still in search of decent housing

8/7/2019 Still in Search of Decent Housing

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DA Report by the Equal Rights Center

2011

Still in Search of Decent HousingA Five Year Reflection on Discrimination Against Housing Choice

Voucher Holders in the District of Columbia


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Still in Search of Decent Housing

A Five Year Reflection on Discrimination Against HousingChoice Voucher Holders in the District of Columbia

This report, issued on the h anniversary of the ERCs report highlighng the

plight of Housing Choice Voucher holders in the District, is dedicated to all those

commied to equal housing opportunity in our naons capital.

The Equal Rights Center

11 Dupont Circle, N.W.

Suite 450

Washington, D.C. 20036

www.equalrightscenter.org

April 2011

Equal Rights Center - 2011 All Rights Reserved
http://www.equalrightscenter.org/http://www.equalrightscenter.org/http://www.equalrightscenter.org/


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Table of Contents

About the Author 2Execuve Summary 3The Washington D.C. Housing Market 5The Housing Choice Voucher Program 7Protecons Against Source of Income 10

Discriminaon in Washington D.C.Project Overview 11Project Methodology 13Test Results 14Conclusion 16


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About the AuthorThe Equal Rights Center

Originally formed in 1983, the Equal Rights Center (the

ERC) is a naonal non-prot civil rights organizaon dedicated to

promong equal opportunity in housing, employment, public ac-

commodaons and government services. With more than 2,200 members in 42 states and the District

of Columbia, the ERC uses a comprehensive approach to advance civil rights, including counseling, edu-

caon and outreach, research and invesgaon, advocacy and enforcement. Working in the District

and across the United States for nearly 30 years, the ERC has developed an experse in civil rights

tesng that has been recognized by federal and state governments, civil rights organizaons, and the

courts.

www.equalrightscenter.org2


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Execuve SummaryIn addion to federal civil rights protecons, residents of the District of Columbia benet from

the D.C. Human Rights Act (the DCHRA), one of the most expansive human rights acts in the country.

Building upon the seven federally protected classes (race, color, religion, naonal origin, gender, famili-

al status and disability), the DCHRA

oers protecons to twelve addion-

al groups including source of in-

come. Under the DCHRA, the Dis-

tricts landlords and property manag-

ers are prohibited from discrimi-

nang against an individual because

he or she wants to pay rent with vari-

ous types of funds, including govern-

ment subsidies such as Housing Choice (formerly Secon 8) Vouchers (HCV).

Currently assisng more than two million American families, the Housing Choice Voucher Pro-

gram (HCVP) is the largest federal housing subsidy program. The HCVP allows qualifying families to

obtain market-rate housing in locaons of their choice. Because HCVs are portable, they promote

diversity with respect to race, ethnicity, and socioeconomic status, and allow families to move into

neighborhoods close to jobs, beer schools, and necessary services.

More than ve years ago, the ERC began conducng a groundbreaking tesng invesgaon

consisng of more than 100 tests of 75 housing providers to determine compliance with the source of

income protecons of the DCHRA, and in 2005 published, In Search of Decent Housing in the D.C. Met-

ropolitan Area: The Aordable Housing Crisis for Secon 8 Voucher Holders. This report documented a

staggering 61% rate of discriminaon against voucher holdersincluding a 26% rate of outright re-

fusals of their vouchers and a 35% rate of encountering limitaons that would bar most voucher


3


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holders from renng available units.1 In the following ve years, through a program of educaon, out-

reach and enforcement, the ERC reached more than 20 agreements with D.C. landlords and property

managers to open more than 15,000 apartments to HCV holders.

In 2010, the ERC undertook a second tesng invesgaon of District housing providers to de-

termine if compliance with source of income protecons had improved. The ERC conducted 91 tests

consisng of 42 management companies and 38 landlords in all four quadrants of the District. Alt-

hough compliance with DCHRA source of income protecons has improved dramacally, the recent

tesng found that 45% of people seeking to rent housing with an HCV connue to face discrimina-

onwith 15% being met by outright refusals to accept vouchers, and another 30% faced with some

kind of discriminatory barrier to the use of their vouchers.

This revising of source of income discriminaon in the naons capital demonstrates that the

plight of HCV holders has, in fact, improved over the last ve years. However, much remains to be

done. When nearly every other aempt to use a voucher (45%) is met with some type of discriminato-

ry barrier, our fair housing agenciesboth governmental and privateare not protecng this vulnera-

ble populaon. We must do more.

www.equalrightscenter.org 4

1This report is available at hp://www.equalrightscenter.org/site/DocServer/Report.pdf?docID=154
http://www.equalrightscenter.org/site/DocServer/Report.pdf?docID=154http://www.equalrightscenter.org/site/DocServer/Report.pdf?docID=154http://www.equalrightscenter.org/site/DocServer/Report.pdf?docID=154


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The Washington D.C. Housing Market

Between 2000 and 2010, the populaon of the

District of Columbia grew by 5.2 percent to 601,723

people.2

This rapid populaon increase, combined

with the real estate housing crisis, a ght economy,

and a generally high cost of living in the District, has

created a crisis of insucient aordable housing.

Aordable housing is most oen dened as housing

that does not exceed more than 30 percent of total

household income. In the District, it is reported that

approximately 40 percent of D.C. households spend

more than 30 percent of their income on housing

costs, and approximately 20 percent of D.C. house-

holds experience severe housing aordability prob-

lemsspending half or more of their income on housing.3

The average sales price of a single family home in the Washington, D.C. metropolitan area as of

December, 2010 was $329,500.4

Due to these high costs, the only alternave for most low -income

families is rental housing. The supply of aordable rental housing in the District, however, is also lim-

ited. Since 2000, Washington, D.C. has experienced the 5th highest growth in rent, outpacing cies

such as Los Angeles and New York,5

resulng in raising the average fair market rent for a one bedroom

2See U.S. Census Bureau, 2010 Data: Populaon growth. Available at hp://2010.census.gov/2010census/

data/3

D.C. Fiscal Policy Instute, Nowhere to Go: As D.C. Housing Costs Rise, Residents Are Le with Fewer Aordable

Housing Opons, (February 2010). Available at: hp://D.C.fpi.org/nowhere-to-go-as-D.C.-housing-costs-rise-

residents-are-le-with-fewer-aordable-housing-opons4

See Naonal Associaon of Realtors, Exisng Home Sales for December 2010. Available at hp://

www.realtor.org/research/research/ehsdata5

D.C. Fiscal Policy Instute, Nowhere to Go: As D.C. Housing Costs Rise, Residents Are Le with Fewer Aordable

Housing Opons, (February 2010). Available at: hp://D.C.fpi.org/nowhere-to-go-as-D.C.-housing-costs-rise-

residents-are-le-with-fewer-aordable-housing-opons


5
http://2010.census.gov/2010census/data/http://2010.census.gov/2010census/data/http://2010.census.gov/2010census/data/http://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://www.realtor.org/research/research/ehsdatahttp://www.realtor.org/research/research/ehsdatahttp://www.realtor.org/research/research/ehsdatahttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-d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apartment to $1,318.6

This increase in rent is compounded by a shrinking stock of rental housing in the

District. Since 2000, the general rental market has shrunk by 19 percent , and more acutely, there has

been a drop of almost 30 percent in the low-cost rental market.7

In addion to these rising costs, poverty connues to rise. The D.C. Fiscal Policy Instute con-

cluded that, in 2010, the District experienced its largest single-year increase in poverty since 1995, es-

mang that the District has 106,500 residents one sixth of the citys residentsliving at or below the

poverty line ($21,800 for a family of four in 2009).8 This is 11,000 more individuals living in poverty

than in the prior year alone, an increase of almost 12 percent.

Nowhere is this intersecon of poverty and the high cost of decent housing more crical and

more painful than among HCV holders. By way of comparison, the median income for a family of four

in the District was reported in 2008 to be more than $94,000,9

yet, according to the D.C. Housing Au-

thority in 2008, nearly all the applicants for housing assistance, including the Housing Choice Voucher

Program, had incomes of less than $30,000 for a family of four.10


6

See Naonal Low Income Housing Coalion, Out of Reach 2010. Available at hp://www.nlihc.org/oor/oor2010/7See D.C. Fiscal Policy Instute, Nowhere to Go: As D.C. Housing Costs Rise, Residents Are Le with Fewer

Aordable Housing Opons, (February 2010). Available at hp://D.C.fpi.org/nowhere-to-go-as-D.C.-housing-

costs-rise-residents-are-le-with-fewer-aordable-housing-opons8

Id.9See Yolanda, Woodlee, Washington Post, Agency is Updang Housing Aid Wait List. Available at hp://

www.washingtonpost.com/wp-dyn/content/arcle/2008/01/15/AR2008011503507_pf.html 10

Id.
http://www.nlihc.org/oor/oor2010/http://www.nlihc.org/oor/oor2010/http://www.nlihc.org/oor/oor2010/http://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://www.washingtonpost.com/wp-dyn/content/article/2008/01/15/AR2008011503507_pf.htmlhttp://www.washingtonpost.com/wp-dyn/content/article/2008/01/15/AR2008011503507_pf.htmlhttp://www.washingtonpost.com/wp-dyn/content/article/2008/01/15/AR2008011503507_pf.htmlhttp://www.washingtonpost.com/wp-dyn/content/article/2008/01/15/AR2008011503507_pf.htmlhttp://www.washingtonpost.com/wp-dyn/content/article/2008/01/15/AR2008011503507_pf.htmlhttp://www.washingtonpost.com/wp-dyn/content/article/2008/01/15/AR2008011503507_pf.htmlhttp://www.washingtonpost.com/wp-dyn/content/article/2008/01/15/AR2008011503507_pf.htmlhttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://dcfpi.org/nowhere-to-go-as-dc-housing-costs-rise-residents-are-left-with-fewer-affordable-housing-optionshttp://www.nlihc.org/oor/oor2010/http://www.nlihc.org/oor/oor2010/


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The Housing Choice Voucher Program

One valuable tool used to ameliorate the

crical shortage of aordable housing is the Hous-

ing Choice Voucher Program (HCVP).11

Iniated in

1974, the HCVP is a federal program for assisng

very low-income families, the elderly, and people

with disabilies to aord decent, safe, and sani-

tary housing in the private market.12

The HCVP is

administered by the U.S. Department of Housing

and Urban Development (HUD), and is the largest

federal housing subsidy program, assisng more

than 2 million American families each year.13

With-

out these vouchers, many families and individuals

would be forced to live in unsafe housing or pay

more than half of their income for rent.14

Because HCVs are portable, i.e., they are

not ed to designated housing properes or units,

the HCVP helps families move from substandard

housing and promotes diversity with respect to

race, ethnicity, and socioeconomic status by perming families to gain access to a wider range of


7

I have had potential land-lords scare my children half

to death looking them over

as if they were crimi-

nals. Wanting to raise your

children in a decent

neighborhood with good

schools should not

be belittling and painful for

them or me. -

-ERC member and voucher holder

11The regulaons that govern this program may be found at 24 CFR Part 982.

12See U.S. Department of Housing and Urban Development, Housing Choice Voucher Fact Sheet. Available at

hp://www.hud.gov/oces/pih/programs/hcv/about/fact_sheet.cfm13

U.S. Department of Housing and Urban Developments Resident Characteriscs Report, at hps://pic.hud.gov,

accessed September 29, 2008, shows 2,208,802 voucher units under contract between HUD and program admin-

istrators.14

U.S. Department of Housing and Urban Development, Oce of Policy Development and Research, Aordable

Housing Needs 2005: Report to Congress, (2007).
http://www.hud.gov/offices/pih/programs/hcv/about/fact_sheet.cfmhttp://www.hud.gov/offices/pih/programs/hcv/about/fact_sheet.cfmhttps://pic.hud.gov/https://pic.hud.gov/https://pic.hud.gov/http://www.hud.gov/offices/pih/programs/hcv/about/fact_sheet.cfm


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neighborhoods than they could

have reached without the vouch-

er.15

Under the HCVP, low-

income households receive a

voucher through their local public

housing agency. A voucher repre-

sents a direct payment from the

housing authority to the landlord

for all or a poron of monthly rent.

HCVs may be used to rent any

apartment, single-family home, or

townhouse provided: (1) the physi-

cal condion of the housing meets

federally-established quality stand-

ards, and (2) the total monthly rent

is no more than the rental payment

standard established for that area by the local housing authority. HCV holders are required to contrib-

ute 30 percent of their own monthly income toward rent, with the remainder of the monthly rent paid

by the local public housing agency directly to the landlord. Local public housing agencies may also pro-

vide parcipang families with addional nancial assistance to help cover monthly ulity expenses.

In 2010, the maximum HCVP payment standards in the District reected the rapidly rising cost

of housing in the naons capital. Although factors such as family size and disability aect the size of

15Martha M. Galvez, What Do We Know About Housing Choice Voucher Program Locaon Outcomes? (August

2010). Available at hp://www.urban.org/UploadedPDF/412218-housing-choice-voucher.pdf

See also: Ausn Turner, Margery. Popkin, Susan J. Rawlings, Lynee, Public Housing and the Legacy of Segrega-

on at p. 79, ch. 3 Moving to Neighborhoods of Opportunity: Overcoming Segregaon and Discriminaon in

Todays Housing Markets.

http://www.urban.org/UploadedPDF/412218-housing-choice-voucher.pdfhttp://www.urban.org/UploadedPDF/412218-housing-choice-voucher.pdfhttp://www.urban.org/UploadedPDF/412218-housing-choice-voucher.pdfhttp://www.urban.org/UploadedPDF/412218-housing-choice-voucher.pdfhttp://www.urban.org/UploadedPDF/412218-housing-choice-voucher.pdfhttp://www.urban.org/UploadedPDF/412218-housing-choice-voucher.pdfhttp://www.urban.org/UploadedPDF/412218-housing-choice-voucher.pdfhttp://www.urban.org/UploadedPDF/412218-housing-choice-voucher.pdfhttp://www.urban.org/UploadedPDF/412218-housing-choice-voucher.pdf


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units for which a voucher holder is eligible, Chart 1 summarizes the increase in maximum rent qualify-

ing for the HCVP in the District in 2010 as compared to 2005:

Though HCV holders are not restricted to where they may seek aordable housing within their

jurisdicon, the HCV will expire if not used within a limited period of me.16

If unable to use an HCV

within the alloed me, the voucher expires and the family goes to the end of the waing list to obtain

a new voucher.17

In 2011, informaon provided by the D.C. Housing Authority conrmed that, in the

District, there were 10,596 families being served by the HCVP and 34,717 on the waitlist.18

16Voucher holders in the District have up to 180 days to use vouchers (an inial 60 day period and up to 120 days

in extensions). Data provided by: D.C. Housing Authoritys Dena Michaelson, Director Public Aairs and Commu-

nicaons, April 2011.17

Baran, Madeleine, The New Standard, Economic Hardship Causing Drasc Increase in U.S. Homeless-

ness. (September 12, 2004). Available at hp://newstandardnews.net/content/index.cfm/items/97818

While the D.C. Housing Authority advises that it does not keep informaon on the average length of me an

individual remains on its waitlist before obtaining a voucher, it has been reported that tenants in our naons

capital can wait an average more than six years to receive a voucher. Data Provided by: D.C. Housing Authoritys

Dena Michaelson, Director Public Aairs and Communicaons.


9

Unit Size 2005 Payment Standard 2010 Payment Standard

Eciency Up to $915 Up to $1272

1 bedroom Up to $1045 Up to $1450



Chart 1
http://newstandardnews.net/content/index.cfm/items/978http://newstandardnews.net/content/index.cfm/items/978http://newstandardnews.net/content/index.cfm/items/978


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Protecons Against Source of Income Discriminaon

in Washington D.C.Discriminaon against HCV holders can have a profoundly adverse eect on the housing choices

that are available to home-seekers, and can perpetuate paerns of racial, ethnic, and economic segre-

gaon.19

Far too oen, a housing voucher is all that stands between a family and homelessness. While

not protected at the federal level, discriminaon against a person parcipang in the HCVP is outlawed

by civil and human rights laws in more than 13 states and in 30 local jurisdicons, including the District

of Columbia and several jurisdicons in Maryland.20

In the District, housing discriminaon based on a

persons source of income, including HCVs, has been prohibited under the D.C. Human Rights Act, D.C.

Code 2-1401.02 (29), since 1977.21

Despite these protecons, some landlords and property managers connue to refuse to rent to

HCV holders, because of a lack of awareness of their responsibilies under the law, stereotypes about

the households who parcipate in public assistance programs, or as a proxy for discriminaon based on

other protected demographics such as race or familial status.22

According to HUD, naonally, 62% of

voucher holders are designated as racial minories (42% of voucher holders idened as Black, non -

Hispanic), and 48% of voucher holder households are female-headed with children.23

In D.C., these de-

mographics are even more pronounced with 77.9% of voucher holders designated as racial minories.24

19See Poverty & Race Research Acon Council, Keeping the Promise: Preserving and Enhancing Housing Mobilityin the Secon 8 Housing Choice Voucher Program. Available at hp://www.prrac.org/pdf/AppendixB-

Feb2010.pdf20

Center for Policy Alternaves, Source of Income Discriminaon. Available at hp://www.cfpa.org/issues/

issue.cfm/issue/SourceofIncomeDiscriminaon.xml.21

Even in jurisdicons without source of income protecons, landlords parcipang in the federal Low-Income

Housing Tax Credit Program, which provides tax incenves to investors who develop low-income housing, are

prohibited from discriminang against potenal tenants because they have HCVs. See, e.g., 26 CFR 1.42-522

Thabault, Isabelle M. and Plas-Mills, Eliza T., Poverty & Race Research Acon Council, Discriminaon Against

Parcipants in the Housing Choice Voucher Program: An Enforcement Strategy. Available at hp://

www.prrac.org/full_text.php?text_id=1071&item_id=9757&newsleer_id=85&header=Economic+%

2F+Community+Development23

See Department of Housing and Urban Development, A Picture of Subsidized Households-2008. Available at

hp://www.huduser.org/portal/picture2008/index.html24

Housing Choice Voucher Holders by Race/Ethnicity, 2000. Available at hp://diversitydata-archive.org/Data/

Rankings/Show.aspx?ind=165

http://www.prrac.org/pdf/AppendixB-Feb2010.pdfhttp://www.prrac.org/pdf/AppendixB-Feb2010.pdfhttp://www.prrac.org/pdf/AppendixB-Feb2010.pdfhttp://www.prrac.org/pdf/AppendixB-Feb2010.pdfhttp://www.cfpa.org/issues/issue.cfm/issue/SourceofIncomeDiscrimination.xmlhttp://www.cfpa.org/issues/issue.cfm/issue/SourceofIncomeDiscrimination.xmlhttp://www.cfpa.org/issues/issue.cfm/issue/SourceofIncomeDiscrimination.xmlhttp://www.prrac.org/full_text.php?text_id=1071&item_id=9757&newsletter_id=85&header=Economic+%2F+Community+Developmenthttp://www.prrac.org/full_text.php?text_id=1071&item_id=9757&newsletter_id=85&header=Economic+%2F+Community+Developmenthttp://www.prrac.org/full_text.php?text_id=1071&item_id=9757&newsletter_id=85&header=Economic+%2F+Community+Developmenthttp://www.prrac.org/full_text.php?text_id=1071&item_id=9757&newsletter_id=85&header=Economic+%2F+Community+Developmenthttp://www.huduser.org/portal/picture2008/index.htmlhttp://www.huduser.org/portal/picture2008/index.htmlhttp://diversitydata-archive.org/Data/Rankings/Show.aspx?ind=165http://diversitydata-archive.org/Data/Rankings/Show.aspx?ind=165http://diversitydata-archive.org/Data/Rankings/Show.aspx?ind=165http://diversitydata-archive.org/Data/Rankings/Show.aspx?ind=165http://diversitydata-archive.org/Data/Rankings/Show.aspx?ind=165http://diversitydata-archive.org/Data/Rankings/Show.aspx?ind=165http://diversitydata-archive.org/Data/Rankings/Show.aspx?ind=165http://www.huduser.org/portal/picture2008/index.htmlhttp://www.prrac.org/full_text.php?text_id=1071&item_id=9757&newsletter_id=85&header=Economic+%2F+Community+Developmenthttp://www.prrac.org/full_text.php?text_id=1071&item_id=9757&newsletter_id=85&header=Economic+%2F+Community+Developmenthttp://www.prrac.org/full_text.php?text_id=1071&item_id=9757&newsletter_id=85&header=Economic+%2F+Community+Developmenthttp://www.cfpa.org/issues/issue.cfm/issue/SourceofIncomeDiscrimination.xmlhttp://www.cfpa.org/issues/issue.cfm/issue/SourceofIncomeDiscrimination.xmlhttp://www.prrac.org/pdf/AppendixB-Feb2010.pdfhttp://www.prrac.org/pdf/AppendixB-Feb2010.pdf


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Project Overview

In 2005, the ERC conducted a large scale tesng invesgaon of 100 D.C. rental properes to

determine the existence and extent of discriminaon against voucher holders when seeking rental

housing. Trained ERC testers, posing as HCV holders, inquired about the availability of housing and

gathered informaon about the policies and pracces of housing providers with respect to the ac-

ceptance of HCVs. The 2005 ERC report, In Search of Decent Housing in the D.C. Metropolitan Area:

The Aordable Housing Crisis for Secon 8 Voucher Holders, detailed its ndingsa 61% rate of dis-

criminaon against HCV holders.25

The ERC followed this study with a similar study in the D.C. sub-

urbs in Montgomery County, MD, nding a 15% rate

of discriminaon against HCV holders.26

In the ve years since release of its rst report

documenng this discriminaon, the ERC has engaged

in a concerted campaign to remedy the eects of past

source of income discriminaon and to prevent future

discriminaon. This campaign ulized a mulfaceted

approach, including:

Directly collaborang with the D.C. Oce

of Human Rights in both educaon and

outreach eorts and administrave en-

forcement eorts;

Conducng scores of events reaching out

to HCV holders to teach them about the

25The full text of this report is available at, hp://www.equalrightscenter.org/site/DocServer/Report.pdf?

docID=15426

See Equal Rights Center, A Step Away From HomelessnessHousing Choice Voucher Holders Denied Housing

in Montgomery County, MD (2008). Available at hp://www.equalrightscenter.org/site/DocServer/

Montgomery_County_Secon_8.pdf?docID=150


11

The ERCs 2008 Report:

A Step Away From HomelessnessHousing

Choice Voucher Holders Denied Housing in

Montgomery County, MD
http://www.equalrightscenter.org/site/DocServer/Report.pdf?docID=154http://www.equalrightscenter.org/site/DocServer/Report.pdf?docID=154http://www.equalrightscenter.org/site/DocServer/Report.pdf?docID=154http://www.equalrightscenter.org/site/DocServer/Montgomery_County_Section_8.pdf?docID=150http://www.equalrightscenter.org/site/DocServer/Montgomery_County_Section_8.pdf?docID=150http://www.equalrightscenter.org/site/DocServer/Montgomery_County_Section_8.pdf?docID=150http://www.equalrightscenter.org/site/DocServer/Montgomery_County_Section_8.pdf?docID=150http://www.equalrightscenter.org/site/DocServer/Montgomery_County_Section_8.pdf?docID=150http://www.equalrightscenter.org/site/DocServer/Report.pdf?docID=154http://www.equalrightscenter.org/site/DocServer/Report.pdf?docID=154


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protecons available to them;

Developing fair housing training courses

for landlords and property managers to teach

them their responsibilies under the civil

rights laws;

Commencing more than 20 enforcement

acons to require individual landlords and

property managers to comply with the

DCHRA;

Publicizing rental units available to vouch-

er holders through a network of aordable housing agencies; and

Negoang agreements with no less than 20 landlords to make more than 15,000

apartment units available to voucher holders.

The ERCs 2010 tesng invesgaon, consistent in methodology and scope to its 2005 inves-

gaon, tested 91 rental properes, consisng of 42 management companies and 38 landlords inallfour quadrants of Washington D.C. As in 2005, the 2010 study dened discriminatory treatment as:(1) the refusal to accept housing vouchers, (2) liming the use of vouchers, (3) providing dierent

terms and condions for voucher holders than for non-voucher holder applicants, or (4) imposing re-

quirements that would eecvely bar most voucher holders looking for rental housing.


My children and I are

treated like second class

citizens every day.

Sometimes I wonder if there

are any landlords out there

that will treat us equally.



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Project Methodology

Using the pay-

ment standards set by the

D.C. Housing Authority,

the ERC compiled a list of

testable properes com-

prised of one, two and

three bedroom apart-

ments in the District.

Over the course of the

study, ERC sta periodical-

ly re-evaluated and updated this list to ensure geographic diversity and to protect against repeat

tesng of housing providers. As home seekers reliance on the Internet as a resource for housing

lisngs has increased, the ERCs search for testable properes placed an emphasis on online advers-

ing, parcularly on the website Craigslist.

Aer a property was idened and its rental rates conrmed to be within the payment standards, an

advance call was placed to ensure that the property (or units within the property) was available and

priced as adversed. In each test, trained ERC testers were provided with a detailed prole including

specic personal and nancial characteriscsincome, household size, and rental historydesigned to

realiscally reect a HCV holder in Washington, D.C. Each test assignment also contained a list of ques-

ons for the tester to ask the housing provider in order for the ERC to determine the treatment of po-

tenal HCV renters.


13


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Test Results

The ERCs 2010 tesng invesgaon re-

vealed that 45% of the me (41 out of 91 tests)

HCV holders were subjected to at least one form

of discriminatory treatmentoutright refusal to

accept vouchers, liming the use of the voucher,

imposing dierent terms or condions for HCV

holders, or imposing limitaons that would eec-

vely bar HCV holders from obtaining the housing.

While the most common noon of discriminaon is

that of an outright refusal to accept an HCV, more

subtle forms of discriminaon, such as dierenal

treatment and unreturned phone calls about hous-

ing availability, also create very real barriers to

equal housing opportunity. In its 2010 tesng, the ERC documented:

Outright Refusals: In 15% of the tests (14 out of 91), landlords or property managers re-

fused outright to accept vouchers. In one blatant example, the housing provider immedi-

ately hung up the phone when the tester asked if he or she could use a HCV to pay rent. In

another instance, the ERC tester posing as an HCV holder was told that the landlord did

not believe in vouchers. Another housing provider refused to accept an HCV because he

was unwilling to make any changes to his leasing process that would give HCV holders

the opportunity to rent the property.

Diering Terms and Condions: In 9% of the tests (8 out of 91), the ERCs invesgaon

showed dierenal (and adverse) treatment of voucher holders. In two instances, testers

were told, although vouchers were accepted at the building, they were only accepted for



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unit sizes other than those currently adversed as available. In three instances, testers

were told, contrary to voucher guidelines, the voucher must cover the enre rental

amount. In one instance, a tester was told the apartment building had reached its quota

of voucher holders, and would not accept any more. Finally, one property manager re-

peatedly emphasized the thorough review he would do with the testers previous land-

lord, cing his belief that voucher holders have a propensity to tear up the property.

Income Limits: In 21% of the tests (19 of 91) the tester was informed of an income or

credit requirement which would eecvely bar any and all voucher holders from renng

the adversed unit. In one extreme case, one landlord renng a one bedroom apartment

for $1,300 a month (well within the HCV rental payment standard of $1,450 per month)

imposed a $64,000 income requirement on potenal tenantsin eect, creang an abso-

lute bar to all HCV holders (whose average income is only $30,000).


15

Chart 2

Overall, 45% of the test calls resulted in at least one form of discriminatory treatment.

Testers were told 15% of the me that vouchers were not accepted as a form of rent payment under any

circumstances. In 30% of the test calls, housing providers noted limitaons that would bar most voucher

holders from renng available units.


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Conclusion

Housing Choice Voucher holders represent

a parcularly vulnerable community. Living at the

intersecon of poverty, race, ethnicity, disability,

and ever-rising housing costs, in many instances

being able to actually use a voucher, free from dis-

criminaon, is all that stands between a family and

homelessness.

In the last ve years, the ERC has worked to

remediate source of income discriminaon in the

naons capital, with a successful reducon in this

type of discriminaon. However, much more re-

mains to be done. Equal housing opportunity can

only be achieved through the connued vigilance of

housing and civil rights acvists and government

authories. With this report, the ERC hopes to demonstrate the persistence of source of income dis-

criminaon, and to inspire more advocates to work with the ERC in order to completely eradicate this

form of discriminaon from our naons capital.


We may be in a home

that is way too small, but

the voucher moved my

family into a dierent

area. It is much more im-

portant to me that my chil-

dren go to beer schools

that will create more op-

portunies for beer lives

for them.



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still in search of decent housing

Documents