Affordable Housing Centers of Pennsylvania - Blog

Rental Assistance Change could Affect Thousands in Philadelphia

Thu, 11 Jun 2026 18:59:22 GMT

How A New HUD Proposal May Make Public Benefits Harder to Obtain

On February 20th, The Department of Housing and Urban Development (HUD), published a proposed rule meant to adjust the “Eligible Status” for the Housing and Community Development Act of 1980. As HUD ramps up signs that this proposal will be accepted, public pressure campaigns have also increased calls for the withdrawal of this rule. The rule establishes new eligibility requirements for rental assistance programs like Section 8 housing, Public Housing Authorities (PHA), Rent Supplement Programs, and many others.

The new proposal would establish a verification process and bar any non-citizen from receiving rental assistance money. This would include people living here on work visas and green cards, and will majorly impact mixed households that include a US citizen living with a non-citizen. States, cities, and Housing Authorities would have to verify each member of a household's citizenship status and then prorate their rental assistance benefits based on the number of individuals in the household who are or are not citizens.

For example, a family that consists of one mother who is a US citizen, a father who is here on a VISA, and two children who are citizens would no longer receive their full benefits and would only receive 75% of their former benefits. This difference in benefits may be the deciding factor between the family having to move or split up their living situation. These new requirements would be a stark departure from norms, as other state and federal assistance programs, like SNAP, do not factor in individual family member citizenship status.

While this is meant to curb the use of public benefits by undocumented immigrants, the rule will lead to expensive burdens for the agencies that implement these benefits, and will harm US citizens, green card immigrants, and countless families. According to HUD, the new act is meant to close what they call the “Mixed Status Households Roommate Loophole.” However, HUD’s own data shows that these individuals make up only about 0.25% of all people receiving HUD benefits. And while the agency may be trying to prevent fraud from this small group of people, the new ruling will inadvertently affect everyone on housing assistance programs.

The new verification processes will burden both the distributors and the average assisted household. For the states and agencies, the proposal would cost upwards of $3,000,000 for initial implementation and an additional $300,000 a year to uphold the same service level HUD already provides. But, given how no additional funding is being allocated to HUD, waitlists are expected to increase while services are expected to decrease, leaving perfectly good units vacant. Assisted households will also be hurt, as they will have to provide regular proof of citizenship, which many households may not have access to.

How will this affect Philadelphia?
Philadelphia already deals with being the 2nd poorest major city and a housing crisis. These additional burdens on the Philadelphia Housing Authority will lead to exacerbated issues. But the largest impact will be on Philadelphia households. The new verification process will require all families to provide proof of citizenship, even though about 8% of Americans, and 11% of People of Color, do not readily/easily have access to these documents. Such discrepancies may lead to lapses in benefits or even complete removal from rental assistance programs.

To achieve a greater understanding of the potential impacts, I reviewed Pew Research and Census Data and found that Philadelphia has approximately 331,000 renters, 54% of whom are rent burdened and qualify for rental assistance. Thus, about 170,000 Philadelphians qualify and or benefit from HUD, all of which may be impacted by this new ruling.

Of those 331,000 renters, about 95,000 are households where one or more members are non-citizens. Of those 95,000, 51% of those families are cost-burdened renters. Under the new rule, approximately 48,500 Philadelphian households may have to decide between losing a crucial source of income that allows them to live in their home or moving.

If the proposal is implemented, it will significantly impact thousands of American households, including hundreds in Philadelphia alone!

AHCOPA and many other housing rights groups around Philadelphia are working their hardest to provide up-to-date information and resources to those who may be affected if this new ruling is implemented.

AHCOPA's 3rd Annual Celebratory breakfast

Tue, 05 May 2026 20:37:12 GMT

Friday, April 24th, Affordable Housing Centers of Pennsylvania held our 3rd Annual Celebratory breakfast fundraiser at the Arts Ballroom in Philadelphia.

The Celebratory Breakfast gives AHCOPA and housing professionals across Philadelphia the opportunity to network, raise money for AHCOPA’s goals, and celebrate the work AHCOPA and our partners have accomplished over the last year.

The 2026 breakfast was a resounding success, raising over $60k for AHCOPA’s future missions and current programs designed to help Philadelphians and beyond.

Our theme this year was Rooted in Community. We decorated each table at the Arts Ballroom with potted flowers and every guest received a small bottle of wildflower seeds. These seeds correspond with our theme that has been reflected in much of our work the last year and beyond. Planting seeds in our communities to allow families to flourish and grow their legacies.

We opened the Breakfast with words from our Executive Director Kenneth Bigos, and our Board President, Jeff Ryckbost. They spoke on the past, present and future of AHCOPA, and specifically honored our previous board President, Paul Johnson, bestowing our “Community Advocate Award” to him for all of his hard work and service to our mission.

We heard words of inspiration and encouragement about our different programs, especially the Will Power Program, from our Director of Strategic Partnerships, Derrick Thomas. Our first speaker, the Senior Pastor of New Joy Missionary Baptist Church, Reverend Edward Smith gave us many words of encouragement

Like previous years, the Breakfast included a silent auction – but this year, we ran it a little differently. To encourage more participation by allowing non-attendees to bid, we operated our auction online! The auction included items like a night at the Ritz-Carlton, an AJ Brown signed football and more. Through the auction alone we were able to raise over $3,000.

Attendees enjoyed a breakfast and mimosas provided by the Arts Ballroom, as well as the opportunity to network with other Philadelphia area housing professionals. We were excited to have multiple clients in attendance this year, including the Karapiti family who recently purchased their first home with the help of NeighborhoodLIFT. We were also fortunate to hear from Philadelphia’s Director of Planning and Development, Jessie Lawrence.

Jessie spoke about the monumental investments that Philadelphia is committing towards housing in the upcoming years and thanked all of us for the amazing work we have been doing.

AHCOPA’s 2026 Awards:

Jessica Arroyo for Top Realtor, achieving the most home closings through AHCOPA in 2025.
WSFS Bank for Top Lender, closing the most loans among our lending partners in 2025.
TD Bank for Corporate Partner. TD Bank created the community advisory council, promoted revitalization work in Philadelphia, and partnered with AHCOPA for Housing for Everyone.
HomeFreeUSA for Community Advocate. HomeFreeUSA has supported AHCOPA for many years and partnered with us through NeighborhoodLIFT.
AHCOPA Staff Sarah Kellogg & Sakinah Lester for the Beyond Expectation Award. Sarah and Sakinah have gone above and beyond this year, helping AHCOPA be where we are today.
Paul K. Johnson received the Community Advocate Award for serving many years as AHCOPA’s Board President.

ABC 6 covered the Breakfast (10:30), specifically mentioning AHCOPA’s NeighborhoodLIFT partner, HomeFreeUSA.

We are grateful to the event’s title sponsors Citadel Credit Union and Citizens.

Thank you to everyone who attended. This event was truly special and will work to help AHCOPA help Philadelphia for years to come!

From ACORN to AHCOPA | Mildred Brown

Tue, 24 Mar 2026 15:08:42 GMT

Mildred Brown (center) in 2018 with Kenneth Bigos receiving an award for her service as President of the Board for AHCOPA.

Honoring Mildred Brown and Her Legacy this Women’s History Month

This Women’s History Month, we reflect on the life of one of the most impactful women in AHCOPA’s history, Mildred Brown.

Mildred started her work in Nicetown, as a Democratic committee person, and quickly moved up the ranks of housing affordability and economic justice when she was asked to join the Association of Community Organizers for Reform Now, or ACORN for short.

ACORN was the largest economic justice nonprofit organization in the country at the time. When Mildred joined the Philadelphia team, she primarily joined as a housing and voting advocate. Working with the Women’s Community Revitalization Project (WCRP), Mildred’s work at ACORN was able to get the third ever Community Reinvestment Act (CRA) agreement in Philadelphia with the WCRP and First Fidelity Bank.

Mildred went on to do more national work for ACORN. Whether it was small neighborhood improvement projects in Philadelphia or sleeping on people's couches in Saint Louis as they campaigned for low-income individuals, Mildred was there fighting the good fight. Her dedication and work eventually led to her election to the national ACORN board, and following her tenure, she became one of ACORN’s most important D.C. lobbyists. As a lobbyist, Mildred rallied over 100 fellow ACORN members to camp out on the National Mall to push for HUD to convert its many empty houses into affordable homes for first-time homeowners, which was successful.

Even when ACORN eventually began to crumble and disband, Mildred continued her efforts to ensure that the work in Philadelphia thrived. She went on to lead the Philadelphia ACORN branch and preserve their Philadelphia office by offering it to a new local housing counseling agency, where she would eventually go on to work at and become President of their board.

That Housing Counseling Agency was Affordable Housing Centers of Pennsylvania.

While we know a lot about what Mildred stood for and how she came to be such a notable housing activist, we talked with AHCOPA’s founder, Bruce Dorpalen, to get a better understanding of her character.

Mildred’s character easily reflected her work in affordable housing. According to Bruce, Mildred was consistently “calm and level-headed,” “community driven,” with a “deep, quiet, and thoughtful presence,” and “always thinking of the long-term.” Whether budgets were tight or controversies were plaguing the scene, Mildred remained steadfast, calm, and focused on providing services to underserved communities, because, to her, those were inconsequential and small problems compared to the inequality that was plaguing Philadelphia and beyond. Mildred never partook in a battle of egos or power. As long as she was fighting for the people, that’s all that mattered to her.

AHCOPA, Philadelphia, and the Country is better off because of the work Mildred Brown did. We are so thankful to have our roots traced back to such a powerful woman.

Mayor Parker's Budget Address

Wed, 18 Mar 2026 14:57:38 GMT

Philadelphia Mayor Cherelle Parker speaks in City Council chambers at City Hall on March 14, 2024. Photo Credit: Kimberly Paynter/WHYY

I Listened To The Mayor’s Budget Address, So You Don’t Have To!
What taxes are increasing and where is your money going?

On Thursday, March 12th, Mayor Cherelle Parker unveiled her Fiscal Year 2027 (FY27) budget of $6.97 Billion ($B) in a two hour address to City Council. This budget is the largest proposal in Philadelphia history. Now I know, not everyone has the time to sit through a two hour speech, or the time to read the whole thing… So I did it for you! Read on for the highlights!

Mayor Parker started her address honoring many people and thanking City Council members and civil servants in typical political fashion. She then turned her attention towards the budget announcing that Philly would be ‘Cleaner, Greener. And Stronger.” But most importantly, this year's budget will focus on an Economic “GPS”: Growth, Prosperity, and Security.

Now onto the meat of what Mayor Parker said:

Notables
While Mayor Parker primarily addresses revenue and investments, she did specifically have some notable moments and commitments outside of spending and revenue.

Philadelphia’s Economic “GPS”: Growth, Prosperity, and Security. A “Roadmap to self-sufficiency.”
The Budget Stabilization Reserve Fund (the “Rainy Day Fund”) will have $344 Million ($M) by the end of the proposed five year plan, the most ever.
- This fund was used to help stabilize economic conditions during COVID, and in times of economic hardship or disasters, like the I-95 bridge collapse.
Pension will be fully funded by FY33
- This will eliminate $550M in debt payments that date back to the 90s. This will be the first time in four decades that Philadelphia is up to date on their pension payments.
100 new seats for PHLpreK
The city has net 2,000 new City Jobs since January 2024.
Increasing enforcement of the Illegal Dumping Task Force
One Philly Plan to End Street Homelessness is committed to creating 1,000 new beds across their systems.

New Taxes
Everyone’s favorite topic: taxes! Mayor Parker proposed $48.5M in new revenue. These are the new taxes, as well as where their revenue will be directed:

Hotel Tax Increase: Increasing 2% for $20M annually
- Will be used to open new Homeless shelters and clinics.
Retail Delivery Fee: $0.25 per order for $15M annually
- Will be split between the General Fund and “One Philly Pothole Squad.”
Rideshare Fee: $0.20 per ride for $9.6M annually.
- Will go directly to the Philadelphia school district.
Modifying the Use & Occupancy Tax on Telecom Companies for $2.4M annually.
- Will go directly to the Philadelphia school district.
Online Retail Tax Loophole Closure for $1.5M annually.
- Undisclosed where it will go.

Investments
Philadelphia will see many new investments back into the community. Most of these investments will start in FY27, but many will span the five year budget time period.

$10M in Workforce Development training.
$1.9M to expand Extended Day/Extended Year partnership with 47 new schools (35 district and 12 charter).
$7M to Establish a City College for Municipal Employment (CCME) Fellows Program for recent graduates transitioning to municipal employment.
$850,000 to create a Student Loan Help Center.
$3.3M for a new program emphasizing small and local businesses when awarding City contracts.
$14.7M over five years to create 1,000 new summer jobs.
$13.9M over five years to provide expert financial counseling.
$25M continued investment in the SEPTA Zero Fare Program.
$10M investment in SEPTA Key Advantage program.
$7.1M to launch “One Philly Pothole Squad.”
$30M investment for Vision Zero (Safer Streets).
$11.5M in City and State funds for Gateway to Philadelphia Initiative for planting 85 trees and 96,000 bulbs along I-76, and graffiti cleaning.
$179M in Capital Investments in parks and recreations.
$27m in FY27 and $110m over five years to support the goals of ending street homelessness in Philadelphia.
$211M over five years in Opioid settlement funds in the Wellness Ecosystem, continuing operations at Riverview and Philly Home, Kensington Wellness Support Center, and the Wellness Court.
$550M over five years to be set aside for collective bargaining with unionized employees.
$33M on capital programs for HVAC upgrades to libraries.
$50M for relocation of the African American museum.
$500,000 operating support to Dell Music Center and $1m to their capital funding.

Housing
And we couldn’t discuss Mayor Parker’s budget address without talking about her Housing Opportunities Made Easy Initiative (H.O.M.E.).

The first $2B investments will start repairing and restoring 30,000 units in FY27.
The Philadelphia Housing Authority will begin construction on 20,000 deeply affordable units.
The H.O.M.E. initiative will begin implementing and providing additional funding to the following programs:
- One Philly Mortgage
- Basic System Repair Program
- Renter Protection
- Adaptive Modification
- Turn the Key
A $50M investment will start renovations on an affordable senior citizen apartment building.
Philadelphia will contribute $10M in investments to factories to create modular housing.
- This program is currently in the Request for Information phase.

This budget address officially kicks off budgeting season here in Philadelphia. AHCOPA is hopeful that this year will see significant investments in the Housing and Economic futures of Philadelphians. If you want to learn more about the process or attend some of the budgeting hearings, you can find more information here. The first hearing is on March 24th from 10am-4pm.

Michael Iwan

Michael serves at AHCOPA as an AmeriCorps VISTA with the Housing Action Corps

appraisal bias and what philadelphia is doing about it

Thu, 19 Feb 2026 19:34:12 GMT

AHCOPA's Kenneth Bigos and Urban League's Abraham Pardo discuss appraisal bias with large group of housing counselors from Philadelphia

What is Appraisal Bias?
And What is Philadelphia Doing About It?
Philadelphia has been looking to understand “Appraisal Bias” since 2021, when then Councilmember Cherelle Parker launched the Philadelphia Home Appraisal Bias Task Force. This task force was created to understand what appraisal bias is, and if it was affecting Philadelphia communities.

What is Appraisal Bias?
Appraisal bias is a concept that when a homeowner gets their home appraised, Black homeowners and communities may see their home undervalued compared to their white counterparts. A hypothetical, but all too real, scenario would be as follows:

A Black and a white family have each purchased their own homes approximately 5 blocks from each other. Both homes are 3 bedrooms, 2 bathrooms, and almost the same square footage. Both homes were purchased for around $200,000-$250,000. Ten years later, both families wanted to refinance and needed a home appraisal. The only substantial difference between the two homes is the neighborhood they are in and the racial identity of who lives there. The same appraiser surveys each home and grades the white family's home at a value of $350,000. But, he grades the Black family's home at just $250,000.

Appraisers may not be consciously targeting a family due to their race, however, they may be responding to implicit biases that are based in racism. They may view a Black neighborhood as less desirable because it looks less like the white neighborhoods they’re familiar with. For example, they may rate the home as being on “A busy street” or the outside “Is not well kept.” It can be difficult to legally prove bias, so it can be a good idea to get a second opinion. This is especially true if a low appraisal is the determining factor on whether a person qualifies for certain mortgage programs or not. Appraisal bias could be the determining factor on whether a person can refinance their home to afford certain medical bills or if they have the funds to send their children to college.

Undervaluing homes can lead to issues outside of just refinancing a mortgage. If someone's home is undervalued, they fail to get the maximum amount of money they deserve when selling their home. When trying to get cash out of their mortgage, many applications get rejected from homes that were later deemed undervalued.

Why Does This Happen?
We’ve already talked about implicit biases that impact appraisal values, but another important factor is the demographic of home appraisers. Home appraisers are a rapidly aging workforce with the majority of appraisers being over 60 years old. Two-thirds of appraisers are men, and 86% of real estate appraisers are white.

In Philadelphia the problem is even more exasperated. 95% of appraisers are white, and only 5% are Black or Brown. In comparison, 22% of real estate agents are Black and Brown and 32% of the banking industry.

The lack of representation in appraisals leads to appraisers evaluating communities that they are unfamiliar with. Appraisers have an “objective” list that they must follow, but many of these qualities are up to subjective evaluations. One evaluator may rate a bathroom as a “half bath” while another evaluator may rate the same bathroom as a “full bath.” Like the previous example, the appraiser’s personal experiences may be the difference between a house being designated as on a “clean” or “dirty” street.

Having appraisers from the local community who understand the value and importance of their neighborhoods is crucial for accurate appraisal values. If an appraiser is familiar with a community or culture, they won't feel as out of place when assessing, leading to higher assessments. A good example of this phenomenon is “whitewashing tests,” where some Black and Brown homeowners or activist groups will remove any racial identifiers from their home, even replacing family photos with a fake white family, and have a white individual walk the appraiser through. In these tests, they find that the whitewashed homes have a higher chance of being appraised at a fair value or higher than the original Black homes.

Philadelphia and Appraisal Bias
City officials have been concerned about appraisal bias due to recent studies that have found that appraisal bias is rampant in Philadelphia and Black and Brown communities are seeing their homes undervalued while white communities are 3% more likely to have their homes over appraised.

The Philadelphia Home Appraisal Bias Task Force has also come to the conclusion that there is appraisal bias in Philadelphia, but we need more local, state, and federal resources and information to determine the deeper causes and the extent of the problem.

Gathering the Information
On February 10th, The Division of Housing and Community Development for the City of Philadelphia held a “Housing Counseling Training & Roundtable” with AHCOPA and many other housing counseling agencies such as Urban League of Philadelphia, Southwest CDC, and Liberty Resources.

This training helped open the eyes of housing counselors towards appraisal bias and established the discussion around identifying these biases and rectifying them for Philadelphians. There is still more training and work that needs to be done, as realtors are another housing profession that may see appraisal bias.

Ira Goldstein, one of the researchers who published the original article that spurred the task force, says “Philadelphia will work to improve data access on appraisals locally, and will support a federal effort to create a national public reporting process.” AHCOPA and our partners wholeheartedly agree.

If you believe that your home was undervalued due to appraisal bias, reach out to the Department of Human Relations and file a complaint. If you or someone you know are interested in becoming an appraiser, check out Temple’s Real Estate Institute!

Michael Iwan

Michael serves at AHCOPA as an AmeriCorps VISTA with the Housing Action Corps

New Year, new Credit

Mon, 12 Jan 2026 18:25:09 GMT

What is Credit? And How to Build it.

With the new year comes many New Year’s resolutions. Many people set a New Year’s Resolution to purchase a house. But to be able to achieve this, a person needs adequate credit to qualify for a mortgage. Here is a helpful guide on what credit is and how to build it.

What is a credit score? A credit score is a three-digit number ranging from 200-850. This number reflects your “risk” to a loan or credit card provider. In other words, it is how likely you are to pay off a loan or line of credit; the higher the number, the more likely you are to pay, at least in the eyes of the bank.

A few different ways to find your current credit score:

Purchase your scores from one of the three major credit reporting agencies: Equifax, Experian, or TransUnion.
Certain credit or loan statements will provide an approximate score.
Access a free report of your TransUnion and Equifax scores from Credit Karma.
Set up a HomeFreeUSA Experian Credit Center account to set up a credit-building plan.
Receive a free annual copy of your full credit report here.

Your credit score is determined by 6 key factors. The weights of these factors depend on the credit reporting agency:

Number of Accounts Open
Types of Account
Credit Usage
Length of Credit History
Payment History
Hard Inquiries

For a more in-depth understanding of how each factor is calculated, check out these resources from myFICO, Equifax, and the CFPB. We’ll go into more detail about how to build your credit later in this blog.

But why does any of this matter? How do these scores impact my eligibility to purchase a house? When applying for a house, your score will determine whether you are eligible for certain home loans and mortgages, as well as the interest rates, fees, and required down payment. A higher credit score will increase your chances of getting approved for a mortgage. It will help secure good mortgage rates, which will save you thousands over the life of the mortgage. The difference between a 4% and 6% interest rate on a 30-year mortgage for $180,000 is the difference between $859/month compared to $1,079 a month. That’s a $220 per month difference! A lower credit score, on the other hand, will reduce your ability to get mortgages at good rates and may disqualify you from certain down-payment assistance programs like Philly First or Neighborhood LIFT.

For a better understanding of where you currently stand with your credit score, here’s a credit score breakdown:

300-579: Very high-risk borrower. Unlikely to qualify for a home loan, making it difficult to secure financing for home-ownership.
580-639: Possible approval, but expect high interest rates and fees, especially for conventional loans.
640-699: Qualified for a home loan, but not the best mortgage rates available.
700-749: Strong borrower with access to good interest rates and more home loan options.
750-850: Excellent credit and minimal risk borrower. Likely to qualify for the lowest available interest rates with minimal down payments.

So, how can you build or repair your credit if you want to purchase a home?

Use no more than 10%-30% of your overall credit limit.
Build history by keeping your oldest accounts open, even if you do not use them
Do not use your credit card if you don’t already have the money to pay for it.
Make sure you ALWAYS pay at least your minimum credit card and any loan payments (like a car note) on time.
Do not apply for multiple credit cards or personal loans in a short time period. You want to reduce the amount of hard inquiries on your credit, which bring down your score.
Check your credit report regularly.
Add your monthly bills to your Experian Credit report.
Check your report for errors and report them

Stay away from credit repair companies! These companies will take your money to deal with collections, which is something you can do yourself for free! A housing counselor can help you with this for free.

If you don’t have any form of credit history, building it will require some specific steps:

Apply for a secure credit card. These cards involve you paying a deposit for a line of credit, which, once you’ve proven that you can pay bills on time, will become a regular credit card.
Become an authorized user on someone else’s credit card or loan.
Take out a small personal loan of $100-$300 and set it up for automatic payments to build payment history and credit while maintaining a very low monthly payment.

The process of building your credit is daunting and may take some sacrifices, but do not let some of the challenges dissuade you from working to purchase your own house. Old habits die hard and will try to creep back in. But you don’t go running back into a burning house just because it’s cold outside! With hard work and perseverance, you can build up your credit and make homeownership a reality!

Michael iwan

Michael serves at AHCOPA as an AmeriCorps VISTA with the Housing Action Corps

How Philadelphia Made a Landmark Investment in Housing

Fri, 12 Dec 2025 19:13:31 GMT

How Philadelphia Made a Landmark Investment in Housing:
To Amend or Not to Amend the HOME Initiative? That is the Question.

At the beginning of the year, Mayor Cherelle Parker introduced her “Housing Opportunities Made Easy” Initiative, or the H.O.M.E. Initiative for short. This initiative stems back to her Mayoral campaign, when she initially promised to build 30,000 units of affordable housing if elected. Now, nearly halfway through her term, that objective has changed from building 30,000 units of affordable housing to building or preserving 30,000 housing units. The current aim is to begin construction for 13,500 new units and to restore or preserve an additional 16,500 homes, both of which align with her March 2025 goals.

How to reach these specific goals an ensure that “affordability” is met has led to some hearty debate within city council, but most are in agreement that the foundations of this plan are essential. So, what exactly is in the H.O.M.E. plan?

The H.O.M.E. Initiative is a $2 billion investment into Philadelphia housing development. This investment is the largest single investment in housing in the history of Philadelphia. The plan is funded in two parts.

The first part is the actual cash and investments which make up $800 million. This money will be acquired through city bonds, which are being taken out in the hopes that the money will lift people out of poverty and increase the general income of the city. The $800 million in bonds was recently approved by City Council.
The second part is approximately $1.2 billion in land and assets that Philadelphia holds which will be contributed to this project. This includes plots of land held by the city land bank, as well as materials and equipment used for both construction and repair.

Of the $800 million, Mayor Parker wishes for these funds to be split among various existing and new programs:

Adaptive Modifications
Basic Systems Repair Program (BSRP)
Housing Counseling (New)
One Philly Mortgage Program (New)
Built to Last
Philly First Home
Turn the Key
Eviction Diversion
Restore, Repair, Renew (RRR)
Tangled Title Fund & Tangled Title
Facade Improvement Plan (New)
And many other restoration and assistance programs

These programs all exist with the express purpose of making housing more accessible to those entering the market, as well as current homeowners.

While City Council unanimously agrees to this plan, there has been some contention between the Mayor’s Office and City Council on how to allocate these funds. This Initiative has come with long debates between City Council and the Mayor’s office, which led to H.O.M.E.'s final approval being pushed back to 2026. The current point of contention ties back to Mayor Parker’s initial goals of “Affordable Units.”

Many members of City Council, as well as members of the Philadelphia community, have been speaking at hearings about the H.O.M.E. Initiative and amendments that may be needed. The most contentious amendment adds language prioritizing low-income Philadelphians for the Basic Systems Repair and Adaptive Modification programs, as well as an additional $82.6 million in funds. The language added changes the threshold for applications from 100% Area Median Income (AMI), to 60% AMI.

60% AMI is $50,160/year for 1 person, or $71,640 for a family of 4.
100% AMI is $83,600 for 1 person, or $119,400 for a family of 4.

The Administration claims that the additional language is not needed as City Hall will “meet those numbers [low-income reach] regardless.” The Administration also claims that the language “would prevent the administration from being able to issue the bonds.”

The Administration and City Council agree that Philadelphia already prioritizes low-income individuals and families, but City Council argues that these prioritizations should be codified to ensure they are met and that Philadelphia neighborhoods are not taken advantage of by large developers. Councilwoman Brooks stated during one of the hearings, “If it is not written down, it does not exist.” Council President Johnson also said that it was the responsibility of City Council to target "Philadelphians who need it most.”

On December 2nd, Philadelphia City Council unanimously advanced the amendment to a final vote before December 11th. This passage has led to a lot of disagreement from the Administration with Mayor Parker going on a “Lecture Circuit” across 10 different churches the following Sunday to advocate for her version of the H.O.M.E. Initiative. Her goal is to avoid “trying to pit the ‘have-nots’ against those who have just a little bit;” those being the people above or below the 60%-100% AMI dispute.

As of December 11th, Philadelphia City Council has passed the first year budget for the H.O.M.E. Initiative. Yet, the budget they have passed included the proposed amendment prioritizing 90% of funds for the Basic Systems Repair and Adaptive Modification programs to go towards people making 60% AMI or less. They did raise the income requirements for most other programs, and included funding for Turn The Key, which had no funding in the original proposal. As of December 12th, Mayor Parker has not commented on the passage of the Amendment.

Despite the technical disputes between City Council and the Parker Administration, the H.O.M.E. Initiative remains a landmark legislative package for Philadelphia. The Initiative will greatly expand access to affordable housing, helping hundreds of Philadelphians stay in their homes and afford costly repair bills. The additional investment in programs like Philly First Home Grant and Housing Counseling, will give AHCOPA the ability to expand our reach and services to even more Philadelphians.

Michael Iwan

Michael serves at AHCOPA as an AmeriCorps VISTA with the Housing Action Corps

Programs and Tips to Help with your winter utility bills

Thu, 06 Nov 2025 16:13:49 GMT

Lowering Temperatures, Rising Utility Costs
It’s a beautiful time of year! The leaves are changing, the wind is getting chilly, and mosquitoes are disappearing for the season! But with these lower temperatures, and Philadelphia projected to see a colder winter than the last couple of years, Philadelphians need to begin preparing now so they are ready for increased electricity and gas bills. As we see these colder weeks and months approach us, knowledge about what to do if your utility bills get too expensive is crucial. In this article, we'll share some energy saving tips, and inform you of the Utility Bill Assistance Programs across Philadelphia that can help dramatically lower your bills and avoid shut offs.

Utility Bill Assistance Programs

Energy
LIHEAP Cash and Crisis Grants
Philadelphians making under $23,475 for individuals and $48,225 for a family of four are eligible for the Pennsylvania Low Income Home Energy Assistance Program (LIHEAP). This program offers a 1 time cash grant of $200-$1000 directly to your utility company/fuel provider.

LIHEAP also offers Crisis Grants, where households can apply for upwards of $1000 to go towards payments to reverse or prevent a service termination. Or they can be used for heating system repair or replacement in the event of an untimely issue.

LIHEAP usually operates between November and April, but due to the ongoing government shutdown, the application portal is late to open. Advocates are hopeful it will open by December 3rd, and AHCOPA will share updates about this.

PECO: CAP-PIPP
PECO customers making under $23,475 for individuals and $48,225 for a family of four are eligible for their Customer Assistance Program - Percentage of Income Payment Plan (CAP-PIPP). This program offers payment plan options, as well as past-due balance forgiveness for first-time enrollees. The CAP-PIPP program also offers assistance for households with no verifiable income.

Anyone enrolled in PECO’s CAP program cannot have their service terminated due to nonpayment as of November 1st.

Gas
PGW: CRP
Philadelphia Gas Works (PGW) offers a Customer Responsibility Program (CRP) that provides a scale based monthly payment program. PGW customers with a household income under $23,475 for individuals, or $48,225 for a family of four, will pay a maximum of 6% of their monthly income towards their PGW bill.

With the uncertainty around when LIHEAP will start this year, PGW has committed to not shutting off gas for anyone enrolled in the CRP program.

Water
PWD: TAP
The Philadelphia Water Department (PWD) offers a Tiered Assistance Program (TAP), similar to PGW. They also offer specific hardship assistance programs, if your income exceeds the TAP limits. This program establishes a reduced fixed monthly bill based on your income, as well as offering eventual debt forgiveness, shutoff protections, and free water conservation services.

Raise Your Hand
The city of Philadelphia provides a 30-day window of protection to avoid a water shutoff if your household includes anyone younger than 18, older than 65, or someone with health issues. This is a fully opt-in program, with very little documentation needed to be eligible.

Heater Repairs
ECA’s Heater Hotline
The Energy Coordinating Agency (ECA) offers Heating Repair services. If you are eligible for any of the programs above, and own your own home, your house’s heating system is eligible for repair. Repairs include appliances like oil burners, gas valves, thermostats and heating controls, chimney and flue, circulators and blowers, as well as heating pipes. Call the Heater Hotline to get started! 215-568-7190

Additional Services
For any additional services or questions, find your nearest Neighborhood Energy Center. These centers will give you more information about the programs listed here, as well as other programs such as Hardship Funds, Veterans, Senior Citizen, and Special Needs programs, home programs, and many others!

Additional Ways to Reduce Your Heating Bill This Winter

In addition to the customer programs offered by utility companies, there are small things anyone can do at home to lower their heating costs. Check out these energy efficiency tips:

Make sure to check windows and doors for any leaks, and use caulk or weather stripping to patch gaps in windows or attics. Even just a rolled up towel at the base of an exterior door can help.
- For serious DIYers, check out the quality of the insulation in your attic and walls!
Set your thermostat about 5-10 degrees lower whenever you leave the house.
- Using a smart thermostat can help automatically set times and heating to more efficient standards.
Try to avoid using space heaters, and when you do, use efficient space heaters like infrared or oil-fitted heaters!
- 33% of home heating fires are caused by space heaters. And 77% of those fires result in death.
- If you use one, plug it into a grounded outlet, not an extension cord. And make sure to turn them off when you’re not in the room.
Check your fire alarm and carbon monoxide batteries.
- The winter sees an increase in house fires, and with your gas running more often, you want to make sure you’re alerted just in case.
Bleed your Radiators.
- You can tell if your radiator needs to be bled if the top is significantly cooler than the rest of the unit.
Replace your AC filters.
- Shelf lives can vary based on the thickness of the filter or if they are washable or not.
Close vents in rooms that aren’t used often and make sure furniture is not covering vents that are in use.
- This will help cycle the heat to the rooms that need it.
Switch your fans counterclockwise to cycle hot air.
- The fan will be able to push the hot air that sits on the ceiling down to the floor.
Schedule yearly heating maintenance, if able.
- Some programs will offer assistance for repair costs or fees!

Read more Energy Saving Tips: Department of Energy Fall and Winter Weatherization Guide

Remember, if you are struggling with the high cost of utilities and need assistance, there are programs and organizations designed to help you. Stay safe this winter, and don’t hesitate to reach out if you need help!

Michael iwan

Michael serves at AHCOPA as an AmeriCorps VISTA with the Housing Action Corps

1,000th Will celebration

Wed, 15 Oct 2025 07:00:00 GMT

"We're not just celebrating 1,000 wills signed. We're celebrating trust, we're celebrating partnership, and most importantly, we're celebrating community." -- Derrick Thomas, Will Power Program Manager

On October 15, AHCOPA and Community Legal Services of Philadelphia hosted a celebration to mark a major milestone in the Will Power program -- the 1,000th will signed.

During the event, we heard from community partners, a client who received her will, elected officials who support the work, and we enjoyed some locally baked cupcakes from crumcakesandbakes.com.

Thank you to our amazing partners, to the elected officials who honored our team, and to Zion Baptist Church of Philadelphia for hosting the event!

A special thanks to Aaron Moselle from WHYY and Michaelle Bond from the Philadelphia Inquirer for their stories on the Will Power program!

Sarah Kellogg

Sarah is the Director of Communications for AHCOPA

Equal But Not Equitable

Tue, 07 Oct 2025 16:55:19 GMT

Why Lower-Income Philadelphians Pay more Property Taxes than Other Cities

City of Philadelphia skyline

Philadelphia’s poverty rate consistently ranks as one of the highest in the country for major cities. Pew research has also found that Philadelphia has one of the highest tax burdens for lower income households for a major city. Right off the bat, this seems counter productive. If Philadelphians are already dealing with such high levels of poverty, why is the city insistent on taxing lower income households?

The answer is pretty simple, Philadelphia has to levy such high taxes because of Pennsylvania state requirements. Most large cities have taxes that scale based on property or income, which is also how federal taxes work. A person making only $24,000, doesn’t pay the same tax percentage as someone making six figures. Yet, in Philadelphia, that common practice is not reality. Pennsylvania has a clause in the state’s constitution called the "Uniformity Clause". This clause states that all taxes “shall be uniform, upon the same class of subject.” In simple terms, that means that if something or someone is taxed, the percent tax must be the same across everyone that pays it.

47 states actually have a form of the uniformity clause in their state constitution, but Pennsylvania is one of only three states that view this clause rigidly. Most states allow for some form of flexibility, but not Pennsylvania.

Where the issue arises here in Philadelphia is when such a large budget is being calculated. Philadelphia needs high revenue to provide functioning city services to its residents. But if it is considering raising taxes, the city government is unable to raise taxes solely on higher income earners or increase property taxes on wealthier areas like Rittenhouse Square or Center City. If the city is forced to raise taxes, people living comfortably in penthouses costing over a million dollars will not be as affected by the increase as the people living paycheck to paycheck.

Philadelphia city government has attempted to alleviate these burdens by offering exemptions for property or small business gross receipts, but these exemptions are occasionally shot down in court based on this Clause. Currently, the City has found a way to keep an exemption, through state approval, called the Homestead Exemption Act. The Homestead Exemption allows for homeowners that live in the residence to reduce their property taxes by $1,399 a year.

While homeowners may be able to alleviate some of the heavy property tax burdens in Philadelphia, renters are not so lucky. Renters bear the cost of increased property taxes through increased rents. This leads to less buying power for the average Philadelphia renter.

Considering that nearly half of Philadelphia residents are renters and that two-thirds of low-income renters are primarily Black- and Hispanic-headed households, with seniors aged 65+ becoming the fastest-growing population of renters in Philadelphia, any sort of increase in property taxes has deep impacts across groups that are already struggling.

But what can be done about this? How can Philadelphia fix its tax system? This is a multi-layered issue that cannot be fixed with a simple change. The process of repealing the Uniformity Clause would require two back-to-back sessions of the Pennsylvania House and Senate to pass resolutions, which would then allow Pennsylvania to vote on a referendum to remove the amendment. And even then, Philadelphia would still have to hold hearings and meetings to restructure its tax system.

This idea is often floated around by Philadelphia state representatives with occasional help from Pittsburgh. But there has been little progress in Harrisburg. Such a change would require heavy public support and campaigns.

In 2021, researchers did find a possible progressive tax system that could collectively save Philadelphian homeowners between $60 to $123 million a year. The plan is called a “Land Value Tax,” (LVT) which is used in other cities across Pennsylvania. An LVT would lower property taxes in outer and disenfranchised areas, while increasing the taxes on neighborhoods with more development and wealthier land. This happens because LVT’s tax the physical land based on the desirability of the location instead of the value of the house or building on the land. This change could drastically improve the financial burdens of property taxes on low-income homeowners and renters, while raising taxes on the people that can afford to pay them.

For now, low-income Philadelphians continue to bear the financial burden of both paying higher taxes and living in a city that lacks the tax base needed for critical infrastructure. The difficulty of balancing the Uniformity Clause while also trying to fund the 6th largest city in the country, comes with the unintended consequences of heavily burdening low-income Philadelphians. This Uniformity Clause may be making taxes equal across the state, but it is not making taxes equitable.

Michael Iwan

Michael serves at AHCOPA as an AmeriCorps VISTA in the Housing Action Corps