Supporting low-income tenants

Lewis, Guarneri and Richardson
Paul Lewis, Martha Guarneri, and Palmer Richardson

If you haven’t yet heard of RAD, you probably will soon; HUD’s new “Rental Assistance Demonstration” program promises to reshape the nation’s public-housing landscape. RAD focuses on the fact that, because of funding shortfalls, public housing units have fallen into serious disrepair.  The solution?  Convert public housing complexes to “Section 8” properties, owned by private landlords who will receive subsidies to enable them to rent to low-income tenants.

But these conversions can pose a host of issues and risks for tenants. For that reason, Community Legal Services asked the Sheller Center’s Justice Lab clinic to take close look at the law, the federal guidance, and the experience of other cities.

In collaboration with Prof. Colleen Shanahan and CLS Managing Attorney Rasheedah Phillips, students Martha Guarnieri, Palmer Richardson, and Paul Lewis worked through a thicket of acronyms, statutory requirements, policy questions, and data.  Their report, Philadelphia Rental Assistance Demonstration Program Advocacy Guide: Protecting Tenant Rights and Long Term Affordability, includes recommendations for keeping converted units affordable, as well as for protecting tenants’ rights — to regain housing if they are displaced, to pursue grievances, and to organize.

Ms. Guarnieri noted some of the tensions in the process.  “On the one hand, advocacy is most effective when tenants themselves are at the forefront of the fight for their rights. On the other hand, the RAD program is so confusing that it can take months of dissecting long, wordy statutes and regulations to begin to understand it. HUD needs to make information about the program more accessible to the tenants who will be affected by it.”

CLS’ perspective?  “CLS’ Housing Unit has been advocating locally with PHA and private developers, and nationally with HUD as part of a working group for better protections for tenants and a long-term affordability plan. The [RAD Advocacy] guide is a really big step forward in these efforts…”