy Douglas House
3817-39 Market Street, 19104
(215) 382-5110
55
0
55
Development
Telephone
# Elderly
Units
# Family
Units
# Mobility
Accessible Units
Reba Brown Senior Residence
1450 S. 50th Street, 19143
(215) 624-4297
0
75
8
Reed House
1320 S. 32nd Street, 19147
(215) 755-6789
0
67
4
Reed Street Presbyterian Apartments
1401 S. 16th Street, 19146
(215) 551-1395
84
0
8
Reed Street Project
501-07 Reed Street, 19147
(215) 557-8484
0
18
0
Regent Terrace
5115-17 Regent Street, 19143
(215) 729-3022
0
80
6
Residence at 6000 Baltimore
6000-18 Baltimore Avenue, 19143
(215) 747-4772
46
0
3
Respite II
1208-12 South 15th Street, 19102
(215) 735-7435
0
16
16
Reunification House
(215) 739-5763
0
2
0
Rieder House
10102 Jamison Avenue, 19116
(215) 464-4151
73
0
4
Riverside Presbyterian Tower
158 N. 23rd Street, 19103
(215) 563-6200
141
150
10
Robert C. Nix Homes
1418 N. 15th Street, 19121
(215) 236-1818
0
34
2
Robert Saligman House
8900 Roosevelt Blvd, 19115
(215) 464-3377
378
0
16
Rowan House
39th Street and Baring, 19104
(215) 382-7523
0
26
4
Rowan Homes I
(215) 232-5866
0
8
1
Rowan Homes Phase II
1900 Judson Street, 19121
(215) 382-7523
0
32
2
Ruby Housing
(215) 748-8750
0
11
1
35
36
Development
Telephone # Elderly
Units
# Family
Units
# Mobility
Accessible Units
Saligman North
8900 Roosevelt Boulevard, 19115
(215) 673-6446
107
0
12
Salvation Army Booth Manor I & II
5522 Arch Street, 55th and Race St., 19139
(215) 471-0500
49
50
7
Salvation Army Ivy Residence
4051 Ford Road, 19131
(215) 871-3303
74
0
2
Sansom House
(215) 382-8350
47
0
5
Sarah Allen Homes, Phase III
41st and Brown Streets, 19104
(215) 222-3022
87
0
0
Sarah Allen Homes, Phase II & IV
4035 Parrish Street, 19104
(215) 222-3022
35
36
4
Sartain Apartments
3017 W. Oxford Street, 19121
(215) 951-4390
35
0
3
Scottish Rite House
1525 Fitzwater Street, 19146
(215) 732-8484
114
0
11*
Sedgley Park Apartments
2821 W. Sedgley Avenue, 19121
(215) 236-2222
0
26
2
Shalom / Arbor Apartments
12003 Bustleton Avenue, 19116
(215) 969-0400
139
0
11
Sharswood I & II Apartments
(215) 232-5880
0
130
10
Sheila Brown Women’s Center
2000-04 Ellsworth Street, 19146
(215) 222-2000
0
9
1
Sheldrake Apartments
(570) 287-2151
0
33
2
Sidewater House
780 Byberry Road, 19116
(215) 673-6446
63
0
7
Sidney Hillman Apartments
22 S. 22nd Street, 19103
(215) 561-1729
273
0
Inquire*
Simpson Fletcher
5353 W. Master Street, 19131
(215) 477-9300
58
0
3
Simpson Senior Services
1001-11 Green Street, 19123
(610) 626-6303
40
0
Inquire*
Development
Telephone # Elderly
Units
# Family
Units
# Mobility
Accessible Units
Sixth & Berks Street
1826-1862 N. 6th Street, 19122
(215) 229-4020
0
26
2
Somerset Apartments
2800-2820 N. 7th Street &
2801-2819 N. 7th Street, 19133
(215) 229-4020
0
24
2
Somerset Villas
200 E. Somerset Street, 19134
(215) 423-0090
89
18
10
Somerville Homes
5325 N. 13th Street, 19141
(215) 386-2222
0
24
1
South 55th Street Apartments
800-818 S. 55th Street, 19143
(215) 528-6144
0
20
1
Southwark Plaza
401 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 Apartments
3902-14 Spring Garden Street, 19104
(215) 382-7523
0
9
1
Spring Garden II
1600 Mt. Vernon Street, 1600 Wallace,19130
(856) 596-3008
0
58
6
Spring Garden Towers
(215) 568-0564
188
0
20*
St. Columba’s (SRO)
(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 Athenagoras
(215) 922-5177
91
0
3
St. George Senior Housing II
(215) 922-5195
39
0
4
St. George’s House
540 S. 61st Street, 19143
(215) 222-7192
5
0
1
St. Ignatius Senior Housing
4402-06 Fairmount Avenue, 19104
(267) 386-8600
67
0
7*
37
38
Development
Telephone
# Elderly
Units
# Family
Units
# Mobility
Accessible Units
St. John Neumann Place
2600 Moore Street, 19145
(215) 463-1101
0
75
8
St. John the Evangelist House
1211-13 Clover Street, 19107
(215) 232-7272
0
79
8
St. Josephs Housing for Elderly
(215) 225-7831
62
0
5*
St. Mary’s Residence
5th & Locust Street, 19106
(215) 922-4228
26
0
7
St. Matthew Manor
230-242 N. 57th Street, 19139
(215) 748-3310
51
0
8
Station House Apartments
2601 N. Broad Street, 19132
(215) 227-4086
0
62
8
Stephanie Lane
Route 29 & Schoolhouse Road, 19126
(610) 933-4383
0
23
1
Stephen Smith Towers Apartments
1030 Belmont Avenue, 19104
(215) 878-9560
140
0
131
Susquehanna Townhouses
2233A N. 20th Street, 19132
(215) 236-2750
0
37
2
Susquehanna II
2214 N. 20th Street, 19132
(215) 763-6305
0
47
2
Susquehanna Village
2220-2224 N. Carlisle Street, 19132
(215) 235-3013
0
53
19
Tabas House
2101 Strahle Street, 19152
(215) 722-8688
323
0
33
Taino Gardens
(215) 235-2851
0
42
4
Tasker Village
1548 S. 16th Street, 19146
(215) 336-0440
0
28
6
Tenth Memorial Baptist
1999 Master Street, 19121
(215) 232-4902
44
0
15
The Crossing
906 S. 49th Street, 19107
(215) 232-7272
0
0
6
The Lofts at Brewerytown
3000 W. Main Street, 19121
(215) 235-3756
0
61
8
Development
Telephone
# Elderly
Units
# Family
Units
# Mobility
Accessible Units
The Pavilion
(215) 477-3555
296
0
296
Tioga Gardens
18th and Tioga Streets, 19140
(215) 227-7708
0
33
3
Tioga Presbyterian Apartments
1531 W. Tioga Street, 19140
(215) 225-9544
110
0
3
Transition to Independent Living
(215) 634-2000
0
0
11
Turning Point
(215) 232-7272
0
6
1
Two APM Plaza
(215) 235-2851
0
12
2
Unico Village
7199 Brant Place, 19153
(215) 365-1828
82
0
82
Universal Courts I, II
(215) 545-1334
0
51
3
University City Townhouses
3990 Market Street, 19104
(215) 386-3012
0
70
7
University Square
3901 Market Street, 19104
(215) 387-4985
422
0
18*
Venango House, Venango Place
2100-04 W. Venango Street, 19140
(215) 229-2288
116
0
12
Vernon House
3226-28 W. Clifford Street, 19121
(215) 229-2288
68
0
8
Veteran Shared Housing
124 E. Indiana Street, 19134
(215) 739-1600
0
7
2
Villanueva Townhouses
2800-16/2818-22 N. Franklin Street &
2803-25 N. 8th Street, 19133
(215) 229-4020
0
30
2
Villas de HACE
1426-44 N. 6th Street &
1429-31 N. Marshall Street, 19122
(215) 291-9212
0
24
2
39
40
Development
Telephone
# Elderly
Units
# Family
Units
# Mobility
Accessible Units
Villas del Caribe
161-171 W. Allegheny Avenue &
3241-65 Hancock Street, 19133
(215) 246-0277
0
81
10
Visitation Transitional Housing
2640-46 Kensington Avenue, 19125
(215) 587-3600
0
18
1
Waller House
1437-39 N. 15th Street, 19121
(215) 978-1100
0
11
1
Walnut Park Plaza
(215) 474-6300
224
0
12*
Walnut Street Housing
(215) 474-6300
216
0
8
Walnut Thompson Housing
(215) 557-8484
0
35
2
Washington Square East
(215) 457-7255
4
9
1
Washington Square West
220 S. 11th Street, 19107
(215) 238-9460
0
132
14
West Diamond Street
2937-3201 Diamond Street, 19121
(215) 236-8434
0
48
3
West Poplar Apartments
12th & Wallace Streets, 19123
(215) 763-9689
0
140
4
Westminster Apartments
506-526 N. 52nd Street, 19131
(215) 477-1268
0
43
6
William B. Moore Manor
1900 Master Street, 19121
(215) 232-4902
45
0
14*
Wister Townhouse Apartments
292 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 Housing
Scattered Sites , 19131
(215) 748-8750
0
11
1
Development
Telephone
# Elderly
Units
# Family
Units
# Mobility
Accessible Units
Woodstock Cooperative
2829 N. Lambert Street, 19132
(215) 228-2920
96
0
12
Yorktown Arms Phase I
1300 W. Jefferson Street, 19122
(215) 765-2600
56
0
Inquire
Yorktown Arms Phase II
1400 N. 13th Street, 19122
(215) 769-0225
37
0
4
Youthbuild
1311-15 Point Breeze Avenue, 19146
(215) 985-1393
0
4
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41
Buying a Home
CHAPTER
2
Buying a Home
JJ Introduction
Understand the responsibilities of homeownership.
JJ How to Buy Your Own Home
Learn the five basic steps to buying a home.
JJ Homeowner and Disability Benefits
Find out if your benefits are affected by owning a home.
JJ Buying a Home with Other People
Learn more about buying a home with another person.
JJ Financing Programs
Learn about programs that can help you afford a home purchase.
JJ 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.
43
Introduction
Buying 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:
PROS
CONS
Property builds equity
Responsible for maintenance
Sense of community, stability
and security
and repairs
Responsible for property taxes
Free to change décor and
Possibility of foreclosure and
Not dependent on landlord to
Less mobility than renting
landscaping
maintain property
loss of equity and credit
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.
44
Buying a Home
How To Buy Your Own Home
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 prequalification, 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.
Visit or call any of the Housing Counseling Agencies listed in Chapter 4 to learn more
about the process of buying a home.
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®.
45
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.
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
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.
46
Buying a Home
How To Buy Your Own Home
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.
47
Homeownership and Disability Benefits
One 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:
For additional
information on
how your benefits
may be affected by
homeownership,
please contact the
Social Security
Administration
office at
(800) 772-1213.
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 payment 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 replacement.
Buying a Home with Other People
Some 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.
48
Buying a Home
Financing
Financing Programs
There 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.
49
JJ
U.S. Department of Housing and Urban
Development 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.
FHA INSURANCE
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.
THE 203(K) LOAN PROGRAM
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.
50
Buying a Home
Financing
HUD HOMES
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.
HOMEOWNERSHIP VOUCHERS
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-ownership 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 maximum 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
51
JJ
Fannie Mae Financing Programs
Fannie 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.
FANNIE 97 AND FANNIE 3/2
The Fannie 97 and Fannie 3/2 loans both offer a 15- to 30-year mortgage and allow you to expand your debtto-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.
FLEXIBLE 97 AND FLEXIBLE 100
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.
MYCOMMUNITYMORTGAGE™
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.)
EXPANDED APPROVAL™
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 lessthan-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.
52
Buying a Home
Financing
REVERSE MORTGAGES
Reverse Mortgages were primarily designed to strengthen the
personal and financial independence of older Americans (homeowners 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).
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.
HOMESTYLE® RENOVATION MORTGAGE
The HomeStyle Renovation Mortgage allows you to purchase or refinance your home and add the cost of renovating 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 Mae
Philadelphia Office
1835 Market Street, Suite 2300, Philadelphia, PA 19103
(215) 575-1400 • www.efanniemae.com
53
JJ
Veterans Affairs Financing Programs
The 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.
SPECIALLY-ADAPTED HOMES
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
Call (215) 842-2000 or visit the VA’s
may also obtain a guaranteed loan or
website at www.homeloans.va.gov/
direct loan from the VA to supplement
sah.htm for further information on this
the grant to acquire a specially-adapted
program.
home.
VA HOMES
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.
Visit the VA
Homes website at
www.homesales.gov
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 Affairs
Regional Office
5000 Wissahickon Avenue, Philadelphia, PA 19101
(800) 827-1000 • www.va.gov
54
Buying a Home
Financing
JJ
PA Housing Finance Agency Financing Programs
The 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.
KEYSTONE HOME LOAN PROGRAM
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
KEYSTONE HOME LOAN PLUS PROGRAM
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
KEYSTONE ASSISTANCE PROGRAM
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 condition 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
55
HOMESTEAD DOWNPAYMENT AND CLOSING COST
ASSISTANCE LOAN PROGRAM
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
ACCESS HOME MODIFICATION PROGRAM
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
ACCESS DOWN PAYMENT AND CLOSING COST
ASSISTANCE LOAN PROGRAM
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 purchasing 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
PURCHASE-IMPROVEMENT PROGRAM
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
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Buying a Home
Financing
PENNVEST INDIVIDUAL ON-LOT SEWAGE SYSTEM REPAIR PROGRAM
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
FANNIE MAE COMMUNITY HOMECHOICE LOAN
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 Agency
P.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
57
Office of Housing and Community Development
(OHCD)
JJ
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.
AMERICAN DREAM DOWNPAYMENT INITIATIVE (ADDI)
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, whichever 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 OHCDfunded 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.
SETTLEMENT ASSISTANCE GRANT
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).
1234 Market Street, 17th Floor, Philadelphia, PA 19107
(215) 686-9749 • www.phila.gov/ohcd
58
Buying a Home
Financing
JJ
Philadelphia Housing Development
Corporation (PHDC)
HOMESTART PROGRAM
The Homestart Program of the Philadelphia Housing Development Corporation (PHDC) offers firsttime 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 Corporation
(215) 448-3000 • TDD: (215) 448-2184 • www.phdchousing.org
59
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
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 resources 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 Project
of Pennsylvania (SDHP)
717 E. Lancaster Avenue, Downingtown, PA 19335
(877) 550-SDHP • www.sdhp.org
60
Buying a Home
Organizations for People with Disabilities
MENTAL HEALTH ASSOCIATION OF SOUTHEASTERN
PENNSYLVANIA (MHASP)
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 Pennsylvania
1211 Chestnut Street, 11th Floor, Philadelphia, PA 19107
(215) 751-1800 ext. 228 • www.mhasp.org
PROJECT DEVELOPMENT & CONSULTING ASSOCIATES
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 moderateincome 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 Associates
3718 Levy Lane, Huntingdon Valley, PA 19006
(215) 947-5451 • projectdevelop@aol.com
61
Staying in Your Current
Home or Apartment
JJ Fixing or Modifying Your Current Home
Information about modifying your current apartment or home.
JJ 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.
JJ Utility and Mortgage Assistance Programs
Places that can help you pay your monthly housing bills if you are experiencing financial problems.
CHAPTER
3
63
Fixing or Modifying Your Current Home
Older 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 assistance 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.
Renters
In 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 necessary 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.
Owners
Owning 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.
64
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.
65
Financial Assistance for Home Modifications or
Repairs
If 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.
ADAPTIVE MODIFICATION PROGRAM (Owners and Renters)
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 consent for the modifications.
Philadelphia Housing Development Corporation (PHDC)
HOMESCAPES, INC.
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
66
Financial Assistance for Home Modifications or Repairs
JEVS – SUPPORTS FOR INDEPENDENCE (SFI)
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 Services
Monroe Office Center, Suite 100, One Winding Way, Philadelphia, PA 19131
(267) 298-1300 • www.jevs.org
http://homemods.jevs.org
PENNSYLVANIA ASSISTIVE TECHNOLOGY FINANCING
PROGRAM (Owners and Renters)
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 Foundation
1004 W. 9th Avenue, 1st Floor, King of Prussia, PA 19406
(888) 744-1938 • www.patf.us
67
PENNSYLVANIA’S INITIATIVE ON ASSISTIVE
TECHNOLOGY (PIAT)
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 Technology
Institute on Disabilities at Temple University
1601 North Broad Street, University Services Building, Suite 610
Philadelphia, PA 19122
(800) 204-7428 • TTY: (866) 268-0579
ATinfo@temple.edu (e-mail) • http://disabilities.temple.edu/programs/assistive/piat/
PHIL HOME IMPROVEMENT LOANS
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-thanperfect 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
1234 Market Street, Philadelphia, PA 19107
68
Financial Programs for Repairing Your Current Home
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.
To apply, call the
PCA help line at
(215) 765-9040.
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 Aging
642 N. Broad Street, Philadelphia, PA 19130
(215) 765-9040 • www.pcaphl.org
UCP COMMUNITY RESOURCE FUNDS
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 Vicinity
102 East Mermaid Lane, Philadelphia, PA 19118
(215) 242-4200 • TTY: (215) 248-7620 • www.ucpphila.org
69
BASIC SYSTEMS REPAIR PROGRAM (BSRP) (Owners Only)
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).
Call the BSRP hotline at
(215) 448-2160 to see if you
are eligible and to apply for
assistance.
Eligibility:
You must be a homeowner and meet the program
income guidelines.
(215) 686-2590 • www.phdchousing.org
70
Financial Programs for Repairing Your Current Home
EMERGENCY HEATER HOTLINE (Owners and Renters)
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).
Call the ECA at (215) 988-0929 to see if you
are eligible and to apply for assistance.
Eligibility:
You must meet PHDC’s income guidelines.
Energy Coordinating Agency
1924 Arch Street, Philadelphia, PA 19103
(215) 988-0929 • www.ecasavesenergy.org
HOME IMPROVEMENT LOAN PROGRAM (TITLE I)
(Owners and Landlords Only)
The Title I Home Improvement Loan Program provides HUD insured loans of up to $25,000 to homeowners 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.
Contact the Philadelphia HUD office
at (215) 656-0500 for a list of
participating Title I lenders.
Eligibility:
Existing homeowners and landlords are eligible to
apply for Title I loans if they meet credit requirements. 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 Development
Philadelphia Regional Office
(215) 656-0500 • www.hud.gov8
71
THE WEATHERIZATION PROGRAM (Owners and Renters)
The Weatherization Program provides free weatherization and energy-efficiency improvements to owneroccupied 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
To apply for weatherization
Repair to the central heating system
assistance, call PHDC at
Clock thermostat
(215) 448-2160 to schedule
In home energy education
an appointment.
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.
72
Utility and Mortgage Assistance
Utility and Mortgage Assistance Programs
If you currently live in a house or apartment that is in good condition, but are having trouble paying your mortgage, 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 guidelines 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 contact the listed agency to apply.
CONNECT 2-1-1 PROGRAM
For Renters and Owners
CONNECT211.org is a web-based, geographic information and referral service (GIS). It is a bridge between 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 searches and see their results on a geographical map and obtain accurate driving, transit and walking directions.
CONNECT211.org
• www.connect211.org •
FIRST CALL FOR HELP
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 Pennsylvania
7 Benjamin Franklin Parkway, Philadelphia, PA 19103
(215) 568-3750 • www.uwsepa.org
73
THE BEEHIVE (English/Spanish)
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 Pennsylvania
7 Benjamin Franklin Parkway, Philadelphia, PA 19103
(215) 568-3750 • home.thebeehive.org
LOW-INCOME HOME ENERGY ASSISTANCE PROGRAM (LIHEAP)
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 depending 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.
For more information on LIHEAP:
call the Department of Public Welfare at
(215) 560-2970; or call LIHEAP’s hotline
at (866) 857-7095. Apply online at
www.compass.state.pa.us
Department of
Public Welfare
4600 Market Street,
(215) 560-2970
www.dpw.state.pa.us
74
Eligibility:
You must be a low-income household in
Philadelphia to be eligible, but it is open to
both tenants and owners.
NEIGHBORHOOD ENERGY CENTERS
Neighborhood Energy Centers (NECs) can provide you with information about conservation, and applications 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 neighborhood residents. NECs and their service areas are:
Call or visit one of
the NECs to learn
more about the programs they offer.
Visit www.pgworks.com
and
www.ecasavesenergy.org
for an updated list of
agencies.
North Philadelphia, West of Broad Street:
Acorn
846 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 Services
Dixon House, 1920 S. 20th Street, 19145 • (215) 336-3511
North Philadelphia, East of Broad Street:
Friends Neighborhood Guild
701 N. 8th Street, 19123 • (215) 923-1544
Northwest Philadelphia:
Germantown Settlement House
5538 Wayne Avenue, Building C, 19144 • (215) 849-3104
North Central Philadelphia:
Greater Philadelphia Asian Social Service Center
4943 N. 5th Street, 19120 • (215) 456-0308
Kensington, Frankford and Northeast:
New Kensington CDC
2513 Frankford Avenue, 19125 • (215) 427-0350
Southwest Philadelphia:
Southwest CDC
6328 Paschall Avenue, 19142 • (215) 729-0800
South Philadelphia, East of Broad Street:
United Communities of Southeast Pennsylvania
2029 S. 8th Street, 19148 • (215) 467-8700
West Philadelphia:
We Never Say Never
4427 Lancaster Avenue, 19104 • (215) 452-0440
75
PECO CUSTOMER ASSISTANCE PROGRAM (CAP)
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.
Call PECO at
(800) 774-7040
to see if you are
eligible and to
apply.
PECO
2301 Market Street, S11-2, Philadelphia, PA 19101
(800) 774-7040 • www.peco.com
UTILITY EMERGENCY SERVICES FUND
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, foundations, utility companies and the City.
Eligibility:
Applications are taken at
13 neighborhood-based
intake sites. To determine
which site is closest to you,
call (215) 972-5170.
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 Fund
One Penn Center at Suburban Station
1617 JFK Boulevard, Suite 490, Philadelphia, PA 19103
(215) 972-5170 • www.uesfacts.org
TENANT UNION REPRESENTATIVE NETWORK (TURN)
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.
Call the Tenant
Union Representative
Network at
(215) 940-3900
to learn more.
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)
76
1315 Walnut Street, 3rd Floor, Philadelphia, PA 19107
(215) 940-3900 • www.rturn.net
For Owners Only
HOMEOWNERS EMERGENCY MORTGAGE
ASSISTANCE PROGRAM (HEMAP)
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:
Call one of the PHFA
Counseling Agencies
in Chapter 4 to apply
for the HEMAP
program.
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 approved 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
211 N. Front Street, Harrisburg, PA 17101
(800) 822-1174 • TDD: (717) 780-1869 • www.phfa.org
PHILADELPHIA WATER DEPARTMENT
ASSISTANCE PROGRAMS
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.
Call the Water Revenue
Bureau at (215) 686-6880
to see if you qualify for
WRAP.
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.
77
2. The Conservation Assistance Program (CAP) provides free services to help you save water — and r
educe 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.
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.
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 singlefamily home with a working water meter.
Your water bill must be current or you must
have a payment arrangement established
in order to qualify.
Call the Water Department at
(215) 685-4907 to get an
application and schedule an
appointment.
Water Revenue Bureau
Municipal Services Building
1401 JFK Boulevard
(215) 686-6880
www.phila.gov/waterrev/index.html
78
79
Resources
CHAPTER
4
Resources
JJ Legal Services
Places to call if you need legal help.
JJ Community Development Corporations
Neighborhood-based organizations involved in housing and
community development in your neighborhood.
JJ City Agencies
City offices that provide housing and housing-related programs
in Philadelphia.
JJ Housing Counseling Agencies
Places to call or visit for assistance in buying or renting a home.
JJ 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.
JJ More Resources
Contact information and web sites for national, state and local organizations that may be of interest.
JJ Glossary
Definitions of some of the more commonly used words
(and acronyms) in the housing industry.
81
Legal Services
You 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 CENTER FOR DISABILITY LAW & POLICY (CDLP)
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 & Policy
1617 JFK Boulevard, Suite 800, Philadelphia, PA 19103
Voice/TDD (215) 557-7112 • Fax (215) 557-7602 • Toll Free (888) 745-CDLP
COMMUNITY LEGAL SERVICES (CLS)
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 Office
1424 Chestnut Street, Philadelphia, PA 19102
(215) 981-3700 • TTY: (215) 559-7313 • www.clsphila.org
Community Legal Services (CLS) — Law Center North Central
3638 N. Broad Street, Philadelphia, PA 19140
(215) 227-2400 • www.clsphila.org
82
Resources
Legal Services
DISABILITY RIGHTS NETWORK OF PENNSYLVANIA (DRN)
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, public accommodations, and government services; to enforce their rights to vocational, habilitative, post-secondary educational, health, and other services; and to protect them from abuse and neglect. DRN identifies 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
AIDS LAW PROJECT OF PENNSYLVANIA
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 coverage; housing; financial issues and debt; family law; immigration.
AIDS Law Project of Pennsylvania
1211 Chestnut Street, Suite 600, Philadelphia, PA 19107
(215) 587-9377 • www.aidslawpa.org
PUBLIC INTEREST LAW CENTER OF PHILADELPHIA
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 Philadelphia
125 S. 9th Street, Suite 700, Philadelphia, PA 19107
(215) 627-7100 • www.pilcop.org
83
PHILADELPHIA LEGAL ASSISTANCE
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 Assistance
42 S. 15th Street, Philadelphia, PA 19102
(215) 981-3800 • www.philalegal.org
SeniorLAW CENTER
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 Center
Land Title Building, 100 S. Broad Street, Suite 1810, Philadelphia, PA 19110
(215) 988-1244 • www.seniorlawcenter.org
84
Resources
Community Development Corporations
Community Development Corporations
Philadelphia 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.
85
City Agencies
A 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.
ACCESSIBILITY COMPLIANCE OFFICE (ACO)
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 policies 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 facilities, procedures for requesting reasonable accommodations, code requirements for accessible
construction within the City, and other important information relating to accessibility.
Accessibility Compliance Office
Municipal Services Building, 1401 JFK Boulevard, 9th Floor, Philadelphia, PA 19102
(215) 686-2798 • www.phila.gov/aco
MAYOR’S COMMISSION ON PEOPLE WITH DISABILITIES
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 provide 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 appointed by the Mayor.
Mayor’s Commission on People with Disabilities
Municipal Services Building, 1401 JFK Boulevard, 9th Floor, Philadelphia, PA 19102
(215) 686-2798 • www.phila.gov/mcpd
86
Resources
City Agencies
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.
PHILADELPHIA HOUSING AUTHORITY (PHA)
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
PHILADELPHIA HOUSING
DEVELOPMENT CORPORATION (PHDC)
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)
(215) 448-3000 • TTD: (215) 448-2184 • www.phdchousing.org
87
REDEVELOPMENT AUTHORITY OF PHILADELPHIA (RDA)
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 Authority
(215) 854-6515 • www.phila.gov/rda
PHILADELPHIA DEPARTMENT OF BEHAVIORAL
HEALTH AND MENTAL RETARDATION SERVICES
The Philadelphia Department of Behavioral Health and Mental Retardation Services (DBH/MRS) is comprised 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 collaborate 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 and
Mental Retardation Services
(215) 685-5400 • www.dbhmrs.org
88
Resources
Housing Counseling Agencies
Numerous 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
Philadelphia
ACORN Housing Corp.
846 N. Broad Street, 1st Floor
Philadelphia 19130
(215) 765-1221 • Fax (215) 765-0045

ActionAIDS, Inc.
1216 Arch Street, 6th Floor
Philadelphia 19107
(215) 981-0088 • Fax (215) 864-6930

Advocates for Financial Independence
1806 S. Braod Street, Suite 1B
Philadelphia 19145
(215) 389-2810 • Fax (215) 271-2583
PHFA
(HEMAP)

PHFA
(Homeowner)
HUD
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89
HOUSING COUNSELING AGENCIES (continued)
City of
Philadelphia
Asociacion Puertoriquenos en Marcha
(APM)
600 W. Diamond Street
Philadelphia 19122
(215) 235-6070 • Fax (215) 235-7335
PHFA
(HEMAP)

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Carroll Park Community Council, Inc.
5218 Master Street
Philadelphia 19131
(215) 877-1157 • Fax (215) 878-2722
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Center in the Park (Senior Center)
5818 Germantown Avenue
Philadelphia 19144
(215) 848-7722 • Fax (215) 848-0979

Congreso de Latinos Unidos
216 W. Somerset Street
Philadelphia 19133
(215) 763-8870 • Fax (215) 763-8876
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Consumer Credit Counseling
Service of Delaware Valley
1608 Walnut Street, 10th Floor
Philadelphia 19103
(215) 563-5665 • Fax (215) 563-7020
Council of Spanish Speaking
Organizations (CONCILIO)
705-09 N. Franklin Street
Philadelphia 19123
(215) 627-3100 • Fax (215) 627-7440
Diversified Community Services,
Dixon House
1920 S. 20th Street
Philadelphia 19145
(215) 336-3511 • Fax (215) 551-4327
HUD


Da-Network Housing Ministries, Inc.
1529 North 7th Street
Philadelphia 19122
(215) 927-3227 • Fax (215) 927-5448
90
PHFA
(Homeowner)
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Resources
City of
Philadelphia
Germantown Settlement
5538 Wayne Avenue, Building C
Philadelphia 19144
(215) 849-3104 • Fax (215) 843-7264
PHFA
(HEMAP)
PHFA
(Homeowner)


HUD
Hispanic Association of
Contractors & Enterprises (HACE)
167 W. Allegheny Avenue, Suite 200
Philadelphia 19140
(215) 426-8025 • Fax (215) 426-1709
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HACE: Frankford Office
4915 Frankford Avenue
Philadelphia 19124
(215) 437-7867 • Fax (215) 743-9242
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Housing Association
Information Program
658-660 N. Watts Street
Philadelphia 19123
(215) 978-0224 • Fax (215) 765-7614




Housing Association of
Delaware Valley
Philadelphia 19102
(215) 545-6010 • Fax (215) 790-9132

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


Intercultural Family Services
4225 Chestnut Street
Philadelphia 19104
(215) 386-1298 • Fax (215) 386-9348

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

Korean Community Development
Services Center
6055 N. 5th Street
Philadelphia 19120
(215) 276-8830 • Fax (215) 224-8150

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
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Intercommunity Action
(Senior Center)
6012 Ridge Avenue
Philadelphia 19128
(215) 487-0914 • Fax (215) 487-3716
91
City of
Philadelphia
714 Market Street, Suite 100
Philadelphia 19106
(215) 634-2000 • Fax (215) 634-6195
PHFA
(Homeowner)
HUD



Mount Airy USA
6703 Germantown Avenue, Suite 200
Philadelphia 19119
(215) 844-6021 • Fax (215) 844-9167

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New Kensington CDC
2515 Frankford Avenue
Philadelphia 19125
(215) 427-0350 • Fax (215) 427-1302

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

Norris Square Civic Association
149 W. Susquehanna Avenue
Philadelphia 19122
(215) 426-8723 • Fax (215) 426-5822

Northwest Counseling Services
5001 N. Broad Street
Philadelphia 19141
(215) 324-7500 • Fax (215) 324-8753




Nueva Esperanza, Inc.
4261 N. 5th Street
Philadelphia 19140
(215) 324-0746 • Fax (215) 324-2542

Philadelphia Council for
Community Advancement
100 N. 17th Street, Suite 700
Philadelphia 19103
(215) 567-7803 • Fax (215) 963-9941
Philadelphia Council for Community
Advancement
1617 JFK Blvd., Suite 1550
Philadelphia 19103
(215) 567-7803 • Fax (215) 963-9941
Philadelphia Neighborhood
Housing Services, Inc.
121 N. Broad Street, Suite 502
Philadelphia 19107
(215) 988-9879 • Fax (215) 988-1297
92
PHFA
(HEMAP)











Resources
City of
Philadelphia
Philadelphia Senior Center
509 S. Broad Street
Philadelphia 19147
(215) 546-5879 • Fax (215) 546-3983

South Philadelphia HOMES, Inc.
1444 Point Breeze Avenue
Philadelphia 19146
(215) 334-4430 • Fax (215) 334-6885
Southwest Community
Development Corporation
6328 Paschall Avenue
Philadelphia 19142
(215) 729-0800 • Fax (215) 726-5719

Tenant Union Representative
Network (TURN)
1315 Walnut Street, 3rd Floor
Philadelphia 19107
(215) 940-3900 • Fax (215) 940-3910

The Partnership CDC
4027 Market Street
Philadelphia 19104
(215) 307-4917 • Fax (215) 307-4921

Unemployment Information Center
112 N. Broad St., 11th Floor
Philadelphia 19102
(215) 557-0822 • Fax (215) 557-6981

United Communities Southeast
Philadelphia
2029 S. 8th Street
Philadelphia 19148
(215) 467-8700 • Fax (215) 467-1042

Universal Companies
800 S. 15th Street
Philadelphia 19146
(215) 732-6518 • Fax (215) 732-6519
PHFA
(HEMAP)
PHFA
(Homeowner)
HUD
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







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93
City of
Philadelphia
Urban League of Philadelphia
121 S. Broad Street, 9th Floor
Philadelphia 19107
(215) 985-3220 • Fax (215) 451-5006
West Oak Lane CDC
7300 Ogontz Avenue
Philadelphia 19138
(215) 224-0880 • Fax (215) 224-8746

PHFA
(HEMAP)
PHFA
(Homeowner)
HUD








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.
94
Resources
Renting 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.
AMERICANS WITH DISABILITIES ACT (ADA)
Title III of the ADA prohibits discrimination against persons with disabilities in places of public accommodations, some privately operated entities which offer professional and educational services, private
transportation services and commercial facilities. Public accommodations include places such as restaurants, 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 Justice
Civil 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
ARCHITECTURAL BARRIERS ACT (ABA)
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 Board
1331 F Street, N.W., Suite 1000, Washington, DC 20004
(800) 872-2253 • TTY: (800) 993-2822 • www.access-board.gov
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EQUAL CREDIT OPPORTUNITY ACT
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 General
Strawberry Square, 16th Floor, Harrisburg, PA 17120
(717) 787-3391 • Fax (717) 787-8242 • www.attorneygeneral.gov
THE FAIR HOUSING ACT OF 1988
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 modification.” 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.
Philadelphia Office • Office of Fair Housing and Equal Opportunity
Housing Discrimination Hotline (800) 669-9777 • (215) 656-0500 • www.hud.gov
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Resources
SECTION 504
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.
Philadelphia Office • Office of Fair Housing and Equal Opportunity
(800) 669-9777 • (215) 656-0500 • www.hud.gov
www.hud.gov/offices/fheo/disabilities/sect504.cfm
A number of agencies are available in Philadelphia to assist you if you believe you’ve been discriminated 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.
TENANT UNION REPRESENTATIVE NETWORK (TURN)
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 Network
1315 Walnut Street, 3rd Floor, Philadelphia, PA 19107
(215) 940-3900 • www.ourturn.net
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HOUSING COURT — PHILADELPHIA MUNICIPAL COURT
If 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 Court
34 S. 11th Street, Room 500, Philadelphia, PA 19107
(215) 686-7987 • (215) 686-7988 • (215) 686-2900 • (215) 686-2901 • http://fjd.phila.gov
PHILADELPHIA COMMISSION ON HUMAN
RELATIONS (PCHR)
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 Philadelphia 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 Relations
The Curtis Center, 601 Walnut Street, Suite 300 South
(215) 686-4670 • TTY: (215) 686-3238 • www.phila.gov/humanrelations
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Resources
PENNSYLVANIA HUMAN RELATIONS COMMISSION
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 Commission
Philadelphia Regional Office
110 North 8th Street, Suite 501, Philadelphia, PA 19107
(215) 560-2496 • TDD: (215) 560-3599 • www.phrc.state.pa.us
PHILADELPHIA FAIR HOUSING COMMISSION
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 Commission
The Curtis Building, 601 Walnut Street, Suite 300 South, Philadelphia, PA 19106
(215) 686-4670 • Intake: (215) 686-4692
TTY: (215) 686-3238 • Fax: (215) 686-4684
www.phila.gov/fairhousing
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More Resources
This 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.
▀
▀
State Organizations are divided into three categories:
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.
▀
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Local agencies serving Philadelphia are listed alphabetically.
Resources
National Organizations
NATIONAL ORGANIZATIONS
Americans for Disabled Attendant
Programs Today (ADAPT)
ADAPT of Denver
201 S. Cherokee
Denver, CO 80223
(303) 733-9324
www.adapt.org
Concrete Change
600 Dancing Fox Road
Decatur, GA 30032
(404) 378-7455
www.concretechange.org
Consortium for Citizens
with Disabilities
1660 L Street, NW, Suite 700
(202) 783-2229
www.c-c-d.com
National Alliance for the
Mentally Ill (NAMI)
Colonial Place Three
2107 Wilson Boulevard, Suite 300
Arlington, VA 22201
(800) 950-6264
www.nami.org
National Association of Housing
Cooperatives (NAHC)
1444 I. Street, NW, Suite 700
(202) 737-0797
www.coophousing.org
National Multiple Sclerosis (MS) Society
733 Third Avenue
New York, NY 10017
(800) FIGHT-MS
www.nmss.org
Paralyzed Veterans of America
801 18th Street, NW
(800) 424-8200, TTY: (800) 795-4327
www.pva.org
Social Security Administration
Windsor Park Building
6401 Security Blvd.
Baltimore, MD 21235
(800) 772-1213
www.ssa.gov
TASH
1025 Vermont Avenue, NW, Suite 300
Washington DC 20005
(202) 540-9020
www.tash.org
Technical Assistance Collaborative
31 Saint James Avenue, Suite 710
Boston, MA 02116
(617) 266-5657
www.tacinc.org
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STATE ORGANIZATIONS
Government Agencies
Office of Long Term Living
1401 North 7th Street
Bertolino Bldg., 6th Floor
Harrisburg, PA 17120
(866) 286-3636
http://www.dpw.state.pa.us/about/OLTL/
Office of Vocational Rehabilitation (OVR)
444 N. 3rd Street, 5th Floor
(215) 560-1900, TTY: (215) 560-6144
www.nepacil.org/OVR.htm
Pennsylvania Bureau of
Consumer Protection
Office of Attorney General
21 S. 12th Street, 2nd Floor
(215) 560-2414
www.attorneygeneral.gov
Pennsylvania Department of Aging
(717) 783-1550
www.aging.state.pa.us
Pennsylvania Department of Community &
Economic Development (DCED)
Commonwealth Keystone Building
400 N. Street, 4th Floor
(866) 466-3972
www.newpa.com
Pennsylvania Department of Public
Welfare (DPW)
P.O. Box 2675
(717) 787-4592
www.dpw.state.pa.us
Pennsylvania Developmental Disabilities
Council (PDDC)
Room 561 Forum Building
605 South Drive
(717) 787-6057
www.paddc.org
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Pennsylvania Housing Finance Agency (PHFA)
211 N. Front Street
(717) 780-3800, TDD: (717) 780-1869
www.phfa.org
Pennsylvania Office of Consumer Advocate
555 Walnut Street Forum Place, 5th Floor
(800) 684-6560
www.oca.state.pa.us
Pennsylvania Office of Mental Health
and Substance Abuse (OMHSAS)
P.O. Box 2675
(717) 787-6443
www.dpw.state.pa.us/About/OMHSAS
Pennsylvania Office of Developmental
Programs (ODP)
(Formerly Office of Mental Retardation and
Office of Social Programs)
P.O. Box 2675
(888) 565-9435
www.dpw.state.pa.us/About/ODP
Advocacy Organizations
Alliance for the Mentally Ill
of Pennsylvania (AMI)
2149 N. 2nd Street
(800) 223-0500
http://pa.nami.org/
American Civil Liberties Union (ACLU)
P.O. Box 40008
(215) 592-1513
www.aclupa.org
Resources
State Organizations
Autism Living and Working
1528 Walnut Street, Suite 815
(267) 322-5800
www.autismlivingworking.org
Autism Support and Advocacy in PA
243 Lenoir Avenue
Wayne, PA 19087
(610) 688-8894
Disabled In Action of Pa, Inc. (DIA)
714 Market Street, Suite 205, Office #2
(215) 627-7255 (V/TTY)
www.disabledinactionpa.org
Disability Rights Network of Pennsylvania
(DRN)
1414 N. Cameron Street, Suite C
(800) 692-7443 (V/TTY)
http://drnpa.org
Housing Alliance of Pennsylvania
2 S. Easton Road
Glenside, PA 19038
(215) 576-7044
www.housingalliancepa.org
Learning Disabilities Association of PA
4751 Lindle Road, Suite 114
(717) 939-3731
www.ldapa.org
National Federation of the Blind
of Pennsylvania
42 S. 15th Street, Suite 222
(215) 988-0888
www.nfb.org
Networks for Training and
Development, Inc.
123 S. Broad Street, 23rd Floor
(215) 546-4111
www.networksfortraining.org
Pennsylvania American
Association of Retired Persons (AARP)
30 N. 3rd Street, Suite 750
(866) 389-5654
www.aarp.org/states/pa
Pennsylvania Arc
2350 W. Westmoreland Street
(215) 229-4550
www.arcpddc.org
Pennsylvania Association of Resources
for People with Mental Retardation
1007 N. Front Street
(717) 236-2374
www.par.net
Pennsylvania Council of the Blind
931 N. Front Street
(877) 617-7407
www.pcb1.org
Pennsylvania Health Law Project
123 Chestnut Street
Corn Exchange Building, Suite 400
(215) 625-3663
www.phlp.org
Pennsylvania’s Initiative on Assistive
Technology (PIAT)
Institute on Disabilities
1601 N. Broad Street
University Services Building, Suite 610
(800) 204-7428, TTY: (866) 268-0579
http://disabilities.temple.edu/programs/assistive/piat
Pennsylvania Legal Services
118 Locust Street
(800) 322-7572
www.palegalservices.org
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Pennsylvania State Independent
Living Center (SILC)
2 N. Second Street, Suite 100
(800) 796-9163
www.pasilc.org
Pennsylvania Association of
Realtors (PAR)
500 N. 12th Street
Lemoyne, PA 17043
(800) 555-3390
www.parealtor.org
United Cerebral Palsy Association (UCPA)
1902 Market Street
Camp Hill, PA 17011
(866) 761-6129
www.ucpa.org/
Pennsylvania Association of
Rehabilitation Facilities (PARF)
2400 Park Drive
(717) 657-7608
www.parf.org
Visitability in PA
c/o LIFT
503 E. Arch Street
St. Mary’s, PA 15857
(800) 341-5438
www.visitabilitypa.com
Professional Associations
Pennsylvania Association of Area Agencies
on Aging
525 South 29th Street
(717) 541-4214
http://www.p4a.org
Pennsylvania Homecare Association
20 Erford Road, Suite 115
Lemoyne, PA 17043
(800) 382-1211
www.pacareathome.org
Pennsylvania Association for Non-Profit
Homes for the Aging (PANHFA)
1100 Bent Creek Boulevard
Mechanicsburg, PA 17050
(800) 545-2270
www.panpha.org
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Pennsylvania Builders Association (PBA)
600 N. 12th Street
Lemoyne, PA 17043
(800) 692-7339
www.pabuilders.org
Pennsylvania Community Providers
Association (PCPA)
2101 N. Front Street Building 3, Suite 200
(717) 364-3280
www.paproviders.org
Pennsylvania Council
on Independent Living
101 S. 2nd Street, Suite 4
(866) 302-7245
www.pcil.net
Pennsylvania Speech Language
Hearing Association
800 Perry Highway, Suite 3
Pittsburgh, PA 15229
(412) 366-9858
www.psha.org
Resources
Local Organizations
LOCAL ORGANIZATIONS
Action AIDS
1216 Arch Street, 6th Floor
(215) 981-0088
www.actionaids.org
(215) 634-2000
www.libertyresources.org
Americans Disabled for Attendant
Programs Today (ADAPT)
(215) 971-0660
Magee Rehabilitation Hospital
1513 Race Street
(800) 96-MAGEE (62433)
www.mageerehab.org
Center for Advocacy for the Rights and
Interests of the Elderly (CARIE)
100 S. Broad Street
1500 Land Title Building
(215) 545-5728
www.carie.org
Mayor’s Office of Community Services
Community Engagement Office
990 Spring Garden Street, 7th Floor
(215) 685-3600
www.phila.gov/mocs/community.html
Congreso de Latinos Unidos
216 W. Somerset Street
(215) 763-8870
www.congreso.net
Mental Health Association of
Southeastern Pennsylvania
1211 Chestnut Street
(215) 751-1800
www.mhasp.org
Education Law Center
(215) 238-6970, TTY: (215) 789-2498
www.elc-pa.org
Equality Advocates Pennsylvania
1211 Chestnut Street, Suite 605
(215) 731-1447
www.center4civilrights.org
Moss Rehabilitation Hospital
1200 W. Tabor Road
(215) 456-9900
www.mossresourcenet.org
Philadelphia Corporation for Aging (PCA)
642 N. Broad Street
(215) 765-9040
www.pcaphl.org
Greater Philadelphia Urban Affairs
Coalition
1207 Chestnut Street, 7th Floor
(215) 851-0110
www.gpuac.org
105
Philadelphia Developmental
Disabilities Corporation (PDDC/ARC)
The Arc of Philadelphia
2350 W. Westmoreland Street
(215) 229-4550
www.arcpddc.org
The Public Interest Law Center of
Philadelphia
125 S. Ninth Street, Suite 700
(215) 627-7100
www.pilcop.org
United Cerebral Palsy
of Philadelphia & Vicinity
102 E. Mermaid Lane
(215) 242-4200, TTY: (215) 248-7620
www.ucpphila.org
106
United Spinal Association
5000 Wissahickon Avenue
(215) 381-3037
www.unitedspinal.org
Visions for Equality
718 Arch Street, 6N
(215) 923-3349, TTY: (215) 923-8898
www.visionforequality.org
Resources
Websites
WEBSITES
Housing Websites
CHANCE Center for Housing and New Community Economics — www.alliance.unh.edu
Community Connections Technical Assistance and Information Center — www.comcon.org
Concrete Change — www.concretechange.org
Consumer Information on Reverse Mortgages — www.reverse.org
Fannie Mae — www.fanniemae.com
Habitat for Humanity — www.habitat.org
HomeAid — www.homeaid.org
National Association of Housing and Redevelopment Officials — www.nahro.org
National Home of Your Own Alliance — http://alliance.unh.edu/nhoyo.html
National Low Income Housing Coalition — www.nlihc.org
Pennsylvania Housing Choices — www.pahousingchoices.org
Philadelphia Housing and Disability Issues — www.newsontap.org
Philadelphia Office of Housing and Community Development — www.phila.gov/ohcd
Self-Determination Housing Project of Pennsylvania — www.sdhp.org
The Homeless Advocacy Project — www.homelessadvocacyproject.org
Visitability in Pennsylvania Basics — www.visitabilitypa.com
Government Websites
Federal
Americans with Disabilities Act Home Page — www.ada.gov
Federal Register — www.gpoaccess.gov/fr/index.html
House of Representatives — www.house.gov
Library of Congress — www.loc.gov/index.html
National Governor’s Association Center for Better Practices — www.nga.org
Neighborhood Networks — www.hud.gov/offices/hsg/mfh/nnw/nnwindex.cfm
Non-profit Gateway — www.nonprofit.gov
The Official White House Page — www.whitehouse.gov
Senate — www.senate.gov
U.S. Department of Housing and Urban Development — www.hud.gov
U.S. Department of Labor — www.dol.gov
U.S. State and Local Government Gateway — www.statelocal.gov
Veteran Resource Center (HUDVET) — www.hud.gov/offices/cpd/about/hudvet/
107
State
Accessible PA — www.accessiblepa.state.pa.us
Pennsylvania 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.org
Pennsylvania Department of Public Welfare (DPW) — www.dpw.state.pa.us/
Pennsylvania Housing Finance Agency — www.phfa.org
Pennsylvania 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 Websites
The 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
108
Accessible Housing
Generally, 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.
Glossary
Glossary
Adaptable Housing
Adaptable 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 Housing
Generally defined as housing where the occupant is paying no more than 30% of gross income
for gross housing costs, including utility costs.
Agreement of Sale
A 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 Technology
Devices that can help people with disabilities communicate, learn, travel, do household chores,
care more easily for themselves and have fun.
Bonds
Bonds 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 Agent
A 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.
Closing
A 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.
109
Consolidated Plan
A 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 Burden
The 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.)
Debt
An obligation to pay back a loan.
Deed Restriction
Covenants included in a deed that in some way limit the owner’s absolute right to use or sell the property.
Developmental Disability
A 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 Household
A 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 Payment
A 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 Agent
A real estate broker who represents both the Buyer and the Seller in a real estate transaction.
Escrow Funds
Funds, securities or other property held by an impartial trusted third party until all the conditions of a contract
are met.
Equity
The 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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Glossary
Fair Housing
The 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 Rent
An 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 Study
A detailed investigation and analysis conducted to determine the financial, economic, technical or
other advisability of a proposed project.
HOME
The 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 Inspector
A 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 Modification
This includes physical changes or alteration to a residence to accommodate the needs of a person
with disabilities.
Home Owners Insurance
An 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.
HUD
The 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 Limits
Family 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:
111
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.
Lease
A lease is a contract for renting of land or property for a specified monetary amount.
Leverage
The 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.
Lien
A 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 Fund
A 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 Programs
A 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 Housing
Housing 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 Rehabilitation
Building 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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Glossary
Mortgage
A commitment of property by a property owner in exchange for a loan of money usually used to
purchase or refinance the property.
Mortgage Approval
A 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 Broker
A mortgage broker helps a buyer, for a fee, to get mortgage money from a mortgage company.
Mortgage Company
A 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 Officer
A representative of a mortgage company who “sells” mortgages and takes mortgage applications.
Mortgage Pre-Approval
A 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 Processor
An employee of a mortgage company who assists the mortgage officer by gathering all of the
documents needed to close a loan.
Olmstead Act
A 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 Expenses
The ordinary expenses of operating and maintaining an income property, including taxes, insurance,
repairs, utilities, etc.
Pre-Development Financing
Funding 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.
Principal
The amount of debt, exclusive of accrued interest, remaining on a loan.
Project-Based Rental Assistance
Rental assistance provided for a project, not for a specific tenant. Tenants living in units with projectbased rental assistance give up the right to that assistance upon moving from the project.
Public Housing
Housing 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.
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Real Estate Agent
A 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 Broker
A 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.
Realtor
A real estate agent or broker who is a member of the National Association of Realtors.
Reasonable Accommodation
A 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 Modification
A 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 811
A 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 Deposit
A 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-determination
Self-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 Agent
A real estate broker who represents the Seller in a real estate transaction.
Settlement
A 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 Control
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Evidence 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.
Glossary
SRO (Single Room Occupancy)
A building in which tenants occupy single private spaces yet generally share cooking facilities and/or
bathrooms.
Substantial Rehabilitation
The 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 Housing
Housing 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.
Survey
A legal record of the exact boundaries and location of a property that is included with the title.
Sweat Equity
Equity created through the performance of service or labor on a property by its intended owner.
Tenant-Based Rental Assistance
Rental 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.
Term
The length of time agreed upon by a lender and borrower for the repayment of a loan.
Title
Legal proof of a person’s possession of property, usually in the form of a deed.
Title Insurance
An insurance policy that protects the owner of a property from any claims against the property by
prior owners or interest holders.
Underwriter
An independent person used by a mortgage company to review and approve a loan.
Underwriting
Process used to analyze the credit worthiness of a loan application and to determine the terms and
conditions of a loan.
Universal Design
Universal 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.
Visitable
A 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.
Zoning
Prescription 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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116
A
G
Accessibility Compliance Office (ACO). . . . . 86
Glossary . . . . . . . . . . . . . . . . . . . . . . . . . . . 109
Adaptive Modification Program . . . . . . . . . . .66
AIDS Law Project . . . . . . . . . . . . . . . . . . . . . 83
H
American Dream Downpayment
Initiative . . . . . . . . . . . . . . . . . . . . . . . . . . .58
HCV Mainstream Program . . . . . . . . . . . . . . 20
Americans with Disabilities Act . . . . . . . . . . .95
Home Improvement Loan Program
(Title I) . . . . . . . . . . . . . . . . . . . . . . . . . . . .71
Architectural Barriers Acts . . . . . . . . . . . . . . 95
Home Loan Programs. . . . . . . . . . . . . . . . . . 55
B
Basic Systems Repair Program . . . . . . . . . . 70
Beehive. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 74
C
Center for Disability Law & Policy . . . . . . . . .82
City Agencies . . . . . . . . . . . . . . . . . . . . . . . . 86
Closing Cost Assistance . . . . . . . . . . . . . . . .56
Community Development
Corporations (CDCs) . . . . . . . . . . . . . . . . 85
Community Homechoice Loan. . . . . . . . . . . .57
Community Legal Services . . . . . . . . . . . . . .82
Connect 2-1-1 Program . . . . . . . . . . . . . . . . 73
D
Disability Rights Network of Pennsylvania
(DRN). . . . . . . . . . . . . . . . . . . . . . . . . . . . .83
Down Payment and Closing Cost
Assistance Loan Program . . . . . . . . . . . . .56
E
Emergency Heater Hotline . . . . . . . . . . . . . . 71
Equal Credit Opportunity Act . . . . . . . . . . . . 96
F
Home Modification Program . . . . . . . . . . . . .56
Homeowners Emergency Mortgage
Assistance Program (HEMAP). . . . . . . . . .77
Homeownership Vouchers. . . . . . . . . . . . . . .51
Index of Resources
Index of Resources
Homescapes, Inc. . . . . . . . . . . . . . . . . . . . . .66
Homestart Program. . . . . . . . . . . . . . . . . . . .59
Housing Choice Vouchers
(Formerly the Section 8 Program). . . . . . .20
Housing Counseling Agencies . . . . . . . . . . . 89
Housing Court — Philadelphia
Municipal Court . . . . . . . . . . . . . . . . . . . . .98
HUD’s 203(k) Loan Program. . . . . . . . . . . . .50
HUD Homes. . . . . . . . . . . . . . . . . . . . . . . . . .51
I
Index of Resources . . . . . . . . . . . . . . . . . . .117
J
JEVS – Supports for Independence . . . . . . .67
L
Legal Services. . . . . . . . . . . . . . . . . . . . . . . .82
Liberty Resources, Inc. . . . . . . . . . . . . . . . . .60
Local Organizations. . . . . . . . . . . . . . . . . . .105
Low-Income Home Energy Assistance
Program (LIHEAP) . . . . . . . . . . . . . . . . . . 74
Fannie Mae Programs . . . . . . . . . . . . . . 52, 57
Fair Housing Act of 1988. . . . . . . . . . . . . . . .96
Fair Housing Laws and Agencies . . . . . . . . .95
FHA Insurance . . . . . . . . . . . . . . . . . . . . . . . 50
First Call for Help . . . . . . . . . . . . . . . . . . . . . 73
117
M
Mayor’s Commission on People with
Disabilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 86
Mental Health Association of
Southeastern Pennsylvania (MHASP). . . . . . . . . . 61
N
Public Housing. . . . . . . . . . . . . . . . . . . . . . . . . 14
Public Interest Law Center of
Philadelphia . . . . . . . . . . . . . . . . . . . . . . . . .83
Purchase Improvement Program . . . . . . . . . . .56
R
Redevelopment Authority (RDA) . . . . . . . . . . .88
National Organizations. . . . . . . . . . . . . . . . . . . . . . .101
Resources . . . . . . . . . . . . . . . . . . . . . . . .81, 101
Neighborhood Energy Centers. . . . . . . . . . . . . . . . . .75
S
O
Office of Housing and Community
Development (OHCD) Programs . . . . . . . . . . .58, 87
P
PECO Customer Assistance Program . . . . . . . . . . . .76
Pennsylvania Assistive Technology
Financing Program. . . . . . . . . . . . . . . . . . . . . . . . .67
Section 8 (See Housing Choice Vouchers) . . .20
Section 504 . . . . . . . . . . . . . . . . . . . . . . . . . . . 97
Self-Determination Housing Project
of Pennsylvania. . . . . . . . . . . . . . . . . . . . . . 60
Senior Housing Assistance Repair
Program (SHARP). . . . . . . . . . . . . . . . . . . . 69
(PHFA) Programs . . . . . . . . . . . . . . . . . . . . . . . . . 55
SeniorLAW Center. . . . . . . . . . . . . . . . . . . . . . 84
Pennsylvania Human Relations
Commission . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .99
State Organizations. . . . . . . . . . . . . . . . . . . . 102
Pennsylvania’s Initiative on Assistive
Technology . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .68
T
Pennvest Individual On-Lot Sewage System
Repair Program. . . . . . . . . . . . . . . . . . . . . . . . . . . 57
Tenant Union Representative
Network (TURN). . . . . . . . . . . . . . . . . . .76, 97
Philadelphia Commission on Human Relations
(PCHR). . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .98
U
Philadelphia Department of Behavioral
Health and Mental Retardation . . . . . . . . . . . . . . .88
Philadelphia Fair Housing Commission . . . . . . . . . . .99
Philadelphia Home Improvement Loan (PHIL). . . . . .68
Settlement Assistance Grant . . . . . . . . . . . . . .58
Subsidized Rental Units . . . . . . . . . . . . . . . . . 21
UCP Community Resource Funds . . . . . . . . . 69
U.S. Department of Housing and
Urban Development
(HUD) Mortgage Programs . . . . . . . . . . . . . 50
Utility Emergency Services Fund . . . . . . . . . . 76
Philadelphia Housing Authority (PHA) . . . . . . . . . . . .87
V
Philadelphia Housing Development
Corporation (PHDC) Programs . . . . . . . . . . . . 59, 87
VA Homes . . . . . . . . . . . . . . . . . . . . . . . . . . . . 54
Philadelphia Legal Assistance. . . . . . . . . . . . . . . . . . 84
Philadelphia Water Department
Assistance Programs . . . . . . . . . . . . . . . . . . . . . . .77
Project Development & Consulting
Associates . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 61
118
Veterans Administration Programs . . . . . . . . . 54
W
Weatherization Program . . . . . . . . . . . . . . . . . 72
Web Sites . . . . . . . . . . . . . . . . . . . . . . . . . . . 107