FAQs

 

General

Where are you located?
Family Housing Advisory Services has staff available to serve you at three metro area locations including Council Bluffs , IA , South Omaha , and our main office located North of downtown Omaha in the Jazz and Blues District.

Are you affiliated with Omaha Housing Authority (OHA) or Department of Housing and Urban Development (HUD)?
No. Family Housing Advisory Services is a private, non-profit organization separate from the local housing authority and the federal agency. However, we have been a HUD-certified comprehensive housing counseling agency since 1971. 

What is affordable housing?
Affordable housing is a broad term used to describe decent, safe housing, which is affordable for individuals and families who generally earn a certain percentage of the area median income (AMI) or a certain percentage of a person’s income.

What is HUD?
HUD is the acronym for the U. S. Department of Housing and Urban Development. HUD is the federal agency responsible for delivering the vast majority of the nation’s affordable housing programs.

Tenant Services

What is private subsidized housing?
Private subsidized housing is privately owned affordable rental housing for eligible low-income families, the elderly, certain veterans, and people with disabilities.  Private subsidized housing developments are owned and operated by private owners, not the government.  The owners receive money, called subsidies, from the government to help pay rents, building costs, or other expenses. 

What is subsidized housing?
Subsidized housing is a term used to describe housing, which is financed in part with government funding.

What is public housing?
Public housing was established to provide decent and safe rental housing for eligible low-income families, the elderly, and persons with disabilities. Public housing comes in all sizes and types, from scattered single family houses to high-rise apartments for elderly families. There are approximately 1.3 million households living in public housing units, managed by some 3,300 HAs (Housing Authorities). The U.S. Department of Housing and Urban Development (HUD) administers Federal aid to local housing agencies (HAs) that manage the housing for low-income residents at rents they can afford. HUD furnishes technical and professional assistance in planning, developing and managing these developments. www.hud.gov/renting/phprog.cfm

What is Section 8?
Section 8 (also known as Housing Choice Vouchers) is a HUD program, which provides rental payment assistance to qualifying tenants. Section 8 pays rent, which exceeds 30-40% of a tenant’s adjusted monthly income. For example, if your landlord charges $500 per month for rent and you make $1,000 per month, you would pay $300 (30% of your monthly income) and Section 8 would pay $200 (the difference between what you can afford and what your landlord charges). 

What is the difference between very-low, low-income, and moderate income?
The meaning of these terms can vary amongst institutions and programs, but generally very-low income persons refers to persons at or below 30% of the Area Median Income (AMI), low-income persons refers to persons at or below 50% of the AMI, and moderate income persons refers to persons at or below 80% of the AMI.

Home Ownership

Foreclosure Prevention
How long does the foreclosure process usually take?
From the time you miss your first payment to the final foreclosure sale it’s not uncommon for six months or more to pass. In some states this could be more and in others considerably less. It will also depend a great deal on your mortgage holder and how aggressively they pursue your case.

Once the foreclosure process starts is there anything I can do to stop it?
Yes. Options are available (if you meet the qualifications) but the longer you wait, however, the more some of these options will become unavailable.  

Homeownership Education
Why is my credit score and history so important?
It is important to have an understanding of your credit report and credit score before applying for a mortgage. Your credit score, referred to as FICO by lenders, is one of the most important factors on your ability to qualify for the best loan products available. Your score is determined by the information on your credit report. Your credit report tracks: what types of credit you use, length of time your accounts have been open and whether you have paid your bills in time. Knowing the information on your credit report will help you know what type of loan you can qualify for and reduce your chances of being taken advantage of by predatory lenders.

What types of mortgages are available?
Fixed-rate mortgage. You pay the same interest rate and the same monthly payment of principal and interest for the duration of the mortgage. The most common terms are 30, 20 and 15 years. Fixed –rate mortgages are best if you plan on being in your home for a while.

Adjustable-rate mortgage (ARM). The interest rate stays fixed for an initial interest rate period, which ranges from 1 to 7 years. Then the rate will adjust up or down annually for the life of the loan based on a specified index.

Combination loan. A loan where you receive a first mortgage combined at the same time with a second mortgage. This option may help you avoid the costs of private mortgage insurance (PMI) and/or the higher rate of a jumbo loan with as little as 10% down. The most popular combinations are 80-10-10 (80% first, 10% second, 10% down).

What is Predatory Lending
Predatory Lending is an abusive lending practice that takes advantage of borrowers. Predatory lending can be one or more abusive lending practices such as:

  • Excessive interest rates and /or high fees
  • Failing to disclose the true terms of the loan
  • Approving a loan with payments higher than the borrower can afford to pay
  • Pressuring a borrower to sign documents with out understanding the terms of the loan
  • Flipping or frequent refinancing of a loan

Reverse Mortgage Counseling
How much money can a senior (62 years or older) get from a reverse mortgage?
The maximum amount depends on:

  • Home appraisal value
  • Age of the youngest borrower ( the older you are, the more money you get)
  • Interest rates and fees at the time the loan is closed with the lender

What is the purpose of a reverse mortgage counseling session?
Counseling is required by Housing and Urban Development (HUD) and a certificate of HECM counseling will be given to the senior homeowner(s) at the end of the appointment.

HUD requires counseling so that borrowers understand consequences of a reverse mortgage. The counselor is an impartial third-party who does not have a stake in whether or not the senior obtains a reverse mortgage. Counselors are not here to tell the home owner what to do; our role is to provide information and education about reverse mortgages including; alternatives to a reverse mortgage, how funds can be received from a reverse mortgage, costs of the loan, affect on public benefits, when a reverse mortgage becomes due and payable and much more. All information shared is confidential and will not be shared with any lender.

Fair Housing

Who is protected?
Federal and State  Fair Housing laws in Nebraska and Iowa prohibit housing discrimination based on race, color, religion, national origin, sex, familial status (children under 18 in the home), or disability (physical or mental).  Some city ordinances may protect additional groups. For example, in Omaha and Lincoln housing discrimination is also prohibited based on marital status and age (over 40). 

What does housing discrimination look like?
The most common forms of housing discrimination are:

  • Refusing to deal – Refusing to sell, rent, least, or negotiate for a dwelling.

  • Different terms, conditions – Charging different prices, not offering specials, having different rules for some.

  • Misrepresentation – Saying that an available dwelling is not available for inspection, rent or sale when it is.

  • Discriminatory presentation – To say, publish, or display a discriminatory preference with respect to the sale or rental of a dwelling (for example a landlord or ad saying “no kids”).

  • Steering – Directing anyone to or away from homes or rental properties in a particular area based on discriminatory reasons.

  • Unequal financing – Denying a loan to anyone or discriminating in the terms or conditions of a loan based on discriminatory reasons.

  • Blockbusting – Engaging in panic-selling by representing that the racial composition of a neighborhood is going to change.

Is it just rentals?
No, every kind of housing transaction is covered by the Fair Housing Laws, including real estate transactions, loans, appraisals,  and homeowner or rental insurance.  

What’s a reasonable accommodation?
A reasonable accommodation is requesting that the housing provider, government agency, etc. waive a rule, regulation, or procedure in order to allow a person with a disability to have the full use and enjoyment of his or her dwelling.  This might be waiving a rental late fee because SSI or SSDI checks are late, or allowing a service or emotional support animal into a complex that has a no pet policy.  

What if my landlord won’t make repairs?
In most cases, this is a landlord-tenant issue.  If the things needing repair are serious enough to be code violations, then you can make a WRITTEN request for repairs to be done in a certain length of time (14 days in Nebraska, 7 days in Iowa) ort the landlord maybe in violation of the lease and you might have the right to leave with proper notices.  In Nebraska, see the Landlord-Tenant Handbook at the Nebraska Legal Aid website under “Booklets” (see Links) for instructions and sample letters. Iowa has slightly different procedures. Call our office to find out more information on Iowa rules.

What if I’m getting evicted?
In order to evict you, the landlord must give you a proper written notice that you owe rent (3 day notice in both NE and IA) which gives three calendar days to pay or he or she will begin eviction proceedings.  If the eviction is based on violating the lease or rules, then it is a 14 day notice in NE and a 7 day notice in IA.  These are very serious notices and it is very important that you follow the right steps to “cure” the situation.  In Nebraska, go to the Nebraska Legal Aid’s website and, click on “Booklets” to get to the Landlord-tenant Handbook (see Links).  Call our office to review Iowa rules.

What if I want my security deposit back?
This requires a written letter to the landlord requesting the return of your security deposit after you have vacated the dwelling.  You should indicate how much the security deposit was, and an address where the landlord can mail it to.  Again, in Nebraska, see the Nebraska Legal Aid’s website and review security deposit information in the Landlord-tenant Handbook (see Links).  Call our office to find out about the Iowa rules.

Financial Fitness

How can I plan when I’m living from paycheck to paycheck?
Sit down and identify how much you’re spending each month. For one month, save all of your receipts and keep records of any checks or money withdrawals you make. Save all of your receipts and keep records of any checks or money withdrawals you make. At the end of the month, sit down and sort your receipts in categories-rent, food, utilities, etc. By doing this, you can get a realistic picture of your expenses and see where you can save.

How can I reduce my credit card debt?
The only way to reduce credit card debt is to commit to a realistic payment plan and stick with it. To do this, you’ll want to look at your total credit card debt and see if you can consolidate it, if possible, on a card with the lowest interest rate. If you cannot do this, choose the card with the highest interest rate and begin focusing on paying that off first. Now, this does not mean that you ignore your other credit card debts. But it does mean that you put more money toward one card each month so that you can see your balance go down. Also, always try to pay more than the minimum balance.

 
 

Discover Us | Program Services | Support Us | Partners | FAQs | Contact Us | Home

Para hablar con un representante en espanol por favor llama 546-1013 o mande nos un e-mail a: SouthO@fhasinc.org