The District of Columbia Housing Authority (DCHA) Stabilization and Reform Board passed nine resolutions relating to occupancy and admission policies for public housing, development plans, and subsidy swap operations at its monthly meeting on June 12. The meeting as a whole addressed long-term development, public housing management, tenant concerns, and Housing Choice Voucher Programs.
The resolutions primarily enabled the agency to advance with the Rental Assistance Demonstration and Section 18 programs. These controversial federal initiatives will allow DCHA to transition subsidies at select properties from public housing to project-based vouchers. Agency officials said this shift would facilitate funding for property renovations, emphasizing these resolutions mark only the initial phase of a multi-step process. The board will have to vote again in the future to approve the redevelopment projects themselves.
Much of the discussion during the meeting did not focus on the resolutions, but rather, on the agency’s broader mission. The meeting highlighted a stark contrast between official perceptions of and resident experiences with public housing and voucher programs, as residents testified about poor conditions and long wait times. Residents said DCHA’s failure to meet their needs in a timely manner, whether relating to housing voucher waitlists or recertification processes, resulted in distress and dismay.
At each board meeting, DCHA Executive Director Keith Pettigrew presents a report, highlighting key updates. The June 12 report showed an 80.8% utilization rate for public housing — up from 73% in February — and an 81% voucher utilization rate for D.C. Housing Choice Voucher Programs. Pettigrew said the Department of Housing and Urban Development (HUD), which dinged DCHA for its occupancy rates in a 2022 report, is satisfied with these improvements.
The improvements in public housing utilization rates, however, stem partially from DCHA taking many units offline for repairs, which inflates rates of utilization according to DCHA Commissioner Christopher Murphy, who cautioned fellow board members to be honest with themselves about supposed improvements.
In response to the concerns, Pettigrew said he expects another significant increase in public housing utilization by late July, following the repair of “unlivable” units.
Luelanda Williams, a Kelly-Miller and LeDroit property resident, spoke during the meeting about the toll of living in a unit with poor conditions. The ceiling in her five month-old son’s room collapsed, she said, and DCHA was slow to respond and made inadequate repairs. Following the repair of her son’s ceiling, Williams said she noticed water damage recurring at the same spot where the ceiling collapsed.
“Before you all start filling up these apartments and putting people in these apartments, you all need to make sure that these apartments are well enough for people to go into. Because roofs are falling on people’s heads, okay,” Williams said.
Board members’ skepticism about public housing metrics extended to voucher utilization rates. The number of issued but unused vouchers skyrocketed from 493 in February to 728 in June, leaving an increased number of residents trapped in what Murphy described as a growing state of “voucher limbo.”
D.C.’s voucher system has been under fire for the last few years, as nonprofits and government agencies have found it difficult to distribute record numbers of new vouchers.
DCHA is responsible for approving voucher applications and signing off on units people want to rent with vouchers. Board members agreed to monitor voucher uncertainty in the coming months, and watch out for an increase in the number of issued vouchers not under contract.
Voucher holders like Sarah Hernandez-Santos, who is a single mother and voucher recipient, spoke about how difficult this limbo can be. Despite having a voucher, Hernandez-Santos has struggled to find suitable accommodation for her family that is culturally sensitive and safe. She said her children have been picked on for being Hispanic in certain neighborhoods, making any housing offered to her in those areas unsuitable for them.
Elizabeth Butterworth, attorney at Legal Counsel for the Elderly, said administrative failures and delays on the part of DCHA also create significant hardships for voucher holders, particularly those who are older or those with disabilities seeking appropriate housing. “Voucher holders are suffering the consequences of DCHA failure to effectively manage the Housing Choice Voucher Program and they are in the best position to propose solutions,” Butterworth said.
Board members discussed with Pettigrew how landlord reluctance to accept vouchers may be partly to blame for voucher delays, as the board has heard some landlords are upset by the condition in which voucher recipients leave their apartments. Pettigrew said he understood the need to improve landlord relationships with DCHA and residents, and announced a landlord engagement event later in June.
Complaints, however, extended beyond vacancy rates. While according to Pettigrew, HUD appeared pleased with DCHA’s progress, resident testimony suggested residents still see many ways the housing authority could improve.
The meeting underscored a critical mismatch between available housing and applicant needs, as Commissioner Theresa Silla noted residents often decline offers for public housing due to accessibility, location, or unit type issues. Resident Paulette Matthews confirmed this in her testimony, emphasizing the need for better oversight and follow-up on maintenance work. “With things being done throughout the properties, who follows up behind them? That’s a piece of the puzzle that I think is a very important piece that’s being left out of the equation,” Matthews said.
Many DCHA residents like Matthews testify at meetings every month, sharing continued frustration and distrust toward DCHA’s services. As the city struggles with rising housing costs and persistent inequality, public housing and vouchers are one of few options for residents who continue to face barriers to accessing stable housing.
