249 W 13th Street

P.O. Box 619

Wellston, OH 45692

740-384-5627 (voice)

740-384-3886 (fax)

 

RENT SUBSIDIES

Your rent for an apartment that JMHA operates or the unit you select under the Section 8 program with a private landlord will be subsidized based on your income and family size. The actual rent will be approximately 30% of your adjusted income.  There are income limits so please see the Section called Am I Eligible.  However, after moving into a unit, there are no maximum incomes (public housing).  There are flat rents that would apply (see Flat Rents).
Both the Public Housing complexes that JMHA owns and the units in the Section 8 Program owned by private landlords have rules and procedures that will effect the actual rent that you pay.
Listed below our standard examples
(Example A, Example B) of a family with one parent and two children, with a specific income for both Public Housing (at Fairview Terrace or Bundy Heights) and on Section 8 with a private landlord.  
A second set of examples (Example C, Example D) are for a senior (over 62, disabled or handicapped) for both Public Housing at the Cambrian, and then on Section 8 with a private landlord.
Again, the examples are just standard, and each family’s situation could be different. The purpose for these examples is just to give you an idea of how rents are calculated. Examples listed below are based on current Federal Regulation, which do change from time to time.  

Examples:
FAMILY  - PUBLIC HOUSING
A. The example of rent below is for a family of three (1 adult, 2 children) with a gross yearly income of $4476.00 living in Public Housing (Fairview Terrace or Bundy Heights).
Yearly income  $ 4476.00
Child deduction   -  960.00 ($480 for each child under 18 years of age)
Adjusted income    3516.00
Adjusted monthly income        293.00  (adjusted income divided by 12)
30% of adjusted monthly income         88.00 
Utility allowance 74.00 (allowance for a two bedroom apartment)
Monthly Rent       $14.00*
The monthly rent is $14.00 and the tenant would be responsible to pay for gas, electric, telephone, and cable.  Rent is based on income and family size.  The maximum amount of rent a family with higher income for the same apartment would have to pay would be the ceiling flat rent of $300.00.  

FAMILY - SECTION 8
B.  The example of rent below is for a family of three (1 adult, 2 children) with a gross yearly income of $4476.00 living in housing with a Section 8 Voucher.
Yearly income

                  $4476.00

Child deduction    -960.00 ($480 for each child under 18 years of age)
Adjusted income 3516.00
Adjusted monthly income 293.00 ((adjusted income divided by 12))
30% of adjusted monthly income $88.00
Payment standard 439.00
Less 30%  A.M.I.  -   $88.00
Max. Sub. ( Amt. Of Voucher)  351.00
Contract rent $375.00 (per private landlord)
Utility allowance  $110.00 (allowance for a 2 bedroom apartment)
* Contract rent $375.00 
Less Max. Sub. (voucher value) - $351.00  (Amount JMHA pays to landlord)
Tenant Rent $    24.00** (Amount Tenant pays to landlord) 
*This amount represents the maximum amount of rent that a family could rent a unit for with this amount of income.  Rent and utilities cannot be less than 30% or more than 40% of a family’s AMI (adjusted monthly income).
**The family is responsible to pay for the utilities in the unit and in some cases that means all of the utilities, not just the electric and gas.

SENIOR HOUSING
C.  The example of rent below is for a person with a gross yearly income of $7800.00 living in Senior Housing (Cambrian).
Yearly income  $7800.00
Elderly deduction   - $400.00  (Elderly, Disabled, Handicapped deduction)
Adjusted income   $7400.00
Adjusted monthly income $617.00  ((adjusted income divided by 12) 
30% of adjusted monthly income  $185.00
Utility allowance         - 0 – (utilities included in rent)
Monthly Rent  $185.00*
Rent is based on income.  The maximum amount of rent a resident with higher income for the same apartment would have to pay would be the flat rent of $300.00.  
*The monthly rent of $185.00 includes all utilities with the exception of telephone and cable.

SENIOR – SECTION 8
D.  The example of rent below is for a person with a gross yearly income of $7800.00 living in housing with a Section 8 Voucher.
Yearly income $7800.00 (elderly, disabled, or handicapped)
Elderly deduction   - $400.00
Adjusted income $7400.00
Adjusted monthly income  $617.00 ((adjusted income divided by 12)  
30% of adjusted monthly income $185.00
Payment Standard $353.00
Less 30%  A.M.I.  -$185.00
Max. Sub. ( Amt. Of Voucher) $168.00
Contract Rent $325.00 (per private landlord)
Utility Allowance  $75.00 (allowance for a 1 bedroom apartment)
*Contract Rent $325.00
Less Max. Sub. (voucher value) -   $168.00 (Amount JMHA pays to landlord)
**Tenant Rent $157.00  (Amount Tenant pays to landlord)
*This amount represents the maximum amount of rent that a family could rent a unit for with this amount of income.  Rent and utilities cannot be less than 30% or more than 40% of a family’s AMI (adjusted monthly income).
**The family is responsible to pay for the utilities in the unit and in some cases that means all of the utilities, not just the electric and gas.