Philadelphia landlords are increasingly marketing their rental units to Public Housing Authority (PHA) voucher holders amid a significant building boom and policy changes. This shift provides a new level of opportunity for those reliant on housing vouchers, which subsidize rent for low-income families. With over 19,500 residents already utilizing these vouchers, demand for affordable housing remains high.
A notable example of this is Shakeema Smith, who found a significantly better living situation with her housing voucher at Wister Court Apartments. Previously, she had moved frequently but now enjoys a safer and more private environment with her family. Her experience exemplifies a growing trend where voucher holders access better housing options in Philadelphia.
This trend is partly fueled by increased vacancy rates in market-rate apartment buildings, particularly in popular neighborhoods like Fishtown and Northern Liberties. Philadelphia experienced a construction boom between 2021 and 2023, driven by real estate developers rushing to benefit from changes to the city’s property tax abatement program. This boom has led to a surplus of apartments, intensifying competition among landlords to fill units. Consequently, many landlords are now considering voucher holders as tenants, expanding their reach to a broader pool of potential renters.
Property managers, like Kelli Tomczack from The HOW Group, have adapted their strategies by including voucher holders in their marketing plans. For instance, The HOW Group began targeting voucher holders in 2022 and has since welcomed over 60 tenants through the program. They plan to continue this approach at developments like The Isaac, a new apartment building in Fishtown.
Policy changes within the PHA have also facilitated this transition. In 2018, the authority adjusted rental rates based on property ZIP codes, allowing voucher holders access to more expensive neighborhoods. This change has increased the number of available apartments for voucher holders and reduced the time required to secure housing, benefiting both landlords and renters.
Efforts to streamline the voucher process have been led by PHA President Kelvin Jeremiah. Moving procedures now take significantly less time, reducing from 75-120 days to just 35-40 days. This efficiency makes the program more attractive to landlords who are eager to fill vacancies quickly. Additionally, outreach and incentives continue to draw new participants to the program, with more than 2,000 new units added from Building Industry Association members.
The shift toward including voucher holders is part of a broader trend of addressing housing affordability and discrimination issues in Philadelphia. Anti-discrimination laws, such as the Fair Practices Ordinance, prohibit landlords from denying tenants based on their method of rent payment. This legal framework, combined with streamlined processes and regional income-based models, aims to ensure more equitable access to housing across the city.
Looking ahead, industry leaders like Mohamed Rushdy from Riverwards Group are optimistic about the sustained integration of voucher holders into Philadelphia’s rental market. Despite current vacancy rates, the underlying benefit for landlords lies in the consistency and guarantee of government-backed rental payments, coupled with simplified administrative processes. This scenario promises ongoing support for families reliant on housing assistance programs while aligning with property managers' goals of maintaining occupancy.
