The Hidden Crisis: HUD’s Income Limits Are Forcing Seniors Into Homelessness

In Philadelphia and across the country, we're seeing a disturbing trend: a rising number of homeless seniors—not because they failed to plan for retirement, but because the federal housing formulas designed to protect them are outdated and dangerous.

This crisis isn't just tragic. It's predictable. And it's policy-driven.

The Core Problem: HUD's Income Limits Don't Reflect the Cost of Staying Alive

The U.S. Department of Housing and Urban Development (HUD) determines annual income thresholds for eligibility in housing programs like Section 8. For 2024:

• •In Philadelphia County, the Extremely Low-Income (ELI) limit for a single-person household is $21,250/year (or $1,770/month)
• •For two people, it's $24,250/year (or $2,020/month)

But compare that to what most seniors actually receive:

• •The average monthly Social Security benefit in 2024 is $1,710/month, according to the SSA
• •Many seniors—especially Black, disabled, and low-income elders—receive far less due to a lifetime of low-wage or informal work

Now look at rent:

HUD defines "affordable housing" as costing no more than 30% of income. But their math assumes rent, income, and regional costs move together. They don't.

This is a systemic failure. HUD's income formulas no longer align with the real market.

The Impact: A Growing Population of Unhoused Seniors

According to the National Alliance to End Homelessness:

• •Between 2007 and 2023, the number of people over 50 experiencing homelessness grew by 20%
• •By 2030, it's projected that the number of homeless seniors will more than double nationwide
• •In Philadelphia, nearly 1 in 5 people experiencing homelessness is over age 55, according to city Point-in-Time counts

Why?

Because the systems designed to protect low-income seniors are too slow, too underfunded, and too detached from actual survival needs.

Even when seniors receive a Section 8 voucher, many:

• •Cannot find a landlord willing to accept it before the voucher expires
• •Face months to years on waitlists for ADA-accessible or safe units
• •Are forced into non-regulated units with predatory leases or no tenant protections
• •Get penalized for "over-income" if they receive part-time pay or family support, despite still being underhoused

These are elders. Veterans. Grandparents. Former city workers. Their homelessness is not “unfortunate.” It's engineered.

Why This Matters Beyond Philly

This isn't just a Philadelphia problem — it's a national HUD crisis.

• •In Los Angeles, the number of unhoused seniors rose 83% in just three years (LAHSA, 2023)
• •In New York City, more than 15,000 people aged 55+ are in the shelter system at any given time (Coalition for the Homeless, 2024)
• •In Atlanta, the average time a senior waits for public housing exceeds 7 years—a wait many simply don't survive

In every major city, HUD's rent assumptions are outpaced by inflation, gentrification, and the basic cost of utilities. Housing authorities are stretched thin, and seniors are treated as numbers that no longer compute.

What Needs to Change

We are calling on HUD and federal policymakers to:

What Professionals Can Do Now

• •Social workers and case managers: Help your clients file ADA grievances and track delays with housing authorities
• •Landlords: Work with advocacy organizations to accept vouchers without discrimination
• •Policy advocates: Push your city to audit how federal funds are being used—and whether seniors are actually being served
• •Philanthropy: Fund mutual aid and grassroots programs that are already keeping elders alive
• •Everyone: Stop thinking homelessness only happens to “other people.” If you know a senior on a fixed income, they may already be at risk.