Years ago, when Becca Morris applied for a federal housing subsidy, her life was in disarray. At just 19, she became a mother, navigating a turbulent relationship with a partner who frequently cycled through rehabilitation and prison. During this challenging period, Morris found herself couch surfing among friends and family, seeking stability for her and her young son. So, when the opportunity for rental aid arrived, accompanied by the stipulation that the support would cease after seven years, she viewed it as a necessary motivator. "I feel like this was … good pressure," she recalls, recognizing it as a push to improve her circumstances and return to school.
Thanks to the federal housing subsidy, Morris and her son now reside in a cozy two-bedroom home in Bridgeville, Delaware. Their living space is adorned with vibrant plants and two large aquariums that cast blue light across the ceiling. Family photos of her now-teenage son decorate the fridge, creating a warm yet cramped environment. While Morris appreciates her home, she dreams of more space for her family. The initial seven-year cutoff period has come and gone, extended due to the disruptions caused by the COVID-19 pandemic. However, as it turns out, this housing program offers much more than just a countdown to an end.
Currently, only a limited number of local housing authorities have the authority to impose such time limits. The Delaware State Housing Authority, which serves two counties, is one of these entities. Meanwhile, the Department of Housing and Urban Development (HUD) is working on new regulations that could significantly broaden this power to enforce time limits and work requirements. Although HUD has not confirmed these plans, a spokesperson mentioned that previous budget proposals under President Trump suggested a two-year time limit for rental aid, aiming to promote self-sufficiency and economic independence.
Experts in housing policy express skepticism regarding the effectiveness of time limits and work requirements in fostering employment or helping individuals transition off subsidies. They voice concerns that many families could face severe repercussions, especially when rental prices remain exorbitantly high for many Americans.
The "good pressure" Morris experienced also included the mandate to work, which applies to all adult household members unless they are elderly, disabled, or in school or training. Regular financial check-ins ensured she remained on track. Importantly, the Delaware program also facilitated savings for Morris. Unlike many housing subsidy programs where rent increases with rising income, the Delaware initiative kept her monthly payments stable. This allowed Morris to save money, which was placed into an interest-bearing savings account accessible when she eventually exited the program. "I would have been literally paycheck to paycheck this entire time," Morris explains, emphasizing the program's critical role in her financial stability.
The Delaware program features a two-tiered time limit. If participants can transition within five years, they receive the full amount in their savings accounts. If they require more time, there is a two-year grace period, albeit with penalties. Although Morris needed this additional time and will only receive a portion of her savings, she acknowledges the financial sense of remaining in the program. "I was able to save more staying here with the lower rent," she states, appreciating the flexibility offered by the program. With the extension provided by the pandemic and her recovery from a wrist injury, she has had the opportunity to complete her nursing degree while paying only $50 in rent during her downtime.
Despite the apparent benefits of Morris's experience, only a quarter of individuals who qualify for rental assistance actually receive it, leading to long waiting lists. Critics argue that once a housing subsidy is granted for life, it creates a backlog in the system. Howard Husock, a senior fellow at the American Enterprise Institute, notes that the median duration of federal housing assistance is around four to five years, with many individuals relying on support for over a decade. He argues that time limits can encourage turnover and upward mobility, allowing new families in need to receive assistance.
However, the implementation of time limits has not always proven successful. For example, in Washington State, the Tacoma Housing Authority introduced a five-year maximum in 2013 but encountered significant challenges. As rental prices soared, even those with stable jobs struggled to make ends meet. April Black, the executive director of the Tacoma Housing Authority, noted that many individuals found it impossible to save money, and as deadlines approached, the fear of homelessness became a pressing concern. In response, Tacoma ended their time limit in 2022 after an analysis revealed that individuals with regular housing vouchers fared better without restrictions.
Matthew Heckles, the director of the Delaware State Housing Authority, concurs that the lack of affordable housing complicates the case for time limits. He expresses skepticism regarding the two-year limit proposed in Trump's budget, emphasizing that very few families successfully transition within that timeframe. However, he supports the idea of implementing time limits nationally, with the caveat that true success stems not from the limits themselves but from supportive measures like interest-bearing savings accounts and additional resources for budgeting and childcare.
After nine years in her subsidized housing, Becca Morris is finally preparing to move into her own home. She drives to a nearby town and parks in the muddy backyard of a two-story house still under construction. "Well, here we are, my new home!" she exclaims, thrilled about the prospect of having a space to call her own. After two years of searching and being outbid on older homes, Morris has found her place just in time. As she walks through the frame of her future home, she anticipates the joy of doing laundry in her own space. "That sounds crazy, but I am super thrilled about that," she adds, acknowledging the challenges that lie ahead as she adjusts to a mortgage and increased responsibilities.
Despite the overwhelming nature of the transition, Morris feels confident in her ability to make it work. "Come moving in is when it'll really, like, hit me," she says, reflecting on her journey and the determination that brought her to this moment. "Wow, I did this."
