Housing Need of Persons with Disabilities
HUD defines a disabled family as a household composed of one or more persons, at least one of whom is an adult (at least 18 years of age) who has a disability. A person is considered to have a disability if they have a physical, mental, cognitive, or emotional impairment that is expected to be of long-continued and indefinite duration, substantially impedes his or her ability to live independently, and is of such a nature that the ability to live independently could be improved by more suitable housing conditions.
In December 1997, the City of San José, through an outside consultant, completed a housing needs assessment for persons with disabilities. This study, which focused on adults, ages 18 to 64, measures housing needs of persons with disabilities, and provides an analysis of the housing supply and directly related services for persons with disabilities. The most significant findings of this study include:
- The U.S. Census data indicated that in 1990 more than 32,000 San Jose residents had a work disability. Of this total, approximately 15,000 were prevented from working because of their disability. More than 10,000 of the 32,000 persons reported a mobility limitation, while more than 18,700 reported a self-care limitation.
- Receipt of benefits from Supplemental Security Income (SSI), a needs-based program, is a potential indicator of persons with disabilities who may need housing assistance. As of late 1995 more than 14,000 adults in San Jose received SSI benefits as a result of disability or blindness.
- A 1996 survey of clients of the San Andreas Regional Center, which coordinates services for persons with developmental disabilities, indicated that more than 78% of their clients will require some type of housing over the next five years.
- The number of adults with disabilities who seek affordable housing opportunities will likely increase over time due to the independent living movement, increased mainstreaming in school and work and increased survival rates for infants, children, and adults with serious disabilities.
- High Housing Costs Relative to Incomes
- Persons dependent on SSI benefits are in the lowest income category. The current maximum SSI benefit, $640 per month or $7,680 annually, is almost 50% below the income limit for an extremely low-income household (one person) and severely limits the amount that SSI recipients can pay for housing.
- A comparison of SSI benefits with Fair Market Rents in San Jose indicated that a single-person household cannot afford to rent a studio apartment ($866), unless he or she pays much more than 100% of income for rent.
- The recent escalation of market rents will have a more significant impact on persons with disabilities who are dependent on SSI and Social Security Disability Income than the remainder of the working population, because these benefits have not risen with escalating housing costs.
- Shortage of Affordable Housing for Persons with Disabilities
- Vacancies in affordable housing developments serving persons with disabilities are rare.
- There is unmet need for assistance under the Section 8 program.
According to the Housing Choices Coalition, persons with developmental disabilities likewise have a need for affordable housing. There are at least 5,557 people with developmental disabilities in Santa Clara County, of whom 1,837, with extremely low incomes, will be looking for and need affordable housing. The average income for a person with developmental disability is 16.7 percent of the median income in Santa Clara County.
Housing Needs of Seniors
In December 1997, the City of San Jose, through an outside consultant, completed a Housing Needs Assessment for seniors. The study measured senior housing needs with several indices, and provided an analysis of the subsidized senior housing supply as well as the directly related available services that have a strong impact on the type of housing seniors need.
The most significant findings of this study include:
- The five indices used to measure the level of senior housing need all document the high level of unmet needs:
- Senior incomes are considerably lower relative to Citywide income levels.
- Approximately 27% of seniors fall into the extremely low-income category; 20% are very low-income; and 12% are low-income.
- Among all senior households who rent in San Jose, nearly two-thirds pay more than 30% of their incomes for housing and more than one-third pay more than 50% of their incomes for housing.
- Overall, more than 19,000 senior households who rent or own housing had to spend more than 30% of their incomes on housing (approximately 52% of senior households with incomes equal to or less than 80% of median income).
- The senior population is growing and will continue to grow significantly faster than the City population as a whole.
- The recent escalation of rents is having a more significant impact on seniors than on the remainder of the population, due to the fixed nature of their income.
- Vacancies in affordable senior housing developments for ELI and VLI seniors are rare, waiting lists for senior housing are lengthy, and seniors can wait more than six years to enter units affordable to them.
- Although the San Jose housing stock offers a variety of choices for seniors, the available housing supply is inadequate to meet their needs:
- There are approximately 2,500 units of subsidized independent and congregate units in San Jose, 700 units of unsubsidized affordable congregate and assisted living units, 1,200 board and care beds, and 2,700 beds in nursing facilities.
- Of the 2,500 subsidized units, only 226 can be categorized as congregate housing. The remaining units are categorized as independent/unassisted housing.
- The existing subsidized supply is evenly divided between units for very low-income and low-income households. Very few subsidized units have been built for moderate-income seniors.
- Very few of the subsidized housing developments provide physical amenities geared toward seniors, such as centralized dining facilities and physical adaptations oriented to senior needs.
- Very few of the subsidized housing developments provide support services such as centralized dining, assistance with chores, transportation to medical appointments or grocery shopping, or referrals to social services.
- No subsidized housing developments and very few of affordable non-subsidized units provide life care living arrangements in which seniors can progress from a relatively independent lifestyle to a living arrangement providing needed assistance as needed. In general, seniors must relocate to secure higher levels of assistance.
- There is a shortage of directly related services:
- This is particularly felt in the middle-income range, where funding for services is often nonexistent, and in the lower-income range, where funding is inadequate.
- This shortage affects seniors’ quality of life in their existing living arrangements, and it can cause seniors to move prematurely to more expensive accommodations with higher levels of care. This is both disruptive to seniors and costly to the community.
Housing Needs of Persons with HIV Infection or AIDS
Based on available data, and according to ARIS (AIDS, Resources, Information, and Services), the following are estimated statistics as of June 30, 1998:
- As many as 3,500 - 5,000 people may be infected with HIV in Santa Clara County.
- More than 2,819 residents of Santa Clara County have been diagnosed with AIDS.
- More than 1,680 have died from AIDS.
During Fiscal Year 98-99, the ARIS project provided housing and related support services to 132 individuals through its various programs, compared to just 40 in FY93-94. Statistics provided by ARIS about its programs illustrate the substantial need for affordable supportive housing for persons living with HIV disease:
- 50% of the residents’ income range is between $500 to $750 per month.
- 19% of the residents’ income range is between $250 to $499 per month.
- 15% have no verifiable source of income.
- 20% of the residents entering the program are homeless from the streets.
- about 40% were at high risk of homelessness due to lack of financial resources, or were receiving temporary housing vouchers, or were living temporarily with family or friends.
- 60% have a known substance abuse history.
- 40% have been diagnosed with mental illness.
- 14% are referrals from prison or the County jail system.
- 85% of ARIS clients were homeless.
- Overall, the majority of AIDS and HIV/non-AIDS cases were found in whites (60%) and in males (89%).
- Among males, gay or bisexual transmission among men is still the highest risk of HIV infection (78%) followed by injection drug users (9%).
- Over the past 10 years, there has been an increase in cases among African Americans and Latinos, both men and women.
- Overall, 25% of those receiving medical care have no insurance. Slightly more HIV/non-AIDS persons are uninsured than persons with an AIDS diagnosis.
- Women of childbearing age comprise 8% of those that are infected and in care. Although white females account for the largest proportion in this group, the AIDS rate is significantly higher in African-American women.
ARIS’ resident population is diverse:
- 41% are Hispanic
- 34% are White
- 17% are African American
- 4% are Asian/Pacific Islander
- 2% are Native American
- 2% did not disclose/no information available
A survey undertaken in 1994 by the Santa Clara County AIDS/HIV Consortium's AIDS Housing Working Group found that of the 104 persons with HIV that were surveyed, only 4% were in an HIV housing program, and five persons described themselves as homeless. The majority of respondents (74%) lived with a partner, other family members, or friends and roommates. Housing affordability was a primary concern, with 50% of the people indicating they paid over $500 per month for rent but had monthly incomes of $1,000 or less. Interestingly, when surveyed on their preferences for living accommodations, the vast majority (91%) preferred independent living without services on-site versus a room in group housing with a choice of services on-site.
As part of the survey, the Working Group also contacted service providers to determine unmet needs and service gaps. Some of the most commonly stated concerns included the need for a variety of housing options for persons with HIV/AIDS, as well as the general lack of housing affordable to persons with special needs.
The AIDS Service Provider Network (ASPN) In-Home Support/Housing Committee found a number of agencies that provide housing services to AIDS/HIV clients. Survey work done in conjunction with the report indicated that 2.2% of those diagnosed with AIDS had no permanent residence. Additionally, 4.4% of HIV-infected persons also indicated they had no permanent residence. For all other clients who had tested positively for HIV, or with HIV symptoms, approximately 2% reported no permanent residence. According to the AIDS/HIV Community Services Plan, 10%-15% of the homeless population is HIV-infected.[1]
[1] AIDS/HIV Community Services Plan Santa Clara County, p. P-2.
