Woods v. Willis

825 F. Supp. 2d 893, 2011 U.S. Dist. LEXIS 102380, 2011 WL 4054855
CourtDistrict Court, N.D. Ohio
DecidedSeptember 12, 2011
DocketCase 3:09CV2412
StatusPublished
Cited by2 cases

This text of 825 F. Supp. 2d 893 (Woods v. Willis) is published on Counsel Stack Legal Research, covering District Court, N.D. Ohio primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Woods v. Willis, 825 F. Supp. 2d 893, 2011 U.S. Dist. LEXIS 102380, 2011 WL 4054855 (N.D. Ohio 2011).

Opinion

ORDER

JAMES G. CARR, Senior District Judge.

This is a § 1983 suit by present and former recipients of benefits under the Housing Choice Voucher Program of § 8 of the U.S. Housing Act of 1937 (“Housing Act”), 42 U.S.C. § 14371 Defendants administer the § 8 program in which the plaintiffs participate and participated.

Plaintiffs claim that defendants have illegally deprived them of their property interest in the § 8 Housing Choice Voucher Program without due process and in violation of federal law. They seek declaratory, injunctive and monetary relief.

Pending are the parties’ counter-motions for summary judgment. Defendants request summary judgment against plaintiffs Caulene Fuller [Doc. 39] and Nancy Woods [Doc. 40]. The plaintiffs in turn seek summary judgment against the defendants. [Doc. 49].

For the reasons that follow, defendants’ motion as to Caulene Fuller is granted in part and denied in part. Defendants’ motion as to Nancy Woods is granted. Plaintiffs’ motion is granted in part and denied in part as to Fuller and denied as to Woods.

Background

1. The § 8 Housing Program

Congress enacted § 8 as part of the United States Housing Act, 42 U.S.C. § 1437f, to assist low-income families in obtaining decent housing and to promote economically-mixed housing. Local Public Housing Authorities (PHA) administer § 8 and are responsible for, inter alia: 1) determining tenant eligibility under the applicable regulations; 2) providing selected tenants with an overview of the program and a voucher to obtain benefits; and 3) denying and terminating assistance when necessary. An Administrative Plan prepared by the PHA governs § 8.

The amount of assistance granted to a participant depends on the number of persons residing in the household. The PHA must approve the composition of the family residing in the unit.

Families approved for the § 8 Housing Choice Voucher Program select and rent units that meet program housing quality standards. 24 C.F.R. § 982.1(a)(2). The PHA must approve the dwelling and the lease, ensuring that all regulatory requirements are satisfied. Id. If these conditions are met, the PHA and the landlord enter into a housing assistance payments contract. Id.; 24 C.F.R. § 982.311(a).

*896 Section 8 imposes responsibilities on the tenant, including disclosing income and resources, allowing inspection of the unit, promptly providing the housing authority with eviction notices, notifying the PHA before the family moves from the unit and refraining from serious or repeated violations of the lease. 24 C.F.R. § 982.551. The PHA reviews eligibility annually.

A PHA may terminate voucher assistance if a participant family “violates any family obligation under the program.” 24 C.F.R. § 982.552(c)(1)(f). If the PHA determines it should terminate assistance, it must give the family the opportunity to have an informal hearing before termination of housing assistance. 24 C.F.R. § 982.555(a)(l)(v). At the hearing, the family must have the opportunity to present evidence and question any witnesses. 42 U.S.C. § 1437d(k); 24 C.F.R. § 982.555(e)(5).

The housing authority must adopt written procedures for conducting informal hearings. 42 U.S.C. §§ 1437d(k), 1437c-1(d)(6); 24 C.F.R. § 982.555(e)(6). The person who conducts the hearings must issue a written decision stating briefly the reasons for the decision. 24 C.F.R. § 982.555(e)(6). Factual determinations require a preponderance of the evidence presented at the hearing. Id.

Defendant Lucas Metropolitan Housing Authority (LMHA) administers § 8 to low-income individuals and families in Lucas County, Ohio. LMHA conducts briefing sessions for § 8 families that highlight significant federal, state, and local fair housing laws. These briefings provide instructions concerning the participants’ right to an informal hearing in response to certain actions by LMHA. A housing specialist is assigned to each family.

When issues arise that may be cause for terminating a participant’s voucher, the housing specialist or inspector advises the managers of the issue, and they determine whether to terminate the participant’s voucher. LMHA issues notice to the participant, informing her of the reason for termination and her right to an informal hearing. After a participant requests a hearing, LMHA schedules the hearing. The housing specialist assembles the relevant documentation for the hearing officer.

Defendant Margaret Miracola is the Director of the Housing Choice Voucher Program. She manages a staff of twenty-eight employees and supervises hearing officers Candace Renner and Vivian Bush.

The plaintiffs in this case, Nancy Woods and Caulene Fuller, participated in the LMHA § 8 Housing Choice Voucher Program (“ § 8 Program”) until their terminations from the program.

2. Plaintiffs’ Hearings and Terminations

A. Nancy Woods

Nancy Woods began participating in the § 8 Program in 1997. Beginning in April, 2007, she resided at 2025 Sandringham Drive, Toledo, Ohio.

LMHA scheduled Woods’ unit for an annual Housing Quality Standards inspection on March 6, 2008. The property failed the inspection due to the landlord’s failure to maintain the unit in accordance with housing quality standards. LMHA gave the landlord notice that the property failed the inspection and offered him an opportunity to make repairs.

On March 27, 2008, Woods attended a Rehousing Update Class at LMHA.

On April 4, 2008, the property failed a second inspection.

On April 10, 2008, LMHA notified Woods that her unit had failed two inspections, and that she must move by July 1, 2008 to avoid losing her voucher.

*897 On May 22, 2008, Woods submitted a Request for Tenancy Approval for a different property that would allow her to transfer her Housing Choice Voucher to a new address. LMHA denied her request to move because the rent was too high.

Free access — add to your briefcase to read the full text and ask questions with AI

Related

Woods v. Willis
986 F. Supp. 2d 900 (N.D. Ohio, 2013)

Cite This Page — Counsel Stack

Bluebook (online)
825 F. Supp. 2d 893, 2011 U.S. Dist. LEXIS 102380, 2011 WL 4054855, Counsel Stack Legal Research, https://law.counselstack.com/opinion/woods-v-willis-ohnd-2011.