LeadingAge Advocacy Goals
- Expand the supply of, and protect access to, affordable housing assistance for older adults.
- Preserve and modernize service-enriched affordable senior housing to support high-quality housing across both urban, rural, and suburban America.
- Improve resident outcomes by using affordable housing as a platform to connect residents to services and supports.
THE ISSUE
America needs more housing units that are affordable to older adults with low incomes and that have design features, including accessibility, and other supports needed for older adults to age in community. There is a severe shortage of affordable housing for older adults with low incomes. Older adult homelessness is the fastest-growing type of homelessness, and only one-in-three older adults eligible for federal rental assistance receives it. Waiting lists for housing assistance are often many years long and many are closed.
In its most recent Worst Case Housing Needs: 2023 Report to Congress, HUD told Congress that 2.35 million older adult renter households with very low incomes (incomes less than 50% of the area median income) spent more than half of their incomes on housing in 2021, an increase of 60% since 2011 and 130% since 1999. According to the report, in 2021, 52.3% of VLI older adult renter households had severe housing cost burdens (i.e., paid more than 50% of their incomes for housing) and an additional 23.9% VLI older adult renter households spent between 30 and 50% of their very low incomes on housing.
The aging services workforce also needs affordable homes in which to live. LeadingAge supports the preservation of existing affordable housing as well as expanded resources for additional affordable housing not only to meet the needs of older adults, but also to meet the needs of the aging services workforce.
LeadingAge believes in addressing the housing crisis by developing new affordable, service-enriched homes, preserving and upgrading existing affordable housing communities for long-term resilience, protecting and expanding access to rental assistance for older adults with low incomes, and streamlining and modernizing housing and services programs for older adults to age in community.
ADVOCACY ACTION 2025
119th Session of Congress
Expand the supply of, and protect access to, affordable housing assistance for older adults.
- Improve and expand HUD’s flagship senior housing program, Section 202 Supportive Housing for the Elderly:
- Provide $600 million for new capital advances and operating assistance, including service coordination, for approximately 2,000 new Section 202 homes nationwide, including in rural areas. At this funding level, Section 202 capital advances would be the primary funding source for development.
- Streamline new Section 202 investment by allowing new capital advances to be paired with project-based Section 8 operating subsidy and ensure that Section 202 capital advances present a primary funding source for housing developments, reducing complex and costly financing deals.
- Expand targeted housing assistance for older adults with low incomes:
- Provide $50 million for about 5,000 new Older Adult Special Purpose Vouchers, at least 50% of which could be project-based, for use in a variety of settings serving older adults, including communities financed by the Low Income Housing Tax Credit and assisted living communities.
- Revive proven housing assistance solutions to stem housing instability:
- Authorize new Section 8 Project-Based Rental Assistance (PBRA) contracts to leverage the private housing market to provide high-quality, service-enriched housing options for older adults with low incomes.
- Expand and improve the Low Income Housing Tax Credit program, including by enacting the Affordable Housing Credit Improvement Act (ACHIA).
- Increase state Housing Credit allocations by 50%.
- Fix Right of First Refusal issues that continue to rob nonprofit housing providers of their housing credit-financed developments.
- Lower the threshold of Private Activity Bond financing required to trigger the maximum amount of 4% Housing Credits from 50% to 25%.
- Enable the Housing Credit to better serve households with extremely low incomes by providing a 50% basis boost for such housing.
- Provide resources to bring service coordinators to Housing Credit communities.
Preserve and modernize service-enriched affordable housing communities:
- Preserve existing affordable housing and protect the housing stability of residents.
- Fully fund existing Section 8 Project-Based Rental Assistance (PBRA) contracts and Project Rental Assistance Contract (PRAC) renewals, including funding that reflects annual increased costs for insurance, staffing, utilities, service coordination, and internet connectivity.
- Expand ongoing budget adjustment options for Section 202/PRAC properties, including by implementing market-driven increases.
- Ensure continued access to housing assistance without work requirements, time limits on assistance, or increased rents for residents.
- Streamline and invest in housing assistance programs that leverage both public assistance and the private market by ensuring Rental Assistance Demonstration (RAD) for PRAC success.
- Improve the financial viability of preserved Section 202 PRACs by adjusting initial rent-setting and by allowing converted properties to access ongoing market-driven rent adjustments.
- Provide $10 million for RAD for PRAC conversion subsidy to ensure the successful and long-term preservation of 202/PRAC homes, including adjusted Preservation Rent Increase eligibility thresholds that allow feasible access for properties in need.
- Support efforts to improve accessibility of the nation’s housing stock.
- Support and expand aging-in-place modification programs, including HUD’s Older Adult Home Modification program and tax credits for older adults to update homes to be age-appropriate and climate resilient.
- Expand resources to increase the accessibility of the nation’s housing stock.
- Support legislation that requires universal design and visitability, including the Visitable Inclusive Tax Credits for Accessible Living (VITAL) Act.
- Prevent and end homelessness among older adults.
- Fully fund HUD’s homeless assistance programs.
- Improve partnerships between Continuums of Care, Older Americans Act programs, and Area Agencies on Aging.
Improve resident outcomes by using affordable housing as a platform to connect residents to services and supports:
- Invest in cost-effective interventions instead of premature moves to high-level care settings, like nursing homes, for older adults with services needs.
- Provide $125 million for the renewal of existing service coordinator grants and improve leveraging of Service Coordinator reporting data.
- Provide $100 million for 400 new, three-year service coordinator grants.
- Provide a $31 million increase for new, budget-based service coordinators in Project-Based Section 8 properties, and streamline rent adjustment processes to add service coordination to property budgets.
- Provide resources to equip affordable housing staff with Mental Health First Aid training to support resident mental and behavioral health.
- Address the digital divide for older adults in rural and high-needs areas.
- Expand resources to install building-wide internet in federally-assisted communities.
- Invest in whole-property Wi-Fi solutions to improve in-unit connectivity for older adults, including to address health at home.
- Enact the Expanding Service Coordinators Act to:
- Authorize an additional $100 million a year for five years for 400 new grant-funded service coordinators in HUD-assisted multifamily housing.
- Authorize $37 million for 150 three-year service coordinator grants via a new program administered by HHS’s Health Resources and Services Administration, including for properties financed by the Low Income Housing Tax Credit (LIHTC).
- Make service coordinators eligible for federal student loan forgiveness.
Expand the supply of, and protect access to, affordable housing assistance for the aging services workforce.
- Preserve and expand the supply of affordable housing across HUD, USDA Rural Housing Service, and Low Income Housing Tax Credit programs not just for older adults but for the workforce that serves them.
Executive Branch
Expand and Preserve Affordable Senior Housing Options:
- Expand and modernize HUD’s flagship senior housing program, Section 202 Supportive Housing for the Elderly, including by issuing capital advances as primary financing and adjusting operating subsidy to the Section 8 platform.
- Preserve and improve the existing supply of affordable housing, including through improvements to the Rental Assistance Demonstration (RAD) to achieve improved initial rent-setting, better energy efficiency, and long-term financial viability.
Cultivate Connected, Service-Enriched Housing:
- Support service-enriched housing, including by improving HUD’s Service Coordinator grant administration, leveraging Service Coordinator reporting data, clarifying Service Coordination property eligibility, enhancing Supportive Services funding for Section 202/PRAC communities, elevating mental health training and resources for affordable housing staff, and clarifying Medicare Advantage supplemental benefits’ impact on rent determinations.
- Increase internet connectivity in affordable housing, including by adjusting HUD rules and by partnering with other federal agencies, like the Federal Communications Commission (FCC) and the National Telecommunications and Information Administration (NTIA). for infrastructure and internet service resources.
Support Mission-Driven Housing Operations:
- Streamline and modernize asset management practices, including through improved budget increase and contract renewal processes at HUD.
- Support clear and fair approaches to the Housing Opportunity Through Modernization Act (HOTMA) implementation, including retaining owner options to decline enforcement of new asset limits on in-place residents, and minimize negative impacts on residents and applicants of affordable housing communities.
- Address rising property insurance costs and limited coverage options for affordable senior housing providers.
- Enhance HUD oversight mechanisms, including by supporting feasibility of housing inspections and updated portfolio oversight.
ACTIONS YOU CAN TAKE NOW
- Visit the Advocacy Action Center to let your Representative and Senators know you support the expansion and preservation of affordable housing programs for older adults.
- Host Congress in Your Neighborhood to help your Members of Congress understand how policies impact affordable senior providers and residents.
- Stay up to date with LeadingAge’s affordable senior housing work through our Affordable Housing page.
- Engage with other affordable senior housing providers through the LeadingAge Housing Network (and its working groups), as well as other regular national, regional, and state meetings. Contact Linda or Juliana for more information.
ADDITIONAL RESOURCES
HUD’s Worst Case Housing Needs Report, 2023
Joint Center for Housing Studies at Harvard University’s Housing for an Aging Society Program
2024 GAO report, Homelessness: Actions to Help Better Address Older Adults’ Housing and Health Needs