cdc eviction moratorium, ehpa and shallow rent...jeni wright esq. aids law project of pennsylvania...
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CDC Eviction Moratorium, EHPA and Shallow Rent Program
JeniWrightEsq.AIDSLawProjectof
Pennsylvania
aidslawpa.org
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CDC EVICTION MORATORIUM
• OnSeptember1,2020theCentersforDiseaseControlannouncedanationalevictionmoratoriumthatappliestomany,butnotall,tenants.
• TheorderwillbeineffectfromSeptember4,2020throughDecember31,2020.Theorderdoesnotreplaceoroverridestrongerstateorlocalevictionprotectionsinplace
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CDC Eviction Moratorium Order
• Theordercoversalmostallrentalproperties,includingsingle-familyhomes,mobilehomesandapartments.
• Theorderbanslandlordsfromevictingtenantsfornon-paymentofrentthroughtheendof2020,IFthetenantshavesubmittedadeclarationofincomelossorsignificantmedicalexpense.
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CDC Eviction Moratorium Order
• Onceatenanthassentthedeclarationtotheirlandlord,noactioncanbetakentoremoveorcausetheremovalofthattenantfornon-paymentofrentbeforeJanuary2021.Prohibitedactionsincludeservinganevictionnotice,filinganevictionlawsuit,orharassingorintimidatingatenanttovacate.
• Tenantscannotbeevictedforthenon-timelypaymentofrentorsimilarhousing-relatedpayment(includingnon-paymentorlatepaymentoffees,penalties,orinterest).
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RENT IS NOT CANCELLED
• TheCDCMoratoriumdoesNOTcancelorstoptherentfrombeingduewhenowedorfromaccruing.
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TENANTS CAN STILL BE EVICTED FOR REASONS OTHER THAN NON-PAYMENT
• Atenanteligibleforthemoratorium’sprotectionscanstillbeevictedbeforeJanuaryforengagingincriminalactivity,whileonthepremises;threateningthehealthorsafetyofotherresidents;orviolatinganyothercontractualobligation,otherthanthetimelypaymentofrentorsimilarhousing-relatedpayment(includingnon-paymentorlatepaymentoffees,penalties,orinterest).
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TENANTS ARE ELIGIBLE FOR PROTECTION IF
• Unabletopaytherentduetoincomelossormedicalexpenses
• Eitherexpecttomakelessin2020than$99,000individuallyor$198,000asafamily,orreceivedastimuluscheckordidnothavetofilea2019taxreturn
• Try,orhavetried,toaccessanygovernmentrentalassistancefundsthatmaybeavailable
•Agreetomakepartialrentpaymentsbasedonwhattheycanafford
•Ifevicted,wouldbehomelessorwouldhavetomoveintoacrowdedorsubstandardlivingsituation
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TENANTS MUST SUBMIT SIGNED DECLARATION TO GET PROTECTIONS
• Togettheseprotections,thetenant—andalladultslivinginthehousehold—mustsubmitasigneddeclarationtotheirlandlordstatingtheyareeligibleandtellingthetruth,underlegalpenalty.
• Tenantsshouldkeepacopyofthedeclarationandallcorrespondencewiththelandlord.
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CDC DECLARATION Icertifyunderpenaltyofperjury,pursuantto28U.S.C.1746,thattheforegoingaretrueandcorrect:
•Ihaveusedbesteffortstoobtainallavailablegovernmentassistanceforrentorhousing.(1)
•Ieitherexpecttoearnnomorethan$99,000inannualincomeforCalendarYear2020(ornomorethan$198,000iffilingajointtax return),wasnotrequiredtoreportanyincomein2019totheU.S.InternalRevenueService,orreceivedanEconomicbenefit
ImpactPayment(stimuluscheck)pursuanttoSection2201oftheCARESAct;
•Iamunabletopaymyfullrentormakeafullhousingpaymentduetosubstantiallossofhouseholdincome,lossofcompensablehoursofworkorwages,lay-offs,orextraordinaryout-of-pocketmedicalexpenses(2);
•Iamusingbesteffortstomaketimelypartialpaymentsthatareasclosetothefullpaymentastheindividual’scircumstancesmaypermit, takingintoaccountothernondiscretionaryexpenses;
•IfevictedIwouldlikelybecomehomeless,needtomoveintoahomelessshelter,orneedtomoveintoanewresidencesharedbyother peoplewholiveinclosequartersbecauseIhavenootheravailablehousingoptions(3).
•IunderstandthatImuststillpayrentormakeahousingpayment,andcomplywithotherobligationsthatImayhaveundermytenancy,leaseagreement,orsimilarcontract.Ifurtherunderstandthatfees,penalties,orinterestfornotpayingrentormakingahousingpaymentontimeasrequiredbymytenancy,leaseagreement,orsimilarcontractmaystillbechargedorcollected.
•IfurtherunderstandthatattheendofthistemporaryhaltonevictionsonDecember31,2020,myhousingprovidermayrequirepaymentinfullforallpaymentsnotmadepriortoandduringthetemporaryhaltandfailuretopaymaymakemesubjecttoevictionpursuanttoStateandlocallaws.Iunderstandthatanyfalseormisleadingstatementsoromissionsmayresultincriminalandcivilactionsforfines,penalties,damages,orimprisonment.
_________________________________ ________________
• SignatureofDeclarant Date
• 1“Availablegovernmentassistance”meansanygovernmentalrentalorhousingpaymentbenefitsavailabletotheindividualoranyhouseholdmember.2An“extraordinary”medicalexpenseisanyunreimbursedmedicalexpenselikelytoexceed7.5%ofone’sadjustedgrossincomefortheyear.3“Availablehousing”meansanyavailable,unoccupiedresidentialproperty,orotherspaceforoccupancyinanyseasonalortemporaryhousing,thatwouldnotviolateFederal,State,orlocaloccupancystandardsandthatwouldnotresultinanoverallincreaseofhousingcosttoyou.
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Philadelphia Emergency Protection Housing Act (EHPA)
• Didyouloseyourjob,losehoursatwork,havetostayathomeorcouldn’tfindajobbecauseofCOVID-19?
• Ifyes,completetheEHPACOVID-19HardshipCertificationFormandsendyourlandlordimmediately.
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EHPA PROTECTIONS
• BysendingtheCOVID-19HardshipCertificationFormtoyourlandlord,youhavearightto:• Gotomediationbeforeyourlandlordfilesagainstyouincourt.
• Waive(cancel)recentlatefees.• Getonarepaymentagreementforanyrentowed.
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COVID-19 Emergency Rental Assistance:
• ApplyforCOVID-19EmergencyRentalAssistance:Phase2atphlrentassist.org/apply(Philadelphia)orhttps://www.phfa.org/pacares/rent.aspx(allPennsylvaniacounties)• ApplicationdeadlineextendedtoNovember4,2020• Paysupto$1500permonthinrentforupto6months.• Onlyhouseholdsthatlost30%ormoreoftheirincomeduetoCOVID-19pandemicareeligible.• Applicationsacceptedonafirstcome,firstservedbasis.• IfyouappliedforPhase1andreceivedassistance,youmaybeeligibleforPhase2butyoumustreapply.• Foreligibilityinformation,visitphlrentassist.org/phase-2
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SHALLOW RENT PROGRAM
• TemporaryCOVID-19rentalassistanceisavailableforpeoplelivingwithHIVinPhiladelphiaarea.
• ThePhiladelphiaDepartmentofPublicHealth’sAIDSActivitiesCoordinatingOffice(AACO)isfundingtheprogramwithfederalHIVfunding
• PhiladelphiaHealthManagementCorporation(PHMC)administerstheprogram
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Shallow Rent Program Eligibility Requirements: • LivingwithHIVandhaveacurrentRyanWhitecertificationcard
• ExperiencedalossofincomerelatedtoCOVID-19
• RentanapartmentorhouseinBucks,Chester,Delaware,Montgomery,orPhiladelphiacounties.
• Haveawrittenleasesignedbytheproperty’slandlord• Grosshouseholdincomenomorethan500%offederalpovertylevel
• Notliveinpublichousingorreceiveanyotherpublicrentalassistance,likeSection8orHOPWA
• YoudoNOTneedtohavecontractedCOVID-19toobtainthesebenefits• PreferencewillbegiventoapplicantsontheHOPWAwaitlistadministeredbythePhiladelphiaOfficeofHomelessServices
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Additional Requirements for Philadelphia Tenants
• LandlordsmustbecurrentinCityofPhiladelphiataxes,havearentallicense,andnothaveopen,dangerousL&Iviolations.• Landlordsmaybegivenaperiodofuptooneweektoobtainarentallicenseand/orbecomecompliantwiththePhiladelphiaDepartmentofRevenue.
• PHMCwillverifywhetherthereisarentallicense,whetherthepropertyistaxcompliant,andwhetherthepropertyhasanyopenL&Iviolations.
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Landlord requirements
• Landlordsmustensureunitsaremaintaineduptolocalcode
• Submitasigned“LandlordAgreementandAcknowledgementRelatedtotheCOVID-19ShallowRentEmergencyProgram”totheMedicalCaseManagerorHousingCounselor(HC)
• Abidebythestipulationsdelineatedinthe“LandlordAgreementandAcknowledgementRelatedtotheCOVID-19ShallowRentEmergencyProgram”
• Ifapproved,acompletedACHformwillberequestedbyPHMCsothatpaymentcanbemadeviadirectdeposittothelandlord.
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Shallow Rent Program Benefits • Thisgrantprovidestemporary,one-timerentreliefofatleast$2500orupto$5,000.ApplicantsarestilleligibleforDEFAassistanceupto$2500whileparticipatingintheshallowrentprogram.• Eligibleapplicantswillreceiveuptosixmonthsofrentpaiddirectlytotheirlandlord• Thefirstgrantmaycoveruptothree(3)monthsofforwardrent,nottoexceed$2,500totalforthethree(3)monthperiod.PleasenotethatmortgagepaymentsareNOTcoveredunderthisprogram.• Approvedapplicantswillbereassessedattheendoftheinitial3monthassistanceperiodandmaybeeligibleforpaymentsofupto$2,500foranadditionalthree(3)monthperiods,nottoexceedto$5,000inassistanceoverthecourseofasixmonthperiod,paidtothelandlordofrecord.
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Public Health Management Corporation (PHMC) Shallow Rent application process • Applicantsmustsubmit:
CompletedapplicationincludingthesignedanddatedConsentforServiceformandAffidavit
CopyofleasesignedbylandlordandtenantProofofRyanWhitecertificationPhotoidentificationIncomeverificationintheformofpaystubs(orotherdocumentation,ifselfemployed)WHATOTHERDOCUMENTATION
• Scanneddocumentsareallowediflegible• Applicationsmustbesubmittedbytheassignedmedicalcasemanager(MCM)orstaffatanAACO-fundedagency
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Processing Shallow Rent Applications • AllapplicationsareprocessedthroughPHMC.InformationcontainedinthisapplicationissubjecttotheconfidentialityprovisionsofPAAct59.
• Applicationsmustbefaxedto215-985-2099totheattentionoftheDEFACoordinator.Applicationsmaynotbesubmittedbyregularmail,expressmailorpersonaldelivery.
• Originalapplicationsmustbekeptinapplicant’sfileattheagency.
• Applicationswillbeaccepteduntilfundsareexhausted
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Processing Shallow Rent Payments
• PHMCwillprocesspaymentstolandlords• Thefirstpaymentwillbepaidwithintenbusinessdays
• Ifnecessary,PHMCwillcollectadditionalincomeverificationinformationfromMCMforapprovedapplicantsoverthefirst90daysafterthefirstpaymentisprocessed.
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Shallow Rent recertification and continued support
• TheassignedMCMoragencystaffwillrecertifyapprovedapplicantsatleasttwoweeks(andnotifyPHMC)beforetheendoftheinitial3-monthperiodtodetermineiftheyneedcontinuedassistanceforanadditional3months.• TheassignedMCMagencystaffwillrecertifyapprovedapplicantsevery90daysuntiltheyhavereceivedsixmonthsofrentsupportor$5,000whicheveroccursearlier.• Aftertheinitialpayment,PHMCmayneedtoobtainadditionaldocumentationfromtheMCMforapprovedapplicantstocontinuetoreceiveassistance.• Whilereceivingrentassistance,approvedapplicantsmustreportanychangesinhouseholdsizeorincometotheirassignedcasemanager.• ApprovedapplicantsshouldbeevaluatedbytheassignedMCMoragencystaffattheterminationoftherentalassistancetodeterminewhetherthereisneedforareferraltootherprogramsorservices.