by Nicole Fandel | May 10, 2022 | Blog, Project Based Section 8 Housing
By: Brady Merkle, Regional Operations Manager, and Michelle Cherup, Property Manager at Carmichaels Arbors
Welcome to Carmichaels Arbors!
Carmichaels Arbors is a beautiful community consisting of 76 garden-style apartments. We have 16 buildings spread over four acres with sidewalks leading to the front door of every apartment. Every resident has their own patio and garden area where they plant beautiful flowers and vegetable gardens. Property grounds are meticulously maintained by onsite staff all year round. The community is tucked away in a quiet area of Carmichaels, Pennsylvania, just a few blocks from the quaint town circle and necessary stores, banks, and restaurants.
Locale
Carmichaels, PA is a small borough located about 60 miles south of Pittsburgh, PA and approximately 30 miles southeast of Washington, PA. Notable places to visit near Carmichaels include the Skyview Drive-In Theatre and Thistlethwaite Vineyards. Cedarwood Apartments, another property managed by Arbors Management, is only one mile away from Carmichaels Arbors.
Residents
What makes Carmichaels Arbors most special are the residents. They are a friendly group that care for and watch out for one another. When the weather is nice, you’ll see big smiles and hear joyful laughter coming from our beautiful courtyard in the middle of the complex. Residents also gather in our charming community room to play cards and bingo, and to have the most fun and festive holiday parties. Those of us who get to work and live at Carmichaels Arbors are very fortunate to be a part of such a special community!
Did You Know?
Carmichaels Arbors is a Project Based Section 8 Housing community and became so after its construction in 1978. Our affordable apartments are designated for the elderly and persons with disabilities.
The community room is a great place for residents to socialize with their friends and neighbors. The community room is used for hosting all sorts of events including cards/bingo, birthday and holiday parties, and a monthly Library Program. It even has a computer station open to the residents!
The property is almost entirely smoke-free, but we do still have a central designated smoking section for residents to utilize.
A Look Inside Our Homes
Our 1-bedroom garden-style apartments have private entrances and plenty of space to make a cozy, welcoming home!
About the Manager: Michelle Cherup
My professional career started as an Administrative Assistant at Howard Hanna Real Estate. After working there for several years, I decided it was not for me. After I had my son, I decided I wanted a job closer to home, so I got a job working for a small property management company called Dentino Agency in California, PA, which managed housing for college students. The owner encouraged me to get my Real Estate license. While working there, I found that I really liked the property management side of real estate.
After working a couple of other positions, one wonderful day, I saw the Property Manager job posting for Carmichaels Arbors and Arbors Management. I immediately applied, as the property was only 15 minutes from my home. I had my interview with Paul Lingenfelter; we hit it off from the moment I met him and the rest is history. To me, working at Carmichaels Arbors is a dream job; I love the property, my co-workers, and especially the residents.
My husband and I love to travel to new places. He won’t fly but that’s okay because he will drive anywhere. Places we have traveled to in the past are San Antonio, TX, Memphis, TN, Boston, MA, Cape Cod, MA, Orlando, FL, Key West FL, Pensacola Beach, FL, Nashville, TN and we have been to Ocean City, MD, Myrtle Beach, SC and the Outer Banks, NC.
We are excited this year to be traveling to Key West, FL again; we are stopping at Savannah, GA on the way down for a few days and Daytona Beach, FL on our way back. Every month we try to go somewhere for a weekend trip. Some of my favorite weekend spots are Deep Creek, MD and Annapolis, MD where the seafood is delicious. My favorite place we have ever been is Key West, FL, and we are so excited to be going back this July. I have a feeling it will be hard to leave, so if I don’t return, you will find me selling straw hats on a corner in Key West!
My husband Jim and I are high school sweethearts, the old football player/cheerleader story. We have been happily married for 35 years this coming October. We have one son, Austin; he is 25 and we are very proud of him. We also have a silly grand-dog named Willie Nelson who we adore. I am truly blessed with the life I have!
Interested in Carmichaels Arbors?
If you’re interested in filling out an application or learning more about Carmichaels Arbors and all we have to offer, please take a look at our property page or contact property manager Michelle Cherup at 724-965-7111 or carmichaelsarbors@arbors.com.
by Nicole Fandel | Apr 1, 2022 | Blog, Low Income Tax Credit Housing, Project Based Section 8 Housing
By: Cindy Peterle-Harris, Director of Compliance at Arbors Management
Section 8 Housing: Section 8 Vouchers vs. Project-Based Section 8 Housing
It’s likely that you’ve heard of Section 8 housing, or its two subcategories, but do you know exactly what it is?
According to this article on www.hud.gov, the Section 8 Housing program is “the federal government’s major program for assisting very low-income families, the elderly, and persons with disabilities to afford decent, safe, and sanitary housing in the private market.”
Oftentimes, there can be confusion regarding the Section 8 program, who qualifies for Section 8 housing, what it means for owners and their rental properties, and more.
Today, we’re going to try to clear up some of that confusion for owners and tenants by discussing Section 8 and breaking down the two housing programs – Section 8 Vouchers and Project-Based Section 8 Housing – that fall under that title.
Program #1: Section 8 Voucher Program
The first type of Section 8 housing is the Section 8 Voucher Program.
A Section 8 Housing Choice Voucher is a type of housing assistance that will pay a portion of the rent that is charged on a unit.
The Voucher is awarded by the local Housing Authority to a qualified applicant and can be used at any rental property that accepts Section 8 Vouchers.
Who Qualifies for the Section 8 Voucher Program?
There are income and household composition requirements that must be met to qualify, but the applicant should contact the local housing authority for more information on those requirements.
Accepting Vouchers as a Property Owner
If you’re a single-family rental property owner, you can agree to accept these Section 8 Housing Vouchers if you so choose. If you do, you will receive all or some of the rental payment directly from the housing department every month.
Many rental property owners in Pittsburgh find this to be a good strategy because it’s guaranteed rent. You won’t have to chase down residents for late rent or missing payments because you know exactly where the money is coming from – a government agency.
However, even though your rent payment is guaranteed, there are still some hoops to jump through when you accept Section 8 Vouchers at your rental property.
Your property will have to undergo several different types of inspections. If there are any habitability issues, you’ll need to fix them right away – otherwise the Voucher program will not approve you for participation.
Additionally, there can be delays with rent payments, especially if there’s a government shutdown.
There can also be a difference in market rental values. With a market-rate property, you can set the rent at whatever you want; as long as the market will bear what you’re asking, you’ll get the rental price you ask for. But with a Section 8 Voucher, you are limited to what the Section 8 program determines is the acceptable rent rate for your property.
Does Arbors Management Accept Section 8 Vouchers?
Arbors Management will accept Housing Choice vouchers for the properties that have Low Income Tax Credits attached to them: The Meadows Apartments and 38 West Prospect Road in Washington, PA.
We do not accept Vouchers for our Project-Based Section 8 or PRAC (Project Rental Assistance Contracts) properties because there is already a deep subsidy attached to the unit itself. If an applicant has a Housing Choice Voucher and moves to a Project-Based Section 8 or PRAC unit, the applicant will lose the Voucher.
When looking for housing with a Section 8 Voucher, please be sure to check with your leasing agent to see if the owner will accept a Housing Choice Voucher.
Program #2: Project-Based Section 8 Housing
Project-Based Section 8 properties have an agreement with HUD (U.S. Department of Housing and Urban Development) that HUD will pay a portion of the contract rent (the rent rate that HUD has established for the property) for qualified residents.
The resident will pay 30% of his or her adjusted gross monthly income and HUD will pay the difference between the rent paid by the resident and the contract rent on the unit.
Project-Based Section 8 Housing is a little bit different than the Voucher Program. In this case, the subsidy is attached to the property, not the person. So, funding is given out based on the property, not an individual person and their income.
Who Qualifies for Project-Based Section 8 Housing?
It all depends on the property!
Eligibility factors always include an income limit based on a percentage of the median household income. This income limit is set by the Department of Housing and Urban Development (HUD). It’s updated annually and the income limit increases for every household member living in the unit.
Other eligibility criteria include age or disability if the property is considered an elderly property, as well as number of persons that will be living in the household.
Finally, for a household to qualify for a unit in this program, the household must require at least one dollar of subsidy even if it is below the income limit for the property/household size.
The best way to discover the eligible criteria for a property is to contact the Property Manager and ask what the eligibility criteria are for it.
What Are the Differences Between the Two Programs?
While both programs provide “deep subsidy” assistance, the major difference between the two is that in the Housing Choice Voucher program, the subsidy is attached to the tenant not the unit, while in Project-Based Section 8 programs, the subsidy is attached to the unit, not the tenant.
In other words, a tenant who has a housing choice voucher may move to another location and still receive Section 8 assistance, but with a Project-Based Section 8 property, if the tenant moves he or she may not transfer the subsidy to another property.
What Are the Similarities Between the Two Programs?
For both Housing Choice Vouchers and Project-Based Section 8 units, the tenant is required to provide income, asset and expense information on an annual basis. Rent will be adjusted yearly based on the information that is provided.
It is also important to note that despite differences in requirements for each program, the purpose of the two programs remains the same: to assist low-income families, persons with disabilities, and elderly by providing comfortable, safe housing.
In Conclusion…
There are two types of Section 8 Housing: Section 8 Voucher Program and Project-Based Section 8 Housing.
While both programs are meant to help low-income families, persons with disabilities, and the elderly, they do so in different ways. Section 8 Vouchers are attached to the tenant, while the subsidy for Project-Based Section 8 Housing is tied to the unit.
Section 8 can be a confusing topic, especially if you’re not dealing with the program on a daily basis. If you have any questions, please don’t hesitate to contact us! We’d be happy to help you manage your Section 8 property or help you find an affordable place to call home.
Phone: 1(800)-963-1280
Email: monroeville@arbors.com
