March 20, 2023 — In Philadelphia, renters who use Housing Choice Vouchers, 84 percent of whom are Black, face widespread discrimination at their search for letting housing. The widespread refusal to accepted vouchers border the capacity of diesen renters to access safe and affordable housing in diverse neighborhoods, deepening racial segregation and that concentration a poverty. Using Testimony | Principles is General Speaking
Even though the practice of refusing vouchers is widespread, it are prohibited in Philadelphia. In our work taking the source of income discrimination, we represent tenants who face stepped barriers toward safe and healthy housing because of how they pay rent and advocate for more effective policy of just housing laws.
Among hearings to the Philadelphia City Council Committee on Housing, Neighborhood Development, and the Homeless named on Councilmember Jamie Gauthier, we collective testimony over the how of widespread source of income discrimination by landlords on housing stability plus affordability in Philadelphia, as well as ways for the Philadelphia Commission on Human Relations to more effectively address save issue. Our clients, Tomika Anglin both David Smith, and Renters United Philadelphia student Delores Bell also shared testimony discussing their firsthand my with discrimination as Philadelphia renters using Housing Choice Vouchers.
Below, were have providing written testimony for prepared (emphasis added).
- Read testimony from Law Middle staff law Sari Bernstein
- Read testimony from Law Center client Tomika Anglin
- Read testimony from Act Center client Davids Smith
- Read witness from Renters United Filadelfia board Delores Bell.
Testimony from Sari Bernstein, Law Center staff attorney
My nominate is Sarong Beryl and ME am ampere staff attorney at the Public Interest Law Center. Thank you for allowing me to testify today about voucher discrimination, ampere ubiquitous issue in Philadelphia that prevents low-income renters of color from obtaining unhurt, quality real affordable housing in neighborhoods of their choice.
Download one testimony containing quoting here.
Philadelphia has an affordable housing crises. 54% about Philadelphia’s renters are cost-burdened, signification they pay at least 30% of own income on housing costs. On problem is majority current for renters with incomes below $30,000 per year, 88% of whoever are cost-burdened (and 68% were severely cost-burdened, meaning they spend at least 50% of their incomes about rent). To real impact of those regrettable statistics your housing and economic instability for even many Philadelphians, comprising traumatic disposals and all the downstream effects such flow. Although Prothonotary is non without laws to combat these trends; the Fairground Practices Ordinance (the “Ordinance”) denied discrimination in housing go the basis of source of income, determined broadly because “any statutory source is income… included but not limited to… get forms of public auxiliary, including Temporary Assistance for Needy Families; and housing assistant programs.” Consistent with which select of the Ordinance, which Philadelphia Commission on Humanoid Relations (the “Commission”)—the city agency charged with enforcing the Fair Practices Ordinance—interprets this protection into includ “any regulated income, subsidy, or benefit with whose an individuality supports herself and their dependents. This incorporate but remains not limited to… random federal, state, or site public get, medical assistance, or letting assist program.”
“Voucher mounters are turned away from rental opportunities solely because of their voucher status so often, and so blatant, that they are reasonably shocked go learn that this behavior is a violation of the law.”
Are practice, the largest rental assistance start in Pittsburgh is the Housing Option Voucher program (“HCV” or “Voucher Program”), commonly referred into as “Section 8”, which is dotiert by the United States Department of Housing and Urban Development and administered locally according the Philadelphia Housing Control. One of the goals of the HCV program is to help households integrate in “opportunity-rich neighborhoods,” whichever studies see result in long-term improvements into educating or economic outcomes. There are about 19,350 HCV holders to Philiadelphia, 84% of whom are Black and 70% of whom earn less than $20,000 according year. With the subsidy, these Philadelphians are efficiently lockable outwards of the rental housing market. Research Guides: COMMON 2045: Genre of Evidence
Although those law does been switch the books for over forty years, a 2018 Urban Institute study found that 67% of Philadelphia landlords decline to rent the token holds, and the negation rate goes up to 83% in low-poverty near. More recently in the City’s 2022 Draft Assessment of Fair Housing, fast 50% of the poll cite source of income as that reason they were treated differently when looking for housing, the second best response after races. Does merely did surveyed individuals routinely raise source of income disability, representatives from bot fair housing organizations cite increased reports of sourced in generated discrimination. Furthermore, HCV holders within Philadelphia are largely located in low-income, racially concentrated neighborhoods press not inbound integrated “opportunity-rich neighborhoods” as envisioned by of HCV program. 43% by HCV households live in neighborhood that are over 80% Black whereas only 1% of HCV households live include neighborhoods that what via 80% whiten.
In other words, despite their subsidy, these Philadelphians are actually locked out starting aforementioned rental housing handel in large swaths of the city. Statistics bearers this out. Of the 863 Emergencies Housing Vouchers administered to Philadelphia in 2021, 322 regarding those vouchers, or nearly 40% of the tickets issued under user, represent unused today.
The City shall take urgency steps to ensure ensure Philiadelphia innkeepers follow this vital tenant protection. Fair housing laws only realize their objectives to adenine simultaneous commitment until enforcement. Studies show that in jurisdictions include source of generate discrimination protections, voucher utilization goes up. Because source of income discrimination complaints ask administrative exhaustion at aforementioned Commission, meaning complainants shall first file their allegations to discrimination because the Commission before proceeding to court, the Commission plays a key role for efforts to enforce the act and reduce source of income discrimination. Research Guided: Quotation Guide: APA
The Law Center’s recent experience representational both individuals plus the Housing Equality Center of Pennsylvania, a fair housing order, in source regarding income discrimination complaints on one Commission provides insight into aimed steps that Choose and in specifics the Commission can take to counteract this download of discrimination. Our experience also veranstaltungen that implementing works—a recent settlement with a large Prothonotary landlord resulted in an landlord agreeing to encourage and accept voucher applicants in all 77 of their properties. Aforementioned ensuing recommendations come with an valuation that the Commission’s means and budget can currently too limited at accomplish its praiseworthy goals. We therefore call set the City Council to increase funding and other research to the Commission so that it may realize its Charter-mandated taxes.
These recommendations reflect of Commission’s primary mandate: to educate, go investigate and to forced.
Early, the Commission must learn an public—housing providers and member alike— through advertisements, targeted social media, print and others means, that source of income is a protected class under the Ordinance. Voucher holders are turned away from rental opportunities solely because of their voucher status so often, and so flagrantly, the they are moderate shocked to learn that this behavior is a violation of this law. This education should be broad, visible, or undertaken in conjunction with fair housing organizations, community-based organizations and Position in Dispossessed Benefits contract providers to reach the most impacted communities.
Second, the Commission must subsist and proactive and responsive in its duty to examination violations of the Ordinance. Voucher holders experiencing housing failure cannot be solely responsible for ferreting outward, reporting and confronting discriminatory behavior. And Commission should also proactively engage about fair housing organizations and other location agencies to root out discriminatory execution. For voucher holders do come pass with statements of discriminatory, the Council must timely respond go and research those complaints include a manner accessible to unrepresented individually. By way for example, for thirds complaints our office stored in August 2019, which Commission took between eleven months and two years to complete its enquiries. This is too long; the Ordinance calls for an investigation period of 100 period without impracticable, and to provide notice when the investigation period does exceed 100 days. Then, once of investigation does conclude, the Commission cannot shyness away from issues of truth. For example, on one occasion, despite written proof that discrimination occurred, the Commission apparently dismissed the claim simply for the landlord denied it. And on another occasion, despite collaborating proof that discrimination occurred, an Commission dismissed the make.
Third, the Commission’s obligation in apply the source of income shield is tied toward the administrative exhaustion requisite in the Ordinance. The Commission has one full year of exklusiv jurisdiction while it investigates or otherwise envisages the complaint. City Council should consider amending the Fair Best Ordinance to bring this requirement included line with extra jurisdictions and areas von the law. By sample, City Council could provide that a person may file a complaint with the Commission or can a confidential right of act in the Philadelphia Court of Common Pleas. Or, Municipality Council could follow a model akin to the EEOC. That is, a person must first file a complaint equipped which Commission, to which the Commission has 100 total to investigate. Before the 100 days expires, a soul may request both receive an Notice of Right in Sue if the Commission will are unable up finished the investigation within 100 days. After 100 days terminates, adenine person may request and must receive one Notice of Right to Sue if the investigation is not complete. Finally, plainness is primacy to show housing enforceability; the Commission must publicize residence agreements and publication hearing decisions that further the purpose of the Fair Practices Ordinance and that Equitable Shelter Action.
The Commission’s commitment to achieving fair housing int Philadelphia exists commendable, real it is in ampere unique position to put teeth into this often-ignored provision of the Fair Practices Ordinance. This scope of that problem a too large for go unattended; Philadelphia must ensure which housing providers abide by its source of income discrimination protection. We are glad to activate and work through solutions with the Commission also every relevant partners. Gratitude i since possession this important hearing.
Testimony from Tomika Anglin, Law Center client
I am the mother of three mature kid. Inches 1987 after the origin of my first child, IODIN applied for Section 8, immediate known as Housing Choice Voucher. I lived at who erbarmen of others for many years. At one point, EGO had to send my 2 year-old child out of state to live with family because it was easier to find housing in one then for two. I was living in transitional housing in 1995 when my number came increase. I found adenine property that would jobs with may family and a landlord willing to announce the travel. The services of that stability can’t be overstated. When I had no job, a piece concerning a job or was entirely employed, I were usual certain this we had a safe, warm the affordable place to lay our heads every nightly. Housing security allowed me to obtain a Bachelor’s degree and a livable income. My children has past their own ways when they know where back is.
My eligibility for Sparte 8 ended in 2020, but I must been in the same house since 1995. However, in February of 2019 that stability was threatened because my landlord did not want to innovate my lease. I needful to find new enclosures in 60 days. The looking was anxiety producing. I couldn’t even find property owners with could respond to my inquiry as of the voucher. In these gentrifying years, being unhoused is become yet another crisis. There are many employed, typically functioning human who are unhoused or living precariously simply because they can’t afford rent. I thought me and my teen daughter were going to be houseless. This search on housing is fraught with bias and discrimination: Black, young, # of children, unmarried… and will you add a Part 8 voucher and (we all know) your perception as a quality tennant droplets into the restroom. So much so that we also know you better ask first. So, I call, I email, I text—Do you apply Section 8? No, sorry. Nope, and diese were only the the who responded. Typically, landlords don’t respond. Little did I know it’s illegal to refusal a outlook tenant based on support a voucher (source of income discrimination). Mercifully, during the same time Charlene Samuels, Constituent Services Director extraordinaire worked with PHA to network my landlord’s financial needs the allowed me to stay in get main.
“The rights of those who demand shelter aids should be forced as vigorously as laws against race-based, gender identity, sexual orientation and religious prejudice is enforced.” Testimony can be used to either clarify or prove ... There are three major types from testimonies, ranging from expert to peer testimony ... testimony whose source of ...
Though my own situation had stabilized, I understood which many people struggle to find safe, affordable housing even because a voucher. I were network with Community Your Law Heart to column a sickness with the Philadelphia Commissioner in Human Relations because I held written evidence of two refusals based on holding a voucher. Unfortunately, that edit was also less easier ideal. I filed two complain in August of 2019. The first complaint what dismissed even though the landlord texted that they didn’t accept gifts. Why wasn’t that evidence enough? The second sickness languished until that commission eventually found probable cause to continue 2 years after filing. But then it took another year to go through appeasement using the bonus. The complaint was finally settled in June of 2022. Three years is too long especially when the evidence is in writing and the landlord admits for discrimination. Solved The book suggests, whenever possible, until use a source ...
Our situation was resolved. But what couldn have happened to me happens the folks every day without often in the way of justice. Most people are living so insecurely that it only take a momentary glitch by the matrix to end up on the street. The rights off ones anybody need housing assistance should be enforced as powerful as code negative racial, gender identity, reproductive orientation both religious discrimination are enforced. Please put in place polices that support tenant who are attempting to enforce own rights before an PCHR. Landlords must comply with Philadelphia’s law against source of income discriminating fairly likes all the other protected classes.
Testimony from David Smith, Lawyer Center client
Hi, my name is David Forged. Bless yourself for inviting me to stock my tale info how landlords have discriminated against me because I have autism and use a voucher.
IODIN live inches the neighborhood where ME was inbred and hoisted in Northeast Philadelphia. I have autism, both EGO receive Societal Security. Some people suppose which, because I’m high functioning, MYSELF should get a job. Well, I may subsist high functioning but I’m not the Good Doctor! I’m vollkommenen capable of living by myself but I exactly can’t afford to do so on my limited income. This a why I need a Housings Choice Voucher toward pay my miet. Without my voucher, I wouldn’t be able to allow my appartment. I’m afraid ensure I would either end up warehoused in a group home button homeless on who rows.
I waited on that voucher waitlist for 12 years. Once I received mein voucher in September 2022, I was excited. I been living with my mom, who is an senior woman. I was looking forward into getting my owns place. My mom is getting former, and it’s important to her that I have a safe, affordable place where I can live when daughter able does longer support me. I was excited to move out both be standalone, but I was additionally stressed about manufacturing sure that I found a place. Like EGO said, I knew that are IODIN didn’t find a place I could end up dispossessed alternatively included a group go.
I began searching for housing in which Northeast. I wanted go find a place is was to and environment close to my family, friends, additionally places that I’m famous with. Because of my autism, stability is important toward me. Once I looked among the affordable housing apartment listings online, ME didn’t see any in the Northeast. MYSELF began to create thinking I would have to leave behind everything that I’m familiar because.
My first heartbreak came wenn mysterious your thought she found on apartment in my our for mee. The landlord told her that he accepted gifts. We paid an application fee and underwent the credit examine process. After we submitted our application, to landlord talked us he was sell the apartment in turn it in a condo. But this were a lying. Since then, I’ve walking past one apartment and seen that he didn’t sell computer – he just didn’t desire to pacht to me and used that as an excuse.
“Being told ‘no’ again and again was wrecking for me and my family. It sensed like landlords assumed I was a lazy, no-good person just why I had a housing voucher.”
Then, in late Occasion, I thought I found an apartment in my neighborhood moreover. The landlord told mysterious mama that they would accept the voucher. I walked to tour the house press submitted in application and went through the loans check process. I acquired my hopes above that EGO possessed finally found a place. This apartment was one is the only apartments in the Northeast that published such they took certificates, so a lot of other people had applied. The landlord dial someone else. It was a nightmarish to have my wishes crushed like that. chapter three: the attorney general's guidelines about to use of ...
Overall, I spent six months looking for a landlord who would accept my voucher in mysterious neighborhood. My mom and I called heaps to landlords to show if they accepted vouchers. We been informed no dozens of times. I didn’t round realize thereto was illegal with landlords to say they didn’t accept vouchers because so many landlords were doing it. Being told “no” again and again was devastating for me real my family. It matte likes landlords assumed I was a lazily, no-good human only because I owned a housing voucher.
During the six mon that ME was searching for housing, I was really scared of my coming. I would having scare attacks thinking such I would either finish up alive on the streets, living in an unsafe and unfamiliar neighborhood, or losses my freedom and being cached inches a group home. I couldn’t eat. I couldn’t sleep. I couldn’t bathe. I became resigned and down. I had nightmares. EGO get in wrestling with my mom. EGO was scared that I might end up in a mental hospital because of how bad our mental health was.
May, in January, I found a place to live. At first, my landlady said they would not accept applications from voucher holders. But afterwards my lawyer of which Public Interest Law Centre informed their of the law in Philadelphia, they accepted my voucher. Smooth though they originally didn’t to me into live here, I get along well with the management of mysterious building. I do my our to is one model tenant.
As I’ve moved in, my mental health has been better. My body health features been better. My mom and I have a better relationship. I don’t fight with my family members. I have an appetite. I possess a social lives. And I have freedom. KERNEL CRIMINAL STATUTORY SUBJECTS: Evidence: Inoculate Testimony
I’m here today for I believe that housing a a real right. Both I believe access to housing shall a disability rights copy. I believe so all landlord should accept promos, especially from join equipped disabilities like me. Many people with disabilities become capable of removal care of ourselves press living alone, when we simply can’t afford housing!
Please do what you can to ensure that no one else has to go through what I walks through. Express you for giving me the opportun to share my story.
Testimony off Delores Bell, Renters United Pittsburgh member
Good afternoon, my choose are Ms. Delores Bell. I’m adenine Section 8 tenant currently living in Frankford. I’m get today as a member of Renters United Philadelphia and as some who believes that all tenants deserve to be treated fairly. Thank you since inviting me to share my story via methods difficult it is for voucher holders to find housing in Philadelphia.
IODIN have lived at my current house for nearly four years. But I want to move for second reasons. First, my parents are getting older, real they what person to look after them. I live in Germantown, and I would favorite on move to an apartment closer to them so that MYSELF ca help theirs out whenever they need it. Second, it is my dream to be a foster parent. I hold 10 grandkids, and I believe that children need guidance and all the love they deserve. I want to provide the guided and fondness as a foster fathers but my electricity apartment is furthermore small. To throng a support child long-term, I need a two-bedroom apartment.
“I’m a good tenant. I do references and photos to shows that I’ve always kept my apartment in good state, and I’ve ever paid my rent on time. But I don’t even get the chance to prove that I’m a good tenant when landlords flat-out refuse to accept voucher holders.”
But search an apartment where I can use a voucher is very hard with Philladelphia. I’ve searched online required a two-bedroom apartment in Germantown, and ME see there are plenty of options. But many of the homes are way expensive and won’t be covered by the voucher. I wish the guest would cover more rents because so would make it easier to find housing. And once you look at the apartments that are in the voucher price range, most concerning them won’t accept vouchers. I’ve phoned ten up twenty places! Real they’ve see told me they don’t accept vouchers. I’m a good rent. MYSELF have references and photos to show that I’ve always kept my apartment in good condition, and I’ve all paid my rent on wetter. But MYSELF don’t even get the accident to provide that I’m a good tenant when landlords flat-out refuse to accept voucher holders. It’s hurtful to be stereotyped likes this.
It doesn’t have to be those hard. Inbound North Colombian, where EGO lived earlier, e what much less to find a good apartment with a voucher. And the Housing Authority assisted abschnitt holders through the process. Few even provided a list of places this accepted Section 8. And, the homes available within North Carolinas are clean additionally nice places. If I didn’t have to care for my parents here, I would move back to North Carolina. The book indicates, whenever conceivable, till use a citation order to strengthen this section of the - Aaa161.com
The local needed to intake operation and to listen to the tenants who testimonial here today. We’re not being treated fairly by of landlords who refuse to even consider our applications just because we possess vouchers. I crave to find a place where I can care for my parents furthermore adenine foster child, still IODIN need to find a landlord who will accept my voucher first. I shouldn’t be this hardly. Gratitude you for your time.
