1 enhanced vouchers. 2 housing conversion actions hud provides tenant-based rental assistance to...
TRANSCRIPT
11
Enhanced VouchersEnhanced Vouchers
22
Housing Conversion Actions
HUD provides tenant-based rental assistance to assist residents affected by Owner Actions Actions taken by HUD’s Office of Multi-family
Housing Programs
1-7
33
Housing Conversion Actions
The type of event dictates the type of rental assistance provided HUD makes the determination
Could result in families being given HCV (traditional vouchers), or Enhanced vouchers
44
Housing Conversion Actions
Preservation Prepayment Section 8 Opt-Outs HUD Enforcement Action Property Disposition
1-7 thru 1-9
55
Housing Conversion Actions
Preservation Prepayment: Owner prepays HUD insured mortgage, or Terminates mortgage insurance
No rent or income limitations on the project
Eligible residents receive Enhanced Vouchers
1-7
66
Part 3: Key Players:Part 3: Key Players:An Overview of RolesAn Overview of Roles
1-10
77
HUD’s Role
HUD’s Office of Multifamily Housing Primary contact for owners during the
conversion process Responsibilities include:
Determining if owner has the right to prepay Ensuring owner fulfills the responsibilities
throughout the process
1-10
88
HUD’s Role
Office of Public Housing Selects PHA to administer the tenant-based
assistance Provide technical assistance and guidance Serves as the PHA point-of-contact
99
Owner’s Role
Comply with proper notice requirements Meet with tenants to explain process Provide tenant information to PHA Execute new lease with the families Comply with the HAP contract
1-11
1010
PHA Role
Screen families Certify families eligibility Conduct rent reasonableness Conduct HQS Inspections Approve units for leasing Execute HAP contracts
1111
Family’s Role
Family chooses whether to: Accept preservation voucher (stay in unit) or Move with a regular voucher
Provide necessary information to PHA
1212
Preservation Prepayment
Eligibility event date Effective date of the prepayment
Date the owner prepaid mortgage or terminated mortgage insurance
Target date Date owner can increase rent after
prepayment 60 days after the effective date to the prepayment
1-14 & 1-15
1313
Special Fees
Fees for extraordinary costs: $200 per unit occupied on the eligibility event
date (multifamily conversion only) Compensates PHAs for increased costs:
Overtime paid to staff Temporary services Owner outreach Informational meetings, interviews, briefings
1-16
1414
Tenant-based Program Tenant-based Program IssuesIssues
1-18
1515
Initial and Subsequent Use
All enhanced or non-enhanced vouchers provided for a housing conversion action are ‘special admission vouchers’ Must be used first to assist HUD listed,
specific families ‘Left over’ vouchers may be used by the PHA
to assist families on the PHA waiting list These vouchers are regular HCV, not enhanced
vouchers
1-18
1616
Tenant-based Nature of Assistance
Owner has no guarantee that any tenant-based assistance will be used at the property
Families may elect to move from the property with voucher
Families may move under portability
1717
PHA Screening of Families
By agreeing to administer the special admission voucher, PHAs are not relinquishing their authority to screen potentially eligible families
May deny admission in accordance with the regulations and PHA policies
1818
PHA Screening of families
Policies for screening and denial of admission must be the same as those used for waiting list admissions However, repayment agreements are
encouraged by HUD if the sole reason for denial is that the family owes the PHA money
1919
PHA Screening of Families
If family is ineligible as result of the interview or verification PHA must notify the applicant of:
Reasons why ineligible Right and how to request informal review
2020
Determining Tenant Income
PHA may use owner’s most recent family income examination if: Owner’s current certification is no more than
six months old, as of voucher issuance date, and
PHA determines owner certifications are acceptable after reviewing small sample for accuracy
1-19
2121
Determining Tenant Income
If PHA uses owner’s certification, annual reexamination requirements must be met Annual reexamination must be completed
within one year from date owner certification completed
Not date owner certification accepted
2222
Owner Certifications
Reexamination date if Owner Certifications used Owner Certification Date 2/1/07 Eligibility Event Date 5/15/07 PHA Voucher Issued 6/1/07 Lease up Date 8/1/07 Reexamination Date 2/1/08
2323
Owner Certifications
If owner certifications not used, regular rules apply Eligibility Event Date 5/15/07 PHA Voucher Issued 6/1/07 Lease up Date 8/1/07 Reexamination Date 8/1/08
2424
Voucher Issuance
Voucher issued in accordance with PHA policy Regular PHA subsidy standards apply HUD encourages PHA to provide families with
maximum search time reasonably required to locate housing
2525
PHA Tenancy Approval
To begin lease-up process, PHA receives: Request for Tenancy Approval (RFTA) Copy of the owner’s unexecuted lease with
tenancy addendum attached
2626
PHA Tenancy Approval
Unit must be eligible Unit must have passed HQS Lease must include the tenancy addendum Rent must be reasonable Rent must be affordable (regular voucher)
Does not apply to enhanced voucher
2727
PHA Tenancy Approval
Standard Rent Reasonableness policies apply PHA uses methodology from admin plan The rent to owner is not more than the rent
charged for: Comparable units in the private unassisted
market Comparable unassisted units in the premises
2828
PHA Tenancy Approval
Rent Reasonableness Based on “as is” condition of the unit and
premises If the rent is not reasonable, the family will
have to move to benefit from the voucher assistance
Family may not choose to pay unreasonable amount out of pocket
1-20
2929
PHA Tenancy Approval
Housing Quality Standards (HQS) The PHA must inspect the unit and ensure it
meets HQS May not make HAP payments to cover any period
prior to the date the unit passes HQS No HQS exceptions
3030
Contract Execution
Preservation prepayment: For families staying at the project, the HAP
contract may not be executed for a lease term effective prior to the target date
60 days after effective date of prepayment
For families moving from the property, the PHA may execute HAP contracts effective prior to the target date
3131
Contract Execution
HAPC must be executed no later than 60 days from beginning of the lease term
PHA may not pay HAP until HAPC executed If within 60 days of lease term, pay
retroactively If not executed within 60 days, contract is
void and cannot pay owner
3232
Part 6: Enhanced VouchersPart 6: Enhanced Vouchers1-22
3333
Enhanced VouchersEligibility
On the eligibility event date, the family must be Residing in the property, and Income eligible
3434
Income LimitsIncome Limits
Low Income80% of median
Very Low Income50% of median
Moderate Income95% of median
Median income for the area is determined by HUD
3535
Enhanced VouchersPreservation Eligibility
Income eligible Low-income family (80% or less) Moderate-income families (95% or less) will
qualify if they are: Elderly or disabled families, or Residing in a low vacancy area
3% or less vacancy rate HUD local office will determine
3636
Opt-Out after Prepayment
Properties where prepayment preceded the owner opt-out Special eligibility rules, family must:
Reside in a unit covered by the expiring contract Reside in the property on the effective date of the
prepayment Meet income requirements for prepayment
1-23
3737
Enhanced Vouchers and Income Targeting
Income targeting requirements do not apply to enhanced voucher admissions
Admission of these families is not counted in determining compliance with income targeting
3838
Family EligibilityNo Initial HAP
PHA must keep records on file if family is income-eligible for enhanced voucher, and There is no initial HAP (TTP exceeds gross
rent), and The family wishes to remain in the project
1-24
3939
Family EligibilityNo Initial HAP
If family income decreases or rent increases within 3 years of eligibility event PHA will execute a HAP contract
PHA must inform family of 3-year period Family is responsible to contact PHA if
situation changes When a voucher is available, eligible family
will receive the voucher
4040
Preservation Prepayments
Assisted and unassisted families may be eligible for enhanced voucher assistance Unassisted families are residents of a
preservation property Assisted families are residents, but are
receiving tenant based assistance
4141
Definitions
Stayers: Eligible families use their tenant-based
assistance to remain in the project
Movers: Eligible families take their tenant-based
assistance and move out of the project
1-25
4242
Enhanced Voucher Assistance
Enhanced voucher assistance is subject to most normal voucher program rules
Special requirements Payment standard Family unit size limitation Enhanced minimum rent requirement
1-25
4343
Payment Standards
Special Payment Standards are used for Enhanced Voucher family staying in the unit Payment standard (12j) = the greater of
Payment standard or the (new) gross rent If gross rent is less than PHA’s Payment
Standard, the regular payment standard rules apply
4444
Enhanced Voucher Enhanced Voucher Payment StandardPayment Standard
Payment standard for enhanced voucher stayers
Two bedroom unit
Rent = $650, UA = $50
Gross Rent = $700
PHA’s payment standard = $625
Payment Standard is? $700
4545
Enhanced Payment Standard
If gross rent increases, enhanced payment standard may increase
PHA must identify family as an enhanced voucher family even if initial gross rent does not exceed regular payment standard Enhanced payment standard may apply due
to subsequent rent increases
1-26
4646
Learning Activity: 1
Enhanced Voucher Payment Standard Page 1-30
4747
Enhanced Voucher Enhanced Voucher Requirements for Over-Housed Requirements for Over-Housed
FamiliesFamilies
1-26
4848
Over-housed families
Enhanced voucher size is issued based on PHA’s subsidy standards Not the actual size of the family’s unit
If the bedroom size of the family’s unit exceeds the enhanced voucher size the family is overhoused
4949
Over-housed families
If an overhoused family wishes to stay in the project with enhanced voucher assistance, PHA must: Notify the owner that the family is in an
oversize unit Inform the owner of the appropriate size
under the PHA’s subsidy standards
5050
Over-housed families
The owner will identify all appropriate size units available
Family must move to an available unit that is the appropriate size
Unit must meet program requirements including rent reasonableness and HQS
5151
Over-housed families
If family moves: Lease and HAP contract are executed Enhanced voucher HAP calculation based on gross
rent of appropriate sized unit If family refuses to move:
HAP calculation based on regular voucher subsidy formula
Family responsible for amount of gross rent above HAP
1-27
5252
Over-housed families
If no appropriate size units available PHA will execute a HAP for the oversized unit Family’s enhanced voucher subsidy
calculation will be based on the gross rent of the oversized unit
Until an appropriate size unit is available
1-28
5353
Over-housed families
When an appropriate unit becomes available Owner must immediately notify family and
PHA Family must move in order to continue to
receive enhanced voucher assistance
5454
Over-housed families
If the family moves Lease and HAP contract are executed Enhanced voucher HAP calculation based on the
gross rent of the appropriate sized unit If the family refuses to move
HAP calculation based on regular voucher subsidy formula
Family responsible for amount of gross rent above HAP
5555
Over-housed families
If an enhanced voucher family subsequently becomes overhoused Decrease in family size or change in family
composition Policies regarding overhoused voucher
families apply
5656
Over-housed families
If there are more overhoused families than appropriate size units, PHA determines who moves Use of lottery system; or Consider family circumstances
Age Frailty of family members
1-29
5757
Over-housed families
If family moves out of project, the voucher becomes a Housing Choice Voucher
5858
Enhanced Voucher Enhanced Voucher Minimum Rent for StayersMinimum Rent for Stayers
1- 31
5959
Minimum Rent for Stayers
This minimum rent is different than the PHA’s minimum rent set between $0 - $50
Enhanced voucher families must pay no less in rent than what was being paid on eligibility event date
6060
Section 9: TTPSection 9: TTP
6161
Minimum Rent for Stayers
Unassisted residents of preservation project Enhanced Voucher Minimum Rent = Gross
Rent (rent + utility allowance) at time owner pre-paid
Rent $325 Utility Allowance 25Enhanced Voucher Minimum Rent = $350
6262
Minimum Rent for Stayers
Assisted families under a project-based contract Enhanced voucher minimum rent = Total
Tenant Payment (TTP) as of event date
6363
Minimum Rent for Stayers
Assisted families under voucher program Enhanced voucher minimum rent = Family
share as of event date TFC (Total Family Contribution) is old term for
family share
6464
Total Family ShareTotal Family Share
750
680
20
700
700
400
300
400
300
380
6565
Minimum Rent for StayersRecap
So, Minimum Rent is Unassisted family: Gross Rent, on event date PB assisted family: TTP, on event date HCV assisted family: Family Share, on event date
Enhanced voucher minimum rent continues as long as the enhanced voucher family continues to reside at the property
6666
HCV Assisted Families
Residents receiving HCV assistance on date of preservation prepayment may choose Enhanced Voucher if: Family meets income requirements on date of
eligibility event Rent increases comply with lease and regs New gross rent is reasonable Family stays in the unit
1-32
6767
HCV Assisted Families
If HCV family chooses NOT to accept enhanced voucher assistance All regular HCV rules continue to apply
6868
HCV Assisted Families
Why would a HCV family choose an Enhanced Voucher? Payment Standard = new gross rent Example:
PHA Payment Standard = $500 New Gross Rent = $575 Enhanced Voucher Payment Standard = $575 Family will pay $75 less; PHA will pay $75 more
6969
Enhanced Voucher Funding
HUD will use funds appropriated for enhanced voucher assistance to amend the existing ACC to cover additional subsidy cost No new enhanced vouchers are provided
7070
Tenant Protection Funds
$200,000,000 funded Significant change is that HUD will fund every
unit that was occupied during any part of the 24 months prior to the eligibility event
Previously only funded units occupied at that time
Applies to any tenant protection actions funded from 2008 appropriations
Not in text
7171
Significant Decline in Family Income
Effect on Enhanced Voucher Minimum Rent If Enhanced Voucher family experiences a
15% + decrease in family’s gross income from eligibility event date
A new enhanced voucher minimum rent must be calculated
1-35
7272
Significant Decline in Family Income
Oh, my….. How tofigure out a decrease of
15%
7373
Significant Decline in Family Income
SUGGESTION: Calculate ‘threshold’ at time of enhanced
voucher eligibility determination What is family’s gross monthly income at
time of eligibility event date? $1,000 (gross monthly income at event date)
7474
Significant Decline in Family Income
Either: Multiply Old Gross monthly income by .15
(15%) $ 1,000 x .15 = $150 (threshold)
Then check: did gross monthly income decrease by at least $150?
7575
Significant Decline in Family Income
Or… Multiply Old Gross monthly income by .85
(85%) $ 1,000 x .85 = $850 (threshold) Check: Is the family’s gross monthly income
$850 or less?
7676
Significant Decline in Family Income
If gross monthly income meets threshold
Then new minimum rent percentage (%) must be calculated
7777
Significant Decline in Family Income
Enhanced Voucher Minimum rent changes from a dollar amount to a specific percentage
Will not revert back to a dollar amount
7878
Learning Activity: 2
Significant Decline in Family Gross Income Page 1-36
7979
Minimum Rent after Significant Decline
Unassisted Families: Enhanced Voucher Minimum rent is greater of:
(A) The percentage of adjusted monthly income paid for gross rent on eligibility event, or
(B) 30% of the family’s current adjusted monthly income
1-37
8080
Minimum Rent after Significant Decline
Assisted Families: Enhanced Voucher Minimum rent is greater of :
(A) The percentage of adjusted monthly income paid for TTP or total family share on eligibility event, or
(B) 30% of the family’s current adjusted monthly income
8181
Minimum Rent after Significant Decline – Recap Enhanced Voucher Minimum rent becomes
the greater of: 30% of family’s adjusted monthly income, or % of monthly adjusted income paid for
Gross rent (unassisted) TTP (Project base assisted) Family Share/TFC (HCV assisted)
on eligibility event date
8282
Converting Enhanced Voucher Minimum Rent to a
Percentage Step 1:
Determine percentage of adjusted monthly income family was paying for:
Gross rent TTP, or Family share
On the eligibility event date
8383
Converting Enhanced Voucher Minimum Rent to a
Percentage Step 1: Example
$400 (gross rent, TTP or family share) $1,000 adjusted monthly income $400 / $1000 = .40 = 40% 40% of adjusted monthly income was paid for gross
rent, TTP or family share so. . . 40% of adjusted monthly income is now the
enhanced voucher minimum rent percentage
8484
Converting Enhanced Voucher Minimum Rent to a
Percentage Step 2: Determine which percentage is
greater: Percentage of adjusted monthly income at
eligibility event date, or 30% of the family’s current adjusted monthly
income
8585
Converting Enhanced Voucher Minimum Rent to a
Percentage
8686
EV Minimum Rent - Family Assisted on eligibility event
Step 3: Apply % to find Enhanced Voucher Minimum Rent Family had a 25% decrease in GROSS income $750 (adjusted monthly income) x .40 (minimum rent percentage) $300 $300 is new enhanced voucher minimum rent
8787
Section 9: TTPSection 9: TTP
3009d x .4050
750
8888
Learning Activity: 3Page 1- 38
$$$$ to %%%% Does anyone have a calculator
8989
Learning Activity: 4Page 1- 40
OK… I think I’m ready for another one. OK… I think I’m ready for another one. Decrease in family monthly income, Decrease in family monthly income,
new minimum rent?new minimum rent?
9090
Calculating Total HAP for Stayers
Gross rent for the unit minus TTP (greater of): 30% of adjusted monthly income 10% of gross monthly income Welfare rent in “as paid” states PHA minimum rent Enhanced voucher minimum rent
1-41
9191
Learning Activity: 5
Calculating HAP for Stayers Page 1-42
9292
Learning Activity: 6
Enhanced Voucher Subsidy Calculations on the HUD-50058
Page 1-43
9393
Changes in Family Size
If unit becomes overcrowded due to increase in family size: Family must move to continue voucher
assistance PHA
Must assist family in housing search Must terminate HAP contract if family refuses
acceptable unit
9494
Changes in Family Size
If unit becomes overcrowded due to increase in family size: Enhanced Voucher rules apply if family
moves to larger unit in project HCV rules apply if family moves out of project
9595
Changes in Family Size
Family size decreases: If family moves to appropriate unit size in the
project enhanced voucher assistance continues
If family refuses to move to appropriate unit size in the project regular HCV rules apply
Family responsible for amount of the gross rent not covered by HAP
9696
Regular Rules For Movers
Family moves from project at any time Housing Choice Voucher rules apply
No enhanced payment standard No enhanced voucher minimum rent
9797
Part 7: EnhancementsPart 7: Enhancements
Information is in book
Part 8: Conversion of HCV to Enhanced Vouchers
9898
Additional Tools in Book
Developing an Action Plan for Housing Conversion Actions
Chart: Differences Between Preservation and Opt-
out Flow of Your Housing Conversion Action