item 6.a.(7) administrative plan · administrative plan(2) - city of berkeley, ca page 1 of3 item...

Administrative Plan(2) - City of Berkeley, CA of3

Item 6.a.(7)Administrative Plan

The Plan defines BHA's policies for operating its Section B Housing Choice VoucherPrograms including:

. Tenant Based Vouchers

. Project-Based Vouchers

. Moderate Rehabil itation/SRO

. Shared Housing

. Section I Homeownership and

. Family Self Sufficiency.

The parameters for these policies are established by Federal laws and regulations. lssuesthat are not addressed in this document may be governed by Federal, State and localregulations and HUD Notices, Memos and guidelines.

Copies of the Administrative Plan are available at the BHA Office located at 1936 UniversityAvenue, Suite 150, Berkeley, CA 94704 and onlineat http://wun¡r.cityofberkelev.info/ContentDisplav.aspx?id=20B1OThe publication of the draftPlan commenced a 45-day publ ic comment per iod beginning February 10,2015, which wi l lend on March 24,2015. The Board of Commissioners of the Berkeley Housing Authority(BHA) wil l hold a Public Hearing to adopt the Fiscal Year 2015-2016 Annual Plan onThursday, April 9, 2015 at 6:00 p.m. at the North Berkeley Senior Center located at 1901Hearst Avenue, Berkeley, CA.

2015-2016 DRAFT ADMINISTRATIVE PLAN:

DRAFTT¡tle Paoe

DRAFTTabIe of Contents

DRAFTlntroduction

DRAFTChapter 1 Overview of the Proqram and Plan

DRAFTChapter 2 Fair Housinq and Equal Opportunity

DRAFTChapter 3 Eligibil i ty

DRAFTChapter 4 Applications, Waitinq List and Tenant Selection

DRAFTChapter 5 Briefings and Voucher lssuance

DRAFTChapter 6 Income and Subsidv Determinations

D RAFTC hapter 7 Verification

DRAFTChapter B Housing Quality Standards and Rent Reasonableness Determinations

htþ ://www.ci.berkeley.ca.us/ContentPrint.aspx?id:208 1 0 2t18t20ts

Administrative Plan(2) - City of Berkeley, CA

DRAFTChapter 9 General Leasinq Policies

of3

DRAFTChaoter 10 Movino with Continued Assistance and Portabil itv

DRAFTChapter 1 1 Reexaminations

DRAFTChagter 12 Termination of Assistance and Tenancy

DRAFTChapter 13 Owners

DRAFTChapter'1 4 Program Inteqrity

DRAFTChapter 15 Special Housino Tvoes

DRAFTChapter 1 6 Proqram Administration

DRAFTChapter 17 Proiect Based Vouchers ,

DRAFTIB Moderate Rehabil itation for Single Room Occupancy Dwellings for HomelessIndiv iduals

DRAFTGlossary

2014-2015 ADMIN ISTRATIVE PLAN:

Title Page

Table of Contents

lntroduction

Chapter 1 Overview of the Program and Plan

Chapter 2 Fair Housing and Equal Opportuni tv

Chapter 3 Eliqibil i ty

Chapter 4 Applications, Waitinq List and Tenant Selection

Chapter 5 Briefinqs and Voucher lssuance

Chapter 6 Income and Subsidy Determinations

Chapter 7 Verif ication

Chapter 8 Housing Qualitv Standards and Rent Reasonableness Determinations

Chapter I General Leasinq Policies

Chapter 10 Movinq with Continued Assistance and Portabil itv

Chapter 1 1 Reexaminations

http ://www. ci.berkeley.ca.us/ContentPrint.aspx?id:208 1 0 2l18l20r5

Administrative Plan(2) - City of Berkeley, CA Page.3 of 3

Chapter 12 Termination of Assistance and Tenancv

Chapter 13 Owners

Chapter 14 Program Inteqritv

Chapter 15 Special Housing Types

Chapter 16 Proqram Administration

Chapter 17 Proiect Based Vouchers

1B Moderate Rehabi l i tat ion for Sinqle Room Occupancv Dwel l inqs for Homeless Indiv iduals

Glossary

To view the ent i re current Admin. Plan (2012), see the l ink below.

ARCHIVED FILES:

Please click on the following l inks to view the Administrative Plans for each correspondingyear (no longer in active);

20'13 Administrative Plan (no longer active):

2012 Administrat ive Plan (no longer act ive)

2011 Administrative Plan (no longer active)

2010 Administrative Plan (

2009 Administrative Plan

no longer active)

(no longer active)

2008 Administrat ive Plan(no longer active)

2007 Administrative Plan (no longer active)

http ://www. ci. berkeley.ca.us/ContentPrint. aspx?id:208 1 0 2/r8t20t5

Administrative Plan -Table of Contents

IntroductionABOUT THE RT,FERENCES CITED IN THE MODEL ADN4INISTRATIVE PLAN

AUTHORITIES IN THE MODEL ADMINISTRATIVE PLAN. .............[ntro-iHUD. lntro-iState Law. Intro-iIndustry Practice. ...Intro-iRESOURCES CITED IN THE MODEL ADMINISTRATIVE PLAN. ........Intro-iAbbreviations.... . . . . . . . . Intro-i iResources and Where to Find Them. .......Intro-ii

Chapter IOVERVIEW OF THE PROGRAM AND PLAN

INTRODUCTION. . . . . . . . . . I - I

PART I: THE BERKELEY HOUSING 4UTHORITY.... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . l- ll - I .4. Overview... . . . . . . . . . . . . . . . . . . l- l1-I.8. Organization and Structure of the BHA ... . . . . . . . . . . . . . . . . . . . . . . . . . . . l-1l - I .C. BHA Miss ion. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . l -2l-I .D. The BHA's Programs ... . . . . . . . . . . . . . . . . .1-21-I.E. The BHA's Commitment to Ethics and Service ... . . . . . . . . . . . . . . .1-2l.LF. Confl ict of Interest.. . . . .1-3l.I G. Employee Applicant/Part icipant... . . . . . . . . . . . . . . . . . . . . l-4l-I .H. BHA's Standards of Conduct Policy .. . . . . . . . . . . . . . l-41-I.I . BHA's EIV Security Policy... . . . . . . . . l-5l-I .J. BHA's Privacy Po1icy... . . . . . . . . . . . . . . . . . 1-5l-I.K. BHA's Core Va1ues.... . . . . . . . . . . . . . . . . . . . 1-5l-I.L. BHA's Gift Policy .. . . . . 1-5

PART II: TFIE HOUSING CHOICE VOUCHER (HCV) PROGRAM .............. l-61-II.A. Overview and History of the Progr4m.... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . l-61-II.B. HCV Program 8asics... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . l-7l- i l .C. The HCV Partnerships .. . . . . . . . . . . . . . . . . .1-7

The HCV Relationships:.. . . . . . . . . . . . . . . . . . . . . . . . . . . . l-8What does HUD do?... . . . . . . . . . . . . . 1-9What does the BHA do?.... . . . . . . . . . . . . . . . . . . . . . . . . . 1-9What does the Owner do?.... . . . . . . . . . . . . . . . . . . . . . l-10What does the Family do?.... . . . . . . . . . . . . . . . . . . . . 1-10

I-II .D. Applicable Regulations ... . . . . . . . . . . . . . l-11

PART III : THE HCV ADMINISTRATIVE PLAN.... . . . . . . . . . . . . . . . . . . . . . l- l II-I I I .A. Overview and Purpose of the Plan.. . . . . . . . . . . . . . . . . l- l II-III.B. Contents of the Plan (24CFR 982.54)....... ...... l-l I

Mandatory vs. Discretionary Policy ......... 1-13l-m.C. Organization of the Plan.... . . . . . . . . . . l-13l-III.D. Updating and Revising the Plan .. 1-13

Berkeley Housing Authority TOC- I DRAFT FEB 2OI5

PART II:

PART III:

PART TV:

Exhibit 2-1:

Administrative Plan rTable of Contents

Chapter 2FAIR HOUSING AI\D EQUAL OPPORTUNITY

INTRODUCTION. , . . . . . . .2- I

PART I: NONDISCRIMINATION.... . . . . . . . . . . . . . . . . . . . . . . . . . .2-r2-I.A. Overview... . . . . . . . . . . . . . . . . ' .2-l2-I.8. Nondiscrimination ......2-2

Providing lnformation to Families and Owners ....--......2-3Discrimination Complaints... . . . . . . . . . . . . . . . . . . i . . . . . . . ' . . . .--. . . . . . . .2-3

AFFIRMATIVELY FURTHER FAIR HOUSING ... . . . . . . . . . . . . . . . . . . . , . . , , .2-3

POLICIES RELATED TO PERSONS WITH DISABILITIES.... . . . . . . . . . . . . . . . . . . . . . , , . .2-42-IILA. Overview... . . . . . . . . . . . . ' . . . . .2-42-ILB. Definition of Reasonable Accommodation ......2-4

Types of Reasonable Accommodations.... . . . . . . . . . . . . . . . . . . . . .2-5z-Ill.C. Request for an Accommodation .......... .............2-62-III .D. Verif ication of Disabil i ty... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .2-6}-II'E. Approval/Denial of a Requested Accommodation

[Joint Statement of the Departments of HUD and Justice:Reasonable Accommodations under the Fair Housing Act]...................2-7

2-III.F. Program Accessibility for Persons with Hearingor Vision Impairments .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .2-8

2-III .G. Physical Accessibi l i ty... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .2-92-IILH. Denial or Termination of Assistance...'...... ....2-10

IMPROVING ACCESS TO SERVICES FOR PERSONS WITH LIMITEDENGLTSH PROFICIENCY (LEP) .. . . . . . . . . . . . .2-r02_IV.A. Overv iew. . . . . . . . . . . . . . . . . . .2_102-IV.B. Oral Interpretation ....2-ll2-IV.C. Written Translation ...2-ll2-IV.D. Implementation Plan.... . . . . . . . . . . . . . . . .2-11

Definition of a Person with a Disability UnderFederal Civil Rights Laws 124 CFR Parts 8.3, and 100.2011 ............2-12

Berkeley Housing Authority TOC- 2 DRAFT FEB 2OI5


Chapter 3ELIGIBILITY

TNTRODUCTION. .. . . . . .3-I

PART I: DEFINITIONS OF FAMILY AND HOUSEHOLD MEMBERS .......3-23-LA. Overv iew. . . . . . . . . . . . . . . . . . . . .3-23-LB. Family and Householdl24 CFR 982.201(c), HUD-50058 IB, p. l3l ....3-2

Fami ly . . . . . . . . . . . . . . . . . . .3-2Household .. . . . . . . . . . . .3-2

Family Break-Up and Remaining Member of Tenant Family................3-2Family Break-up [24 CFR 982.3151 ...........3-2Remaining Member of a Tenant Family [24 CFR 5.403] ................3-3

Head of Household [24 CFR 5.504(b)] . . . . . . . . . . . .3-3Spouse, Cohead, and Other Adult . . . . . . . . . . . . . . . . . . . .3-4Dependent [24 CFR 5.603] . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .3-4

Joint Custody of Dependents... . . . . . . . . . . . . . . . . . . .3-4Full-Time Student [24 CFR 5.603, HVC GB p.5-29] .. . . . . . .3-4Elderly and Near-Elderly Persons, and Elderly Family[24 CFR 5.100 and 5.403] . . . . . . . . . . . . .3-5

Elderly Persons ....3-5Near-Elderly Persons ... . . . . . . . . . . . .3-5Elderly Family .. . . . .3-5

Persons with Disabilities and Disabled Family [24 CFR 5.403]............3-5Persons with Disabil i t ies... . . . . . . . . . . . . . . . . . . . . . . . . . .3-5Disabled Fami ly . . . . . . . . . . . . . . . . . . . . . . .3-5

Guesrs [24 CFR 5.100] . . . . . . . . . . . . . . . . . .3-5Foster Children and Foster Adults .. . . . . . . . . . . . . . . . . . .3-6Absent Family Members... . . . . . . . . . . . . .3-6

Definitions of Temporarily and Permanently Absent.......................3-6Absent Students ....3-7Absences Due to Placement in Foster Care 124 CFR 5.4031 ............3-7Absences Dut to ActualThreatened Violence. Date Violence orSta lk ing. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3-8Absent Head, Spouse, or Cohead ...............3-8Family Members Permanently Confined for Medical ReasonsIHCV GB, p. s-22] . . . . . . . . . . . . . . . . . .3-8Return of Permanently Absent Family Members ..........3-8

Live- In 4 ide. . . . . . . . . . . . . . . .3-9Par t T ime 4 ide. . . . . . . . . . . . . . . . . . . . . . . . . . . . .3-10

3-r.c.

3-I.D.3-I.E.3-I.F.

3-I.G.3-I.H.

3-I.I .

3-r.J.3.I.K.3-I.L.

3-I.M.3-I N.



PART II: BASIC ELIGIBILITY CRITERIA.... . . . . . . . . . . . . . . . . . . ' . . . . . . . . . .3-103-II.A. Income Eligibi l i ty and Targeting.... . . . . . . . . . . . . . . . .3-10

Income L imi ts . . . . . . . . . . . . . . . . . . . . . . . .3-10Types of Low-Income Families [24 CFR 5.603(b)] ....3-10Using Income Limits for Eligibi l i ty 124 CFR 982.2011 ... . . . . . . . . . . . . . .3-10Using lncome Limits for Targeting [24 CFR 982.201]..................3-l I

3-II.B. Citizenship or Eligible Immigration Status [24 CFR 5, Subpart E] .....3-11Declaration [24 CFR 5.508] ..3-12U.S. Cit izens and Nationa1s.... . . . . . . . . . . . . . . . . . .3-12Eligible Non Cit i2ens.... . . . . . . . . . . . . . . . . . . . . . . . . . . . .3-12Ineligible Cit izens ... . . . . . . . . . . . . . . .3-12Mixed Famil ies .. .3-13Ineligible Famil ies [24 CFR 5.514(d), (e), and (Ð]... . . . . . . . . . . . . . . . . . . . ,3-13Timeframe for Determination of Citizenship Status[24 CFR s.s08(g) ] . . . . . . . . . . . . . . . . .3-13

3-II.C. Social Security Numbers [24 CFR 5.216 and 5.218] ........3-143-II.D. Family Consent to Release of Information 124 CFR 5.230,

HCV GB, p . 5 -131 . . . . . . . . . . . . . . . . . . . . . . . . 3 -143- ILE. BHA Release . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .3-143-II.F. Students Enrolled In Institutions of Higher Education

[24 CFR 5.612 and FR Notice 4/10106]..... ..... 3-15Definit ions ... . . . . . . .3-15Determining Student Eligibi l i ty.. . . . . . . . . . . . . . .3-16Determining Parental Income Eligibi l i ty.. . . . . . . . . . . . . . . . . . . .3-17

PART III: DENIAL OF ASSISTANCE3-III .A. Overview... . . . . . . . . . . . . . . . .3-17

Forms of Denial [24 CFR 982.552(a)(2); HCV GB, p. 5-35] ........3-18Prohibited Reasons for Denial of Program Assistance[24 CFR 982.202(b), Pub.L. 109-162] .....3-18

3-III.B. Mandatory Denial of Assistance [24 CFR 982.553(a)] ..... 3-183-III .C. Other Permitted Reasons for Denial of Assistance.... . . . . . . . . . . . . . . . . . . . . . . . . . . . 3-19

criminal Activity [24 cFR 982.553]... . . . . .3-19Previous Behavior in Assisted Housing [24 CFR 982.552(c)1.......3-20

3-III .D. Screenins .. . . . . . . . . . . . . . . . .3-21Screeîing for Eligibi l i ty .. . . . . . . . . . . . . . . . . . . . . . , . . .3-21Screening for Suitability as a Tenant [24 CFR 982.307]................3-22

3-III.E. Criteria for Deciding to Deny Assistance .......3-22Evidence [24 CFR 982.553(c)] . . . . . . . . . . . . . . . . .3-22Consideration of Circumstances [24 CFR 982.5 52(c)(2)1.............. 3 -23

Removal of a Family Member's Name from the Application[24 CFR 982.ss2(c)(2xii)] ....3-23Reasonable Accommod ation 124 CFR 982. 5 5 2(c)(2)(iv)l ............. 3 -24

3-III.F. Notice of Elisibilitv or Denial .....3-24

Berkeley Housing Authority TOC- 4 DRAFT FEB 20I5


Exhibit 3-1:

Exhibit 3-2:

3-lII.G. Prohibition Against Denial of Assistance to Victims of Domestic

Violence, Outing Violence, and Stalking [Pub'L' 109-162] "' ' ' "" 3-?5

Definitions """""3-25Notification """"'3-26Documentation.... ' . . .". . . ' """" '3-26

Victim Documentation.... . . . . . ' . . . . """"" '3-26Perpetrator Documentation'.'....""" ""3-27Time Frame for Submitting Documentation"""" "3-27

BHA Confidentiality Requirements .""""""" """"""' 3-28

Detailed Definitions Related to Disabilities.'............. ""3-29Person with Disabilities [24 CFR 5.403] "3-29

In General ......3-29

Infants and Young Children..... """""" 3-30

Individual with Handicapsl24 CFR S.3l...' """"""""' 3-30

Definition of Institution of Higher Education [20 U.S.C 1001 and 1002]...........'3-32

Eligibility of students for Assisted Housing under section 8

of the U.S. Housing Act of 1937; Supplementary Guidance;

Notice [Federal Register, April 10, 2006) """""""""'3-32



Chapter 4APPLICATIONS, WAITING LIST AI\D TENAI\T SELECTION

TNTRODUCTION

PART I: THE APPLICATION PROCESS """""""""4-24-LA. Overview... """""""""4-24-I.8. Applying for Assistance [HCV GB, pp. 4-11 - 4-16] """"' """""""""'4-24-I.C. Aðóessibility of the Application Process """""4-3

Elderly and Disabled Populationsl24 CFR 8 and HCV GB,pp. 4- l I - 4- l3 l " "4-3Limited English Proficiency '."4-3

4-I.D. Placement on the Waiting List............ """"""" 4-3Ineligible for Placement on the Waiting List...'.'...... .....4-3Eligible for Placement on the Waiting List '.......".. .....'.4-3

PART II: MANAGING THE WAITING LIST.....'.... """"""""""" 4-4

4-II.A. Overview... """""""""4-44-II.B. Organizat\on of the waiting Listl24 cFR 982.204 and2051................4-44-II.C. Opening and Closing the Waiting Listl24 CFR 982.2061"""""""" ""'4-5

Closing the'Wait ing List.. . . . . . . . . . . ' . . . . . ' . . ' . . . . . . .4-5Reopening the Wait ing List.. . . . . ' . . . . ' . . .". ' . . . . .4-5

4-II.D. Family Outreach IHCV GB, pp. 4-2to 4-41'.....'...'. """"""4-64-II.E. Reporting Changes in Family Circumstances.............. """"4-74-II.F. Updating the Waiting Listl24 CFR 982.2041 ............'.' """4-7

Purging the Wait ing Lis1.... . . . . . . . . . . . . . . . . . . . . ' . . . .4-7Removal from the Wait ing List.. . . . . . . . . . . . . . . . .4-8

PART III: SELECTION FOR HCV ASSISTANCE """4-94-III .A. Overview... ' . . . . . . .""""" 4-94-III.B. Selection and HCV Funding Sources ...."""""'4-9

SpecialAdmissions [24 CFR 982.203] ......4-9Housing Consortium Pilot Program ......'.....4-9Targeted Funding [24 CFR 952.20a@)] ...4-10Regular HCV Funding. . . . . . . . . . . . ' . . . . . . . . . . . . . . . . .4-10

4-III.C. Selection Method """ 4-10Local Preferences [24 CFR 982.207; HCV p. 4-16] .'-."......'.........4-10Section 8 Project Based Voucher Program (PVB) ......4-10Section 8, Single Room Occupancy, Moderate RehabilitationProgram (Mod Rehab)... . . . . . . . . . . . . . . " ' . . . . . . . .4-l l

Income Targeting Requirement [24 CFR 982.20 I (bX2)]............... 4- I IOrder of Selection ... . . ' . ' . . ' . . . . . . .4-l I

4-III.D. Notifrcation of Selection ".........."4-124-IILE. The Application Interview... ' . . . . . . . ' . . . . . . . . . . . . . . . . . .4-134-III.F. Completing the Application Process ........""" 4-14

4-1

Berkeley Housing Authority TOC- 6 DRAFT FEB 2015


Chapter 5BRIEFINGS AND VOUCHER ISSUAI\CE

TNTRODUCTION. . . . . . . . .5-I

PART I: BRIEFINGS AND FAMILY OBLIGATIONS.'....".. ......5-l

Time Frames for Reporting Changes Required by FamilyObligations ... . . . . . . . . ' 5-4Family Obligations [24 CFR 982.551] .. . . . . .5-5

PART II: SUBSIDY STANDARDS AND VOUCHER ISSUANCE ..............'..5-75-II.A. Overview... . . . . . . . . . . . . . . . . . .5-75-II.B. Determining Family Unit (Voucher) Size [24 CFR 982.402]......'.........5-7s-il.C. Exceptions to Subsidy Standards... ......'..'......'.' 5-85-II.D. Voucher Issuance [24 CFR 982.302]..... ...'...'.'.5-9S-II.E. Voucher Term, Extensions, and Suspensions......".. '......... 5-10

Voucher Termf24 CFR 982.3031. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .5-10Extensions of Voucher T erm 124 CFR 982.303 (b)l . . . . . . . . . . . . . . . . . . . . . . . 5- I 0Suspensions of Voucher Term [24 CFR 982.303(c)] .. 5-l IExpiration of Voucher Term.... . . . . . . . . . . . . . . . . .5-12

5- I .4 . Overv iew. . . . . . . . . . . . . . . . . . ' . .5- l5-I.8. Brief ing [24 CFR 932.301]... . . . . ' . . . ' 5-l

Notifrcation and Attendance.... . . . . . . . . . . . . . . . . . . .5-2 lOral Brief ing [2a CFR 9S2.301(a)] ' . . . . ' . .- . . .5-2 lBriefrng Packet [24 CFR 982.301(b)] '.......5-3Additional Items to be Included in tÍre grienng Packet ........'......'... 5-4 l

5-I.C. Family Obligations ... .5-4 ,



ChaPter 6INCOME AND SUBSIDY DETERNTINATIONS

[24 CFR Part 5, Subparts E and F;24 CFR 982]

INTRODUCTION.

PART I:

Summary of Income Included and Excluded by Person......""""""' 6-3

Temporarily Absent Family Members.... ""6-4A-bsent Students """"""""" 6-4

Absences Due to Placement in Foster Care...'....... ....""""""""" 6-4

Absent Head, Spouse, or Cohead """""6-4Family Members Permanently confined for Medical Reasons........ 6-4

Joint Custody of Dependents.. ' . . . . . . ' """""" 6-5

Caretakers for a Child. """"""' 6-5

Anticipating Annuallncome """"'6-6Basis of Annual Income Projection """"""6-6

Known Changes in Income... .- ' . . . . ."""" '6-7Earned Income ..""""" 6-8

Types of Earned Income Included in Annual Income........""""""" 6-8' Wages and Related Compensation ..........'... """"""' 6-8

Some Types of Mil i tary Pay.... ' . ' . . . . . """ 6-8

Types of Earned Income Not Counted in Annual Income '.."""""" 6-8

Temporary, Nonrecurring, or Sporadic Income """' 6-8Chilàren's Earnings .'....""" 6-8

Certain Earned Income of Full-Time Students.. """'6-9Income of Live-in Aide ' . . . . . . . . . . . ."""""" 6-9

Income Earned under Certain Federal Programs.......'.'...... " " " "' 6-9

Resident Service Stipend ""6-9State and LocalEmployment Training Program .""'6-9HUD-Funded Training Programs '.""" 6-10Earned Income Tax Credit. . . . . . ' . . . . . .""" 6-10Earned Income Disallowance.... . .". . . . . . . . . ' . . ' . ' . . . .""" 6-10

Earned Income Disallowance for Persons with Disabilities

[24 CFR 5.617) . . . . ' . . . .6-10

El ig ib i l i ty . . . . . . . . . . . . . . . ' . . . . . . " " " " ' 6-10

Calculation of the Disallowance ..........""' 6-l I

Init ial l2-Month Exclusion... . .". . . . . ."" ' 6-l I

Second 12-Month Exclusion and Phase-In. ' . ' . . ' . . . . . . . . . . . . . ' . . . . . ' ."" 6-1 I

Lifet ime Limitation.. . .". . . . .6-l I

Business Income [24 CFR 5.609(bX2)] .....""'6-12Business Expenses -.. . . . ."""""6-12Business Expansion -.'.."""""6-12Capital lndebtedness.... . . . . . . . . . . . . . -. . . . .---. .-.".6-12Negative Business [ncome.... . . . . . . . . . . . . .""" ' 6-13

6-1

6-r.c.

6-I.D.

6-LE.

6-I.F.



Withdrawal of Cash or Assets from a Business.... .......6-13Co-owned Businesses . . . . . . . . . . . . . . . . . ; . . . - . . . . . . . . .6-13

6-I.G. Assets [24 CFR 5.609(bX3) and24 CFR 5.603(b)] . . . . . . . . . . . . . . . . . ' . . . . . . . . . . .6-13Overv iew. . . . . . . . . . . . .6-13Genera l Pol ic ies. . . . . . . . . . . . . . . . . . . . .6-13

lncome from Assets . .... .. . .. 6- I 3Valu ing Assets . . . . . . . . . . . . . . . . . .6-14Lump-Sum Receipts .. . . . . . . .6-14Imputing Income from Assets ...'.........6-14Determining Actual Anticipated Income from Assets ..............' 6-1 4Withdrawal of Cash or Liquidation of Investments .'..'..."........6-15Jointly Owned Assets .. . . . . .6-15Assets Disposed of for Less than Fair Market Value.... . . . ' . . . . . . . .6-15Minimum Threshold .. . . . . . . .6-15Separation or Divorce ...'... 6-16Foreclosure or Bankruptcy .. . . . . . . . . . . . . . . . '6-16Family Declaration ... . . . . . . . . 6-16

Types of Assets. . . . . . . . . . . . . . . . . . . . . .6-16Checking and Savings Accounts .........6-16lnvestment Accounts Such as Stocks, Bonds, Savings

Certificates, and Money Market Funds ...............6-16Equity in Real Property or Other Capital Investments ..............6-17Trusts . . . . . . . . . . . . .6-18Retirement Accounts ........ 6-18Personal Property... . . . . . . . . . . .6-18Li fe Insurance. . . . . . . . . . . . . . . . . . .6-19

6-I.H. Periodic Payments ....6-19Periodic Payments Included in Annual Income....... ....6-19Lump-Sum Payments for the Delayed Start of aPer iod ic Payment . . . . . . . . . . . . . . . . . . .6-19Periodic Payments Excluded from Annual Income........................ 6-20

6-LI. Payments In Lieu of Earnings ......6-206-I.J. Welfare Assistance ...6-21

Overview... . . . . . . . . . .6-21Sanctions Resulting in the Reduction of Welfare Benefrts

[24 CFR 5.615] . . .6-21Covered Famil ies .. . . . . . . . . . . . .6-21Imputed Income ... . . . . . . . . . . . . .6-21Offsets... . . . . . . . . .6-21



PART II:

6-1.K. Periodic and Determinable Allowances [24 CFR 5.609(bX7)]............6-21Alimony and Child Support.. . . . . . . . . . . . . . . . . . . . .6-22Regular Contributions or Gifts .................6-22

6-LL. Student Financial Assistance [24 CFR 5.609(bX9)]............ .. .............6-22Student Financial Assistance Included in Annual Income[24 CFR 5.609(bX9) and FR 4110/061 ......6-22Student Financial Assistance Excluded from Annual Income

[24 cFR s.60e(c)(6)] . . . . . . . . . . . . .6-236-I.M. Additional Exclusions From Annual Income ....................6-23

ADJUSTED INCOME...6-ILA. Introduction ... . . . . . . . . . . . .6-25

Overview... . . . . . . . . . .6-25Anticipating Expenses ...........6-26

6-II.8. Dependent Deduction ... . . . . . . . . . . . . . . .6-266-II.C. Elderly or Disabled Family Deduction ...........6-266-ILD. Medical Expenses Deduction [24 CFR 5.61l(a)(3)(i)] . . . . . . . . . . . . . . . . . . . . . . . .6-26

Definition of Medical Expenses.... ............6-26Summary of Allowable Medical Expenses from IRSPublication 502.... . . . . . . . . . . . . . . . . . .6-27Families That Qualify for Both Medical and DisabilityAssistance Expenses ... . . . . . . . . . . .6-27

6-II.E. Disability Assistance Expenses Deduction [24 CFR 5.603(b) and24 CFR 5.611(aX3Xi i ) l . . . . . . . . . . . . . . .6-27

Earned Income Limit on the Disability AssistanceExpense Deduction ... . . . . . . . . . . . . .6-28Eligible Disabil i ty Expenses.... . . . . . . . . . . . . . . . . .6-28

Eligible Auxiliary Apparatus ...............6-28Eligible Attendant Care ... . . . . . . . . . . . . . . . . . . . .6-28Payments to Family Members .............6-29

Necessary and Reasonable Expenses.... . . . . . . . . . . . . . . . . . . . . . . .6-29Families That Qualif, for Both Medical and DisabilityAssistance Expenses ... . . . . . . . . . . .6-29

6-II.F. Child Care Expense Deduction.. ..6-29Clarifuing the Meaning of Child for This Deduction ..6-30Qualifying for the Deduction.. . . . . . . . . . . . . . . . . . . 6-30

Determining Who is Enabled to Pursue an Eligible Activity....6-30Seeking Work.... . . . . . . . . . . . . . . .6-30Furthering Education ........6-30Being Gainful ly Employed ... . . . . . . . . . . . . . . .6-30

Eamed Income Limit on Child Care Expense Deduction ..............6-30Eligible Child Care Expenses.... . . . . . . . . . . . . . . . 6-31

Allowable Child Care Activities... ....... 6-31Necessary and Reasonable Costs.. ....... 6-31

Berkeley Housing Authorify TOC- t0 DRAFT FEB 2OI5


PART III: CALCULATING FAMILY SHARE AND BHA SUBSIDY ........"'6-326-III.A. Overview of Rent and Subsidy Calculations..............". ....6-32

TTP Formula [24 CFR 5.628] . ' . . ' . . . . . . . . . . . . .6-32Wel fare Rent . . . . . . . . . . . ' . . ' . . . . . .6-32Minimum Rent... . . . . . . . . . .". . .6-32

Family Share [24 CFR 982.305(a)(s)].. . . . . . . . . . . . . . . . . . . . ' . . .6-32BHA Subsidy pa CFR 982.s0s(b)1. . . . . . . . . . . . . . . . . . . ' . . . . . . . .6-33Uti l i tyReimbursemenTl24CFRgS2.5l4(b)1... . . . . . . . . . . .6-33

6-III.B. Financial Hardships Affecting Minimum Rent [24 CFR 5.630]..........6-33Overv iew. . . . . . . . . . . . .6-33HUD-Defined Financial Hardship ............6-33Implementation of Hardship Exemption.... . . . . . . . . . . . . . . . . .6-34

Determination of Hardship... . . . . . . . . . . . . . . .6-34No FinancialHardship.. . . . .6-35Temporary Hardship... . . . . . .6-35Long-Term Hardship ......'.6-35

6-III.C. Applying Payment Standards [24 CFR 982.505] "............6-36Overv iew. . . . . . . . . . . . .6-36Changes in Payment Standards... . . . . . . . . . . . . . .6-36

Annual Adjustment .. . . . . . . . . .6-36Decreases ... . . . .6-36Increases ... . . . . .6-37Changes in Family Unit Size ... . . . . . . . . . . . .6-37

Reasonable Accommodation ... . . . . . . . . . . . . . . . . .6-376-III .D. Applying Uti l i ty Allowances [24 CFR 982.517]... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .6-37

Overview... . . . . . . . . . .6-37Reasonable Accommodation ... . . . . . . . . . . . . . . . . . 6-38Uti l i ty Allowance Revisions... . . . . . . . . . . . . . . . . . .6-38

6-III .E. Prorated Assistance for Mixed Famil ies [24 CFR 5.520]... . . . . . . . . . . . . . . . . . .6-38

Exhibit 6-l: Annual Income Inclusions ........6-39HHS Definit ion of "Assistance" .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6-40

Exhibit 6-2: Annual Income Exclusions .......6-42

Exhibit 6-3: Treatment of Family Assets ......6-45

Exhibit 6-4: Earned Income Disallowance for Persons with Disabilities........... ...6-46

Exhibit 6-5: The Effect of Welfare Benefit Reduction ....6-48



ChaPter 7VERIFICATION

[24 CFR 982.516,24 CFR 982.551,24 CFR 5.230]

INTRODUCTION.

PART I: GENERAL VERIFICATION REQUIREMENTS ....."""7-l i7 -l^A. Family consent to Release of Informati on 124 cFR 982.5 1 6 i

and 982.551, 24 CFR 5.2301. . . . ' . . . . " " " " " " " " " " 7- l

Consent Forms """7-1 iPenalties for Failing to Consent [24 CFR 5.232) """""7-l I

7 . I ' B . o v e r v i e w o f V e r i f r c a t i o n R e q u i r e m e n t s . . . . . . . . . . . ' . . . ' . . . . ' . ' . . . ' . . . 7 . 2HUD's Verification Hierarchy """""""""'7-2Requirements for Acceptable Documents........"" """"'7-2File Documentation """""""" '7-3

7-1.C. Up-Front Income Verifrcation (UIV) """""""'7-4Use of HUD's Enterprise Income Verification (EIV) System """"'7-5

7- I .D.

Tenant Income Data (TID) Reports... . . ' . . . .- ' . . . . ."""" '7-5Income Discrepancy Reports (IDRs)....... ......"."""" 7-5EIV Identity Verif ication.... . . . . . .". . . .""" '7-6

Third-Party Written and Oral Verification """'7-6Reasonable Effort and Timing .......-......'.""7-6When Third-Party Information is Late .'.""7-7When Third-Party Verification is Not Required """""'7-7

Primary Documents ."""""'7-7Certain Assets and Expenses.. ' . . . . . . . . . . . . . . ' . . . . . . . . . . . . ."" '7-7Certain Income, Asset and Expense Sources...... .....'7-7

Review of Documents... . . . . . . . . . . . . . ""7-8Using Review of Documents as Verification .......... """7-8

Self-Cert i frcation ... . . . . . . . . . ' . . . . . ."""" 7-8

PART II: VERIFYING FAMILY INFORMATION.... . . . . . . . . . . . , , .". . . .7.9

7-II.A. Verification of Legal Identity """"7-97-II.B. Social Security Numbers [24 CFR 5.216 and HCV GB, p. 5-12] """""7-97-II.C. Documentation of Age.. """""""' 7-10

7-II.D. Family Relationships... . . . ' . . . ' . . . ' ""7-10Marriage.... """"" 7-10

Separation or Divorce """"""7-llAbsence of Adult Member... . . . . . . . ."""""" ' 7-11Foster Children and Foster Adults......'. ""7-ll

7-II .E. Verifrcation of Student Status.. ' . . . . . . .""""""" '7-11General Requirements .. ' . . . . . . . . . . . . """"""" ' 7-11

Restrictions on Assistance to Students Enrolled inInstitutions of Higher Education.. .."""""'7-12

Independent Student ..."""7-12

7-ILF. Documentation of Disabil i ty. ' . . . . . . . . ' . . . . . .""""" 7-13

Disability Preferences, Deduction & Allowances ...........'... ....""""""'7-13Family Members Receiving SSA Disability Benefits .'......'........ "' 7 -13

7-1

7-r.8.

7-I.F.



Family Members Not Receiving ssA Disability Benefits .............7-14

7-II.G. Citizenship or Eligible Immigration Status [24 CFR 5.508] ................7-14Overview.'. """""7-14U.S. Citizens and Nationals ....'..."..Eligible Immigrants """""""' 7-15

Documents Required """"7-15BHA Verification.........

7-II.H. Verification of Preference Status.."" """"""" 7-15

PART III : VERIFYING INCOME AND ASSETS."... . . . . . ' . . """"" '7-157-III.A. Earned Income """""7-16

T ips . . . . . . . . . . . " " " " "7 -167-III.B. Business and Self Employment Income """"'7-167-IILC. Periodic Payrnents and Payments In Lieu of Earnings """7-16

Social Security/SSl Benefits... . . . . . . . . . . . . ' .". .7-16

7-III .D. Alimony or Child Support """"" '7-177-III .E. Assets and Income From 4ssets... . . . . . . . . . . . . . . ""7-17

Assets Disposed of for Less than Fair Market Value ..7-17

7-III.F. Net Income From Rental Property... """""""' 7-18

7-III.G. Retirement Accounts """""""""'7-197-III.H. Income From Excluded Sources "7-197-1il1. Zero Annual Income Status """"'7-197-III.J. Student Financial Assistance """'7-207-III.K. Parental Income of Students Subject to Eligibility Restrictions.........'.7-20

PART IV: VERIFYING MANDATORY DEDUCTIONS ..'.......... """""""""'7-2r7-IV.A. Dependent and Elderly/Disabled Household Deductions ..7-21

Dependent Deduction ..--. . . . . . . .7-21ElderlylDisabled Family Deduction """"'7-21

7-IV.B. Medical Expense Deduction """"7-21Amount of Expense ... . . . . . . . . . . . .7-21Eligible Household .. . .-.--. . . ' . . . .7-22

Qualifred Expenses "..--. . . . ' . . . . .7-22Unreimbursed Expenses ... . . . . . . . ' . . . . . . . . . . . . ." '7-22Expenses lncurred in Past Years.......'.. ....'7-22

7-IV.C. Disability Assistance Expenses "'7-23Amount of Expense ... . . . . . . . . . ."7-23

Attendant Care.... . . . . . . . ' . . . . . .7-23Auxiliary Apparatus.. .......'7-23

Family Member is a Person with Disabilities........... "'7-24Family Member(s) Permitted to Work .....7-24Unreimbursed Expenses ... . . . . ' . . . ' . . . . ' . . . . . .". .7-24

7-IV.D. Child Care Expenses... """""""" '7-24El ig ib le Chi1d. . . . . . . . . . . - - - . - - . - . . - . . .7-25Unreimbursed Expense .......".7-25Pursuing an Eligible Activity . ' . . . . . .-. . . . . . . . . .7-25



Allowable Type of Child Care.... . . . . . . . . . . . . . .7-26Reasonableness of Expenses.... . . . . . . ". . . . ' . . . .7-26

Exhibit 7-1: Excerpt From HUD Verification Guidance Notice(PIH 2004-01, pp. I l -14) . . . . . . . . . . . . . . " " " " " " "7-27

Exhibit 7-2: Summary of Documentation Requirements for Noncitizens

IHCV GB, pp. 5-9 and 5-10]... . . . ' . ' . .""""""7-31



Chapter IHOUSING QUALITY STANDARDS AND RENT REASONABLENESS

DETERMINATIONS[24 CFR 982 Subpart Iand24 CFR 982.507]

INTRODUCTION. 8-1

PART I: PHYSICAL STANDARDS.... . . . . . ' . . . . . . """"" '8-Z8-I.4. General HUD Requirements...... ""8-2

HUD Perforrnance and Acceptabil i ty Standards.... . . . ' . . . . . ' . ' . . . . . ' . . . . . . . ' 8-2Tenant Preference Items.... . . . . . . . . . . . . . . . . . . . . . . . . .8-2Modifìcations to Provide Accessibi l i ty .. . . . . . . . . ' . . . . . . . . . . . ' . . . . . . . . . . . . . . . . . . . ' . 8-3

8-I.8. Additional Local Requirements (gates, water heater, strapping,smoke detectors and carbon monoxide detectors '.........8-3ThermalEnvironment IHCV GB p.l0-7] . . . . . . . . . . . . . . . . . . . . . .8-4Clarif ications of HUD Requirements .. . . . . . . . . . . . . . . .". . . . . . . . .8-5

Wal ls . . . ' . . . . . . . . . . . .8-5Windows. . . ' . . . . ' .8-5Doors. . . . . . . . . . . . . . . .8-5Floors . . . . . . . . . . . . . . .8-5Sinks . . . . . . . . . . ' . . . . .8-5Security... . . . . . ' . . . 8-5

8-I.C. Life Threatening Condit ions [24 CFR 982.404(a)].. . . . . . . ' . . . . . . ' . . . . . . . . . . . . . . . .8-68-I.D. Owner and Family Responsibi l i t ies [24 CFR 982.404]... . . . . . . . . . . . . . . . . . . . . . . .8-6

Family Responsibi l i t ies .. . . . . . . . . . . . . . . . ' . . . . . . . . . . . .8-6Owner Responsibi l i t ies... . . . . . . . . . ' . . . ' . . . . . . . . . . . . . . 8-7

8-l-8. Special Requirements for Children with EnvironmentalIntervention Blood Lead Level [24 CFR 35.1225].... ..........8-7

8-l-F. Violation of HQS Space Standards [24 CFR 982.4031 .."..'8-7

PART II: TFIE INSPECTION PROCESS ... . . . . . . . . . . . . . . . . . .8-78-II.A. Overview [24 CFR 982.405] ..'......8-7

Types of Inspect ions. . . . . . . . . . . . . . . . . . . ' . . . " . . . . . . . . . . 8-7Inspection of BHA-owned units [24 cFR 982.3 52(b)]................... 8-8Inspection Costs... . . . . . . . ' . . . . . . . . . . . ' 8-8Not ice and Schedul ing. . . . . . . . . . . . . . . . . . . . . . . . ' . . . ' . . .8-8Owner and Family Inspection Attendance ............'....".8-9

8-II.B. Init ial HQS Inspection[24 CFR 982.401(a)] . . ' . . . . . . . . . . . . . . . . . . .8-9Timing of Init ial Inspections ... . . . . . . . ' . . . ' . . .". .8-9Inspection Results and Reinspections.... . . . . . . . . . . . . . . . . . . . ' . . . .8-9Ut i l i t ies . . . . . . . . . . . . . . .8-10Appl iances ' . . . . . . . . .8-10

8-II.C. Annual HQS Inspections [24 CFR 982.405(a)].. . . . . . ' . . . . ' . . . ' 8-10Schedul ing the Inspect ion. . . . . . . . . . . . . . . . . . . . . . . . .8-10

8-II.D. Special Inspections IHCV GB p. 10-30] .. . . . . . .8-118-II.E. Quality Control Inspections [24 CFR 982'405(b),

HCV GB p. 10-321. . . . . . . . . . . . . : . . . . . . . . . . ' . . . . . . . . . ' . . . . . . .8-11



8-II.F. Inspection Results and Reinspections for Units UnderHAP Contract . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .8- l I

Notification of Corrective Actions ........... 8-l IExtensions. .. . . . . . . . .8-12Reinspections.... . . . . . . . . . . . . . . . . . . . . .8-12Self Cert i frcation of Fail I tems ... . . . . . . . . . . . . . .8-13

8-II.G. Enforcing Owner Compliance .....8-13HAP Abatement . . . . . . . . . . . . . . . . . . . . .8-14HAP Contract Termination.... . . . . . . . . . . . . . . . . . . .8-14

8-II.H. Enforcing Family Compliance with HQS [24 CFR 982.404(b)]..........8-14

PART III: RENT REASONABLENESS [24 CFR 982.s071..... ......8-158- I I I .A. Overv iew. . . . . . . . . . . . . . . . . . .8-15

BHA-owned Units [24 CFR 982.352(b)] . . . . . . . . . . . . . . . . . . . .8-158-III.B. When Rent Reasonableness Determinations Are Required..................8-15

Owner-init iated Rent Determinations.... . . . . . . . . . . . . . . . . . . . . . .8-15BHA- and HUD-Initiated Rent Reasonableness Determinations ... 8- I 5

8-III .C. How Comparabil i ty Is Established.... . . . . . . . . . . . . .8-16Factors to Consider .. . . . . . . . . . . . . . .8-16Units that Must Not be Used as Comparables... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8-16Rents Charged for Other Units on the Premises.... . . . . . . . . . . . . . . . . . . . . . . . . .8-17

8-III .D. BHA Rent Reasonableness Methodology ... . . . . . . . . . . . . . . . . . . . . . .8-17How MarketData is Collected ... . . . . . . . . . . . . . .8-17How Rents are Determined.... . . . . . . . . . . . . . . . . . . .8-17

Exhibit 8-l: Overview of HUD Housing Quality Standards ..............8-19

Exhibit 8-2: Summary of Tenant Preference Areas Related to Housing Quality ..8-21



9-I.8.

9-I.F.9-t.G.9-t.H.

Chapter 9GENERAL LEÄSING POLICIES

INTRODUCTION. 9-I9-LA. Tenant Screening .'.....' 9-l9-I.8. Requesting Tenancy Approval [Form HUD-52517]... ' . . . . . . . . . . . . . . . . . . . . . . . . . .9-29-I.C. Owner Part icipation.... . . . . . . . . . . . . . . . . . . . 9-39-I.D. Eligible Units... . . . . . . . . . . .9-3

Inel ig ib leUni ts [24CFR982.352(a) ] . . . . . . . . . . . . . . . . . . . . . . . . . . . .9-3BHA-Owned Units [24 CFR 982.352(b)] . . . . . . . . . . . . . . . . . . . . .9-4Special Housing Types [24 CFR 982 Subpart M]... . . . . . . . . . . . . . . . . . . . . . . . . .9-4Duplicative Assistance [24 CFR 982.352(c)) ................9-4Housing Quality Standards (HQS) [24 CFR 982.305 and24 CFR 952.4011 ... . . . . . . . . . . . . . . . . . .9-5Uni t S ize . . . . . . . . . . . . . . .9-5Rent Reasonableness [24 CFR 982.305 and24 CFR 982.507]........9-5Rent Burden [24 CFR 982.508] .. . . . . . . . . . . . . . . . .9-5

Lease and Tenancy Addendum ......9-5Lease Form and Tenancy Addendum [24 CFR 982.308]................. 9-6Lease Information [24 CFR 982.308(d)] ....9-6Term of Assisted Tenancy.... . . . . . . . . . , . . . . . . . . . . . . 9-6Security Deposit [24 CFR 982.313 (a) and (b)] . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .9-7Separate Non-Lease Agreements between Owner and Tenant.........9-7BHA Review of Lease ... . . . . . . . . . .9-7

Tenancy Approval [24 CFR 982.305] .. . . . . . . . . . . . .9-8HAP Contract Execution [24 CFR 982.305] ....9-9Changes in Lease or Rent [24 CFR 982.308] .. . . . . . . . . . . . . . . . . . .9-10



PART I:

PART II:

Chapter 10MOVING WITH CONTINUED ASSISTANCE AND PORTABILITY

INTRODUCTION. . . . . .10- I

MOVING WITH CONTINUED ASSISTANCE.... . . . . . . . . . . . . . . . . . . . . . . . . . . IO-IIO-LA. Allowable Moves.... . . . . . . . . . . . . . . . . . . . . . l0-l10-I.8. Restrict ions On Moves ... . . . . . . . . . . . . . l0-2

Denia lof Moves . . . . . . . . . . . . . . . . . . . . l0-2Insuff,rcient Funding.... . . . . . . l0-2Grounds for Denial or Termination of Assistance..................... l0-3

Restrictions on Elective Moves [24 CFR 9823la@)1.................... 10-3IO-I.C. Moving Process ... . . . . . 10-4

Notif,rcation ......... 10-4Approval . . . . . . . . . . . . . l0-4Reexamination of Family Income and Composition ...................... l 0-4Voucher Issuance and Briefing ... . . . . . . . . . . . . . . l0-4Housing Assistance Payments [24 CFR 982.311(d)] ..................... 10-4

PORTABILITY. . . . . . . . . . . . . . . . . . . . . . . . l0-sI0- I I .A. Overv iew. . . . . . . . . . . . . . . . . . . l0-510-II.B. Init ial BHA Role. . . . . . .10-5

Allowable Moves under Portabil i ty... . . . . . . . . . . . . . . . . . . . . . . . . . . l0-5Applicant Famil ies... . . . . . . . . . 10-5Participant Families .......... 10-6

Determining Income Eligibi l i ty.. . . . . . . . . . . . . . . 10-6Applicant Famil ies... . . . . . . . . . 10-6Participant Families .......... 10-6

Reexamination of Family lncome and Composition ...................... I 0-7Br ie f ing . . . . . . . . . . . . . . .10-7Voucher Issuance and Term ..10-7Voucher Extensions and Expiration ... . . . . . . . . . . . . . . . . . . . . . . . . . 10-7Init ial Contact with the Receiving 8H4.... . . . . . . . . . . . . . . . . . . 10-8Sending Documentation to the Receiving 8H4.... . . . . . . . . . . . . . . . . . . . . . . . . . 10-8Init ial Bi l l ing Deadline [Notice PIH 2004-12]... . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10-9Monthly Billing Payments [24 CFR 982.355(e), NoticeprH 2004-121. . . . . . . . . . . . . . . . . . . . . . . . . l0-9Annual Updates of Form HUD-50058 ... 10-10Denial or Termination of Assistance 124 CFR 982. 355(c)(9)1.... l0-10

l0-i l .C. Receiving BHA Role .. . . . . . . . . . . . . . . . 10-10Initial Contact with Family .. l0-l IBr ie f ing . . . . . . . . . . . . . l0- l IIncome Eligibility and Reexamination ... l0-l IVoucher Issuance.... . . . . . . . . . . . . . 10-12

Timing of Voucher Issuance.... . . . . . . . . . . 10-12Voucher Term.... . . . . . . . . . . . . . 10-12Voucher Extension... . . . . . . . 10-12



Notifuing the Init ial PHA.... . . . . . . . . . . . . . . . . . 10-12Administering a Portable Family's Voucher ........... l0-14

Initial Billing Deadline ... 10-13Ongoing Notif ication Responsibi l i t ies .. . . . . . . . . . . . . . . . . . . . l0-13

Annual Reexamination.... . . . . . . . . . . . . . . . . . . 10-14Change in Bil l ing Amount... . . . . . . . . . . . . . . . . . . 10-14

Late Payments... . . . . . . . . . . . . . . 10-15Overpayments... . . . . . . . . . . . . . . 10-14Denial or Termination of Assistance.... . . . . . . . . . . . . . . . . l0-15

Absorbing a Portable Family... . . . . . . . . . . . . . . . 10-15



PART I:

Chapter llREEXAMINATIONS

INTRODUCTION' "" l l - l

ANNUALREEXAMINATIONS[24CFR982.516]... . . . . . . . . . . . . . . . . . . . . .11-lI l- I .4. overview... """""""" I l- lI l - I .8. Scheduling Annual Reexaminations.... . . . . . . . . . . . 11-l

Notification of and Participation in the AnnualReexamination Process. .........11'2

1l-I.C. Conducting Annual Reexaminations............ ..ll-2l1-I.D. Determining Ongoing Eligibility of Certain Students

[24 CFR eS2.5s2(bx5) ] . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 1-3I l- I .8. Effective Dates.... . . . . . . . . . . . . . . . . . . . . . . . . . I l-4

INTERIM REEXAMINATIONS [24 CFR 982.516] ..... 1l-5l I - I I .A. Overv iew. . . . . . . . . . . . . . . . . . . l1-5l1-II.B. Changes In Family and Household Composit ion.... . . . . . . . . . . l1-5

New Family Members Not Requiring Approval . . . . . . . . . . . . . . . . . . . . ' . ' . . . . . 1l-5New Family and Household Members Requiring Approval.......... 1l-6Departure of a Family or Household Member. ....'..'.... 11-6Removal of Spouse from Household... . . . . . . . . . . . . . . . . . . . . . . . . I l-7Family Breakup ..ll-7

11-[.C. Changes Affecting Income or Expenses ......... 1l-9BHA-Initiated Interim Reexaminations............ ........... I I -9

Family-Init iated Interim Reexaminations.... . . . . . . . . . . . . . . l1-19Required Reporting... ...... I l-19Optional Reporting ........' I l-19

11-ILD. Processing the Interim Reexamination.... . . . . . . . . . . . . . . . . . . . ' . . . . 11-10Method of Reporting.... . . . . . . . . . . . . . . . . . . . . . . . . . . . 1l-10Effective Dates.... . . . . . . . . . . . . . . . . . I l-10

PART II:

PART III: RECALCULATING FAMILY SHARE AND SUBSIDY AMOTINT.............. I I-I211- [ I .4 . Overv iew. . . . . . . . . . . . . . . . .11-1211-III.8. Changes In Payment Standards and Utility Allowances .11-12

Payment Standards [24 CFR 982.505] ...ll-12Subsidy Standards [24 CFR 982.505(c)(4)] ............. .ll-12Uti l i ty Allowances [24 CFR 982.517(d)] . . . . . . . . . . . . . . . . . . l1-13

l1-i l I .C. Notif ication of New Family Share and HAP Amount... . . . ' . . . . . . . . . . . ' . . . . . I l-13I I-I I I .D. Discrepancies... . . . . . . . . . . . . . . . . . . . . . . . . . . I 1-13



Chapter 12TERN/trNATION OF ASSISTANCE AND TENA¡ICY

INTRODUCTION. """' 12-1

PART I: GROUNDS FOR TERMINATION OF ASSISTANCE """""""""' r2-l

12-I.4. Overview... """"""""12-ll2-I.8. Family No Longer Requires Assistance [24 CFR 982.455].................l2-ll2-1.C. Family Chooses to Terminate Assistance """' 12-2

l2-I.D. Mandatory Termination of Assistance..'.............. """""""12-2Eviction [24 CFR 982.552(bX2), Pub.L. 109-162] .....l2-2Failure to Provide Consent [24 CFR 982.552(b)(3)].. . . . . . . . . . . . . ' . . .- . . . l2-2Failure to Document Citizenship [24 CFR 982.552(b)(4)and24 CFR 5.514(c)1. . . . . . . . . . . . . ' . . - . . . . . . . . . . . ' . . r2-2Failure to Provide Social Security Documentation

[24 CFR s.21s(c) ] . . . . - . . - - . . . . . . . . .12-3Methamphetamine Manufacture or Production

[24 CFR e83.ss3(bxlxiD]... . . . . . . . .--.. . . . . . . . .r2-3Failure of Students to Meet Ongoing EligibilityRequirements [24 CFR 952.5 52(b)(5 ) and FR 4/ 1 0/06]..............'.' l2-3Mandatory Prohibition for Lifetime Sex Offenders

[24 CFR s.86,960.24(a)(a) and 982.ss3(a)(2) .. . . ' . . . . . . . . . . ' . . . . . . . ' . . .r2-3

l2-I.8. Mandatory Policies and Other Authorized Terminations................. ....l2-4Mandätory Policies [24 CFR 932.5 53(b) and 982.5 5 1 (l)].'.......... .. 12-4

Use of I l legal Drugs and Alcohol Abuse.' . ' . . . . . . . . . . . .12-4Drug-Related and Violent Criminal Activity "......' l2-4

Other Authorized Reasons for Termination of Assistance

[24 CFR 982.552(c),Pub.L. 109-162]'... -.12-sFami lyAbsencefromtheUni ts . . . . . . . . . . . . . . . . . . . ' . . . . . . . - ' -12-6Insufficient Funding..... .....12-7

PART II: APPROACH TO TERMINATION OF ASSISTANCE........ """""" 12-8

I2-II.A. Overview... . . . . . . . . . . . . . . . . 12-8

12-II.B. Method of Terminationl24 CFR 982.552(aX3)l .."""""" 12-8

L}-II.C. Alternatives to Termination of Assistance ....'.'.. """""""' 12-8Change in Household Composit ion.... . . . ' . . . . ' . . . . . . . . ' . ' . . . . ' 12-8Repayment of Family Debts .'12-9

l2-II.D. Criteria for Deciding to Terminate Assistance.............. ....12-9Evidence ... . . . . . . . . . .12-9Consideration of Circumstances [24 CFR 9 82'5 52(c)(2xi)] ...'..'. 1 2- I 0Reasonable Accommod ation 124 CFR 982.5 52(c)(2)(iv)l ...'....... 1 2- 1 0

12-II.E. Terminating the Assistance of Domestic Violence, DatingViolence, or Stalking Victims and Perpetrators

[Pub.L. 109-l62,Pub.L. 109-271]... . . . . . . . . . . . . '12-l lvict im Documentation.... . . ' . . . . . . . """""""12-12

Berkeley Housing Authority TOC- 2l DRAFT FEB 2OI 5


Terminating the Assistance of a DomesticViolence Perpetrator .. . . . . . . . . . .12-13BHA Confidential i ty Requirements .. . . . . . . . . . . . . . . . . . . . . . . . .12-13

12-ILF. Termination Notice IHCV GB, p. l5-7].. . . . . . . . . . . . . ."-. . . . . . . .12-14Notice of Termination Based on Citizenship Status[24 CFR s.514 (c) and (d)] . .r2-r4

l2-ILG. How Termination of Assistance Affects the HAP Contractand Lease . . . . . . . . . . . . . . . . 12-15

PART III: TERMINATION OF TENANCY BY THE OWNER.............. .'.....12-15I2-IILA. Overview... . . . . . . . . . . . . . .12-15l2-III.B. Grounds for Owner Termination of Tenancy

[24 CFR 982.310 and Form HUD-52641-4,Tenancy Addendum, Pub.L. 109-1621 ......... 12-15

Serious or Repeated Lease Violations ....12-15Violation of Federal, State, or Local Law ... . . . . . . . . . . . . . . 12-15CriminalActivity or Alcohol Abuse.... . . . . . . . . . . . . . . . . . . . . . . 12-16

Evidence of Criminal Activity... . . . . . . . .12-16Other Good Cause ... . . . . . . . . . . . . .12-16

l2-III.C. Eviction [24 CFR 982.310(e) and (f) and Form HUD-52641-4,Tenancy Addenduml .. . . . . . . . . . . . . . . .12-17

12-III.D. Deciding Whether to Terminate Tenancy[24 CFR 982.310(h), Pub.L. 109-162] .. . . . . . . .12-17

12-III.E. Effect of Tenancv Termination on the Family's Assistance .............. 12-18

PART IV: TERMINATION OF HOUSING ASSITANCE PAYMENT (HAP)CONTRACT BY OWN8R.... . . . . . . . . . . . . . . . . . . . . . 12-18

Exhibit l2-l : Statement of Family Obligations.... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .12-20

Berkeley Housing Authority TOC-22 DRAFT FEB 2OI5


Chapter 13OW¡[ERS

TNTRODUCTION. . . . . .13- l

PART I: OWNERS IN THE HCV PROGRAM..... . . . . """"""""" l3-l

13-I.4. Owner Recruitment and Retention IHCV GB, pp. 2-4 to 2-61............. 13-lRecru i tment . . . . . . . . . . . . . . . . . . . . . . . . . . . . l3-1Retent ion. . . . . . . . . . ' . . l3-2

l3-LB. Basic HCV Program Requirements... ' . . . . ' . . . . . . . . . . . ."""""""13-2l3-I.C. Owner Responsibi l i t ies [24 cFR 982.452,Pub.L.109-162]... . . . . . . . . . . . . . 13-4l3-LD. Owner Qualif ,rcations.. ' . . . . . . . . . . ' . ""13-4

Owners Barred from Participation [24 CFR 982'306(a) and (b)]...13-aLeasing to Relatives [24 CFR 982.306(d), HCV GB p.11-2]....... 13-5Conflict of lnterest [24 CFR 982.161; HCV GB p. 8-19] .............. l3-5Owner Actions That May Result in Disapproval of aTenancy Request [24 CFR 9S2.306(c)] .... 13-6Condit ional Approval of an Owner... . . . . . . . . . . ' . . . . . . . ' . . . . . . .13-7Legal Ownership of Unit . . . . . . . . . . . . . . . . . . . . . . . . . . l3-7

l3-I.E. Non-Discrimination [HAP contract - Form HUD-52641] .................. l3-7

PART II: FIAP CONTRACTS.... . . . . . . . . . . . ' . . l3-813- I I .A. Overv iew. . . . . . . . . . . . . . . " . .13-813-II.B. HAP Contract Contents.. ' . . . . . . . ' . . . . . . . . . . . . . . ' . . . . . . . . 13-813-II.C. HAP Contract Pavments"... . . . ' . . . . . . . . . . . . . . . . .". ' . 13-10

Genera l . . . . . . . . . : . . . . . . . . . . . . . . . . . . . . . . . 13-10Owner Certi f ication of Compliance.... . . . . . . . . . . . . . . . . . . . . . . . 13-10Late HAP Payments [24 CFR 982.451(aX5)] ........... 13-11Termination of HAP Payments [24 CFR 982.311(b)]......'........... l3-l I

13-II.D. Breach of HAP Contract [24 CFR 952.4531.... ................13-1213-II.E. HAP Contract Term and Terminations. ' . . . . . . . . . . . . . . . . . . . ' . . . . . . l3-1313-II.F. Change In Ownership / Assignment of the HAP Contract

IHUD- '26411. . . . . . . . . . . . . . . . . . . . . . . . . . . . .13-14



PART I:

PART II:

Chapter 14PROGRAM INTEGRITY

INTRODUCTION' "" 14-l

PREVENTING, DETECTING, AND INVESTIGATTNG ERRORS ANDpROGRAM ABUSE ... . . . . . . . . . . . . . l4-l14-I.4. Preventing Errors and Program Abuse ........... 14-ll4-I.8. Detecting Enors and Program Abuse .....'.......14-2

Quality Control and Analysis of Data '.'...l4-ZIndependent Audits and HUD Monitoring ........".'.'....14-2IndividualReporting of Possible Errors and Program Abuse ........14-3

l4-I.C. Investigating Errors and Program Abuse.... ' . . . . . . . . ' . . . . ' . . . . . . . . l4-3When the BHA Wil l Investigate... . . . . . . . . ' . . .14-3Consent to Release of Information 124 CFR 982.5 l6l . . . . . . . . ' . . . . . . . . . .14-3Analysis and Findings.... . . . . . . . . . . . . . . ' . . ' . . . . . . . . . l4-3Consideration of Remedies.... . . . . . . . . . . . . . . . . . ' .14-4Notice and Appeals .. . . . . . . . . . . .". l4-4

CORRECTIVE MEASURES AND PENALTIES .........14'414-II.A. Subsidy Under- or Overpayments .. . . . . . . . . . . . . . . . .14-4

Corrections ... . ' .- ' . . l4-4Reimbursement... . . . . . . . . . . . . . . . . . . . l4-5

I4-II.B. Family-Caused Errors and Program Abuse ....14-5Family Reimbursement to BHA IHCV GB pp. 22-12to22-131....14-5BHA Reimbursement to Family IHCV GB p. 22-12]..............'..... l4-5Prohibited Actions ... . . . . . . .". ' . . . l4-5Penalt ies for Program Abuse ... . . . ' .". . . . . ' . . . . 14-6

l4-II.C. Owner-Caused Enor or Program Abuse.... . . . . . . . . . . . . . . . ' . . . . . . . .14-6Owner Reimbursement to the BHA.... . . . . . . . . . . . . . . . . . . . . . . . . . l4-6Prohibited Owner Actions .....14-7Remedies and Penalt ies... . . . . . . . . . . . . . . . . . . . . . . . . .14-7

14-II.D. BHA-Caused Enors or Program Abuse ......... 14-8Repayment to the BHA ...'...... l4-8BHA Reimbursement to Family or Owner... ' . . . . . . . . . . . . . . l4-8Prohibited Activit ies .. . . . . . . ' . . . . . l4-8

14-II.E. Criminal Prosecution ... . . . . . .". ' . . . . . . l4-814-II.F. Fraud and Prosram Abuse Recoveries ...........l4-9



Chapter 15SPECIAL HOUSING TYPES

[24 CFR 982 SubPart M]

TNTRODUCTION. .. . . . l5-l

pART I: SINGLE ROOM OCCUPANCY 124 CFR 982.602 through 982.6051 ..............'.15-2l5-I.A. Overview.'. """"""""15-2l5-I.8. Payment Standard, Utility Allowance, and HAP Calculation ........'.....15-2

15-I.C. Housing Quality Standards (HQS) """""""" '15-2

pART III: CONGREGATE HOUSING [24 CFR 982.606 through 982.609]....................... 15-4

I5-II.A. overview"' """""""" 15-4

l5-II.B. Payment Standard, Utility Allowance, and HAP Calculation.............. 15-4

15-fI.C. Housing Quality Standards """"" 15-4

pART III: GROUP HOME [24 CFR 982.610 through 982.614 and HCV GB p. 7-4] ......... 15-5

15-i l I .4. Overview... . . . . . . . . . . . . . . . . 15-5

l5-ilI.8. Payment Standard, Utility Allowance, and HAP Calculation.............' 15-5

l5-III.C. Housing Quality Standards """"" 15-6

PART IV: SHARED HOUSING [24 CFR 982.6rs through 982.618] ...............15-715-N.L Overv iew. . . . . . . . . . . . . . . . . . .15-7l5-IV.B. Payment Standard, Utility Allowance and HAP Calculation.........'..... l5-7

ls-N.C. Housing Quality Standards """""15-7

PART V: COOPERATIVE HOUSING [24 CFR 952.619].... """" 15-9

15-V.A. Overv iew. . . . . . . . . . . . . . . . . . . 15-9

l5-V.8. Payment Standard, Utility Allowance and HAP Calculation............... l5-9

ls-V.C. Housing Quality Standards """"" l5-9

PART VI: MANUFACTURED HOMES [24 CFR 982.620 through 982.624]................'. 15-10

IS-VI .A. Overv iew. . . . . . . " . . . . . . . .15-1015-VI.B. Special Policies for Manufactured Home Owners

Who Lease A Space.... . . . . . . . ' . . . ' . . . 15-10Family Income .. 15-10Lease and HAP Contract ..... 15-10

15-VI.C. Payment Standard, Utility Allowance and HAP Calculation............. 15-10Payment Standards... . . . ' . . . ' . . . ' 15-10Uti l i ty Allowance. .. . . . . . ' . . . . . ' . . 15-10Space Rent . . . . . . . . . . . . . . . . - . . . . . . . . . . l5- l IHousing Assistance Payment..." . . . . . ' . . . . . . . l5-11Rent Reasonableness """""' l5-l I

15-VI.D. Housing Quality Standards """" 15-11Manufactured Home Tie-Down.. . . . . . ' . . ' . ." l5-11



pART VII: HOMEOWNERSHIP [24 CFR 982.625 through 9s2.643].... ......"' 15-12

15-VII.A.Overview t24 CFR 982.6251 ""'15-12I5-VII.B.Family Eligibility [24 CFR 952.6271.... """"15-1215-VII.C. Selectìon of Families [24 CFR 952.626] ...... 15-13

l5-VII.D.Eligible Units [24 CFR 982.62S]... . . . . . . . . ." ' " ' 15-13

15-VII.E. Additional BHA Requirements for search and Purchase

[24 CFR s82.629] .,1s-14

t5-VII.F. Èo-.o*n.rship Counselingl24 CFR 982.6301 ... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15-15

15-VII.G.Home Inspections, Contract of Sale, and BHA Disapproval ofSeller [24 CFR 982.63r] ..""""" 15-16

Home Inspections ... . .""""" ' 15-16

Contract ofSale """"""""" ' 15-16

Disapproval of a Seller """" 15-16

15-Vll.H.Financing [24 CFR 982.632] ""'15-17I 5-VII.I. Continued Assistance Requirements; Family obligations

[24 CFR 952.633] ... 1s-18

l5-VII.J. Maximum Term of Homeowner Assistance [24 CFR 982.634].........15-17I 5 -VII.K. Homeownership Assistance Payments and Homeownership

Expenses [24 CFR 952.635] """ 15-18

15-VII.L. Portability [24 CFR 982.636,982.637,982'353(b) and (c),

982.552,982.5531 ...15-19

l5-VII.M. Moving with Continued Assistancel24 CFR 982.6371.... . . . . . . . . . . . . ' . . .15-2015-VILN.Denial or Termination of Assistance [24 CFR 952.638] .15-21



ChaPter 16PROGRAM ADMINISTRATION

INTRODUCTTON.

ADMINISTRATIVE FEE RESERVEI24 CFR 982.1551.... . . . . . . . . . . . --. . . . . . . . . . . . . ' . . ' .16-2

SETTING PROGRAM STANDARDS AND SCHEDULES ....... ".... ......' "..... ". 1 6-2

16-II.A. Overview... """"""""16-216-II.B. Payment Standards [24 CFR 982.503; HCV GB, Chapter 7]"""""" "16-?

Updating Payment Standards... """"""""' 16-3

Funding Availability """"' 16-3

Rent Burden of Participating Families ........'...' """ l6-3

Quality of Units Selected...'. """""""" 16-3

Changes in Rent to Owner... """""""" 16-3

Unit Availabi l i ty... . . . . . . . . . " ' 16-3

Lease-up Time and Success Rate .........' ."""""""" l6-4

Rent data from Rent Stabilization 8oard........' """'16-4Exception Payment Standards [932.503(c)] .............'....."""""""" 16-4

Unit-by-Unit Exceptions [24 CFR 982.503(c)(2xiÐ] ...""""""""' 16-4

"Success Rate" Payment Standard Amounts

[24 CFR 982.s03(e)] """"""" 16-5Decreases in the Payment Standard Below the Basic Range

[24 CFR eS2.s03(d) ] . . . . . . . . . . . . .16-s

I6-II.C. Uti l i ty Allowances [24 CFR 982517] ' . . . . . . ' . ' . . 16-5Reasonable Accommodation.... . . . . . . """"" 16-6

Uti l i ty Allowance Revisions... . . . . . . . . . ."""" 16-6

INFORMAL REVIEWS AND HEARINGS .........,......"16-7

16-III .A. Overview... .""""""" '16-7

16-III .B. Informal Reviews.... . . . . .""""""""16-7Decisions Subject to Informal Review ""16-7Notice to the Applicantl24 CFR 982.554(a)l .......... "' l6-8Scheduling an InformalReview ..""""""' 16-8

Informal Review Procedures [24 CFR 9S2.554(b)] "" 16-8Informal Review Decision [24 CFR 982.554(b)] """" 16-8

16-III.C. Informal Hearings for Participants

[24 CFR g82.5s5,Pub.L. 109-162] """""""" 16-9

Decisions Subject to Informal Hearing...." '...'."""""" l6-9

Informal Hearing Procedures. ....."""""" 16-10Notice to the Family ' . . . ' . ' . ." ' . . . """"" ' 16-10Scheduling an InformalHearing"... . " 16-11Pre-Hearing Right to Discover ..."""' 16-12Participant'sRighttoBringCounsel.-.. . . . ' .- . . . . . . ." '16-12tnformal Hearing Officer....... """"""16-12Attendance at the Informal Hearing " 16-13Recording of the Hearing. ' . . . . . . . ' . ' . . . ." ' 16-13

l6 -1

PART I:

PART II:

PART III:

Berkeley Housing Author¡ty TOC-27 DRAFT FEB 2015


Conduct at Hearings ....... 16-13Evidence ... . . . 16-13Hearing Off icer's Decision.... . . . . . . . . . . . . 16-14Procedures for Rehearing or Further Hearing ...... l6-15BHA Notice of Final Decision .......... 16-16

16-III.D. Hearing and Appeal Provisions for Non-Citizens[24 CFR s.s14] . . . . . . . 16-16

Notice of Denial or Termination of Assistance[24 CFR s.514(d) ] . . . . . . . . . . . . . . . 16-16USCIS Appeal Process [24 CFR 5.514(e)].. . . . . . . . . . . . . . .16-17Informal Hearing Procedures for Applicants[24 CFR 5.514(Ð] . . . . . . . . . . . . . . . . r6- t7

lnformal Hearing Off icer... . . . . . . . . . . . . . . . .16-17Evidence . . . . . .16-17Representation and Interpretive Services ............. l6-18Recording ofthe Hearing.... . . . . . . . . . . . . . . . 16-18Hearing Decision ... . . . . . . . . . 16-18

Informal Hearing Procedures for Residents[24 CFR 5.514(Ð] . . . . . . . . . . . . . . . . l6-1eRetention of Documents [24 CFR 5.514(h)] ............. l6-19

PART IV: OWNER OR FAMILY DEBTS TO THE 8H4.......... .16-1916-IV.A. Overview... . . . . . . . . . . . . . . 16-19I6-IV.B. Repayment Policy... . . . . . . . . . . . . . . . . . . .16-20

Owner Debts to the BHA .....16-20Family Debts to the BHA ....16-20Repayment Agreement [24 CFR 792.103] ................16-20Repayment Agreement Guidelines .........16-21

Down Payment Requirement... . . . . . . . . . . . . . . . . . . . . . . . . . . . . .16-21Payment Thresholds. . . . . . . .16-21Execution of the Agreement... . . . . . . . . . . .16-21Due Dates.. . . .16-21Non-Payment . . . . . . . . . . . . . . . . . .16-21No-Offer of Repayment Agreement... . . . . . . . . . . . . . . . . . .16-21Debts Owed to Public Housing Agencies & Terminations.... 16-22

PART V: MANAGEMENT ASSESSMENT (SEMAP) ..............16-23l6-V.4. Overview... . . . . . . . . . . . . . .16-2316-V.8. SEMAP Certification [24 CFR 985.101]..... .16-23

HUD Verif ication Method.... . . . . . . . . . . . . . . . . . .16-23l6-V.C. SEMAP lndicators [24 CFR 985.3 and form HUD-52648]...............16-24

SEMAP Indicators Chart.. . . . . . . . . . . . . . . . . . . . . . .16-24

PART VI: RECORD KEEPING ... . . . . . . . . . .16-28I6-VI .A. Overv iew. . . . . . . . . . . . . . . . .16-2816-VI.B. Record Retention [24 CFR 982.158] .. . . . . . . . . . .16-2816-VI.C. Records Management .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .16-28

Privacy Act Requirements [24 CFR 5.212 and Form-9886] ........16-29

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Upfront Income Verification (UIV) Records ............16-29Criminal Records.... . . . . . . . . . . . . .16-29Medical/Disability Records . 16-30

PART VII: REPORTING AND RECORD KEEPING FOR CHILDREN WITHENVIRONMENTAL INTERVENTION BLOOD LEAD L8V8L................... I 6-3 Ol6-Vll .A.Overview.... . . . . . . . . . . . . . 16-30l6-VII.B.Reporting Requirement [24 CFR 35.1225(e)l . . . . . . . . . . . . . . . . . l6-30l6-VII.C. Data Collection and Record Keeping [24 CFR 35.1225(Ð]............... 16-30

PART VIII: DETERMINATION OF INSUFFICIENT FUNDING ................... 16-3116-VIII.A. Overview... . . . . . . . . . . . . 16-31I6-VIII.B. Methodology.... . . . . . . . . . . . . . . . . . . . . . . . . 16-31

PART D(: NOTIFICATION REGARDING APPLICABLE PROVISIONSOF THE VIOLENCE AGAINST WOMEN REAUTHORIZATIONACT OF 200s (VAWA). . . . . . . . . . . . . . . . . . . . . . . . . . . . 16-31l6-lX.A. Notification to Participants [Pub.L. 109-162] ..................16-3216-IX.B. Notif ,rcation to Applicants .. . . . . . . . . . . . . . . . . . . . . . . . . . . . l6-3316-IX.C. Notification to Owners and Managers [Pub.L. 109-162] . 16-33

Exhibit 16-l: Sample Notice to Housing Choice Voucher Applicants and Tenants Regarding theViolence Against Women Act (VAWA) ... . . . . . . . . . . . . . . . . . .16-34

Exhibit 16-2: Sample Notice to Housing Choice Voucher Owners and Managers Regarding theViolence Against Women Act (VAWA) ... . . . . . . . . . . . . . . . . . .16-37

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Chapter 17PROJECT-BASED VOUCHERS

1NTRODUCTTON. ... .17-l

PART I: GENERAL REQUIREMENTS .........-'........l7-2l7-1.A. Overview 124 CFR 9S3.51 ... . . ' . . . ' . . . . . . . . .-. ' . . ' . . . . .17-217-I.8. Tenant-Based vs. Project-Based Voucher Assistance

[24 CFR 953.2) .. . . . . . . .r7-217-I.C. Relocation Requirements [24 CFR 983'7].. . . . . . . .- ' . . . . . . . . . . ' ."17-217-I.D. Equal Opportunity Requirements [24 CFR 983.8] ............17-3

PART II: PBV OWNER PROPOSALS .,17-317-II.A. Overview... . . . . . . . . . . . . . . , .17-3l7-II.B. Owner Proposal Selection Procedures [24 cFR 983.51]... . . . . . . . . . . . . . . . . . . . l7-3

Solicitation and Selection of PBV Proposals

[24 CFR 983.51(b) and (c)] . . .r7-3BHA-owned Units [24 CFR 9S3.51(e) and 983.59] " ' .17-5BHA Notice of Owner Selection [24 CFR 983.51(d)] . ' . . . . . ' . . . . . . . . . . . 17-5

l7-I l .C. Housing Typel24 CFR 983.521 ... . . . . . . . . . . . . . . . . . .17-6l7-ILD. Prohibit ion of Assistance for Certain Units. ' . . . . . . . . . . . . . . . ' . . . . .17-6

Ineligible Housing Types [24 CFR 983.53] .. . .". . . . . ' . ' . .17-6Subsidized Housing [24 CFR 983.54] ......17-7

17-II.E. Subsidy Layering Requirements [24 CFR 983.55]...... ......17-717-II.F. Cap On Number of PBV Units in Each Building ' . . , . . . . . . . . . . . . . . . . . . . ." ' . . . . . 17-8

25 Percent per Building Cap 124 CFR 983.56(a)l . . . ' . . . . . . . . . . . . . . . . . . . . l7-8Exceptions to 25 Percent per Building Cap

[24 CFR eS3.s6(b) ] . . . . . . . . . . . . . . . l7-8Promoting Partially-Assisted Buildings

[24 CFR 983.s6(c)].. . ' . . ' . ' . . . . . . . t7-9I7-II.G. Site Selection Standards . ' . . . . . . . . . . .17-9

Compliance with PBV Goals, Civil Rights Requirements,and HQS Site Standardsl24 CFR 983.57(b)1. ' . . . . ' . . . . . . . . . ' . . . . . . . . . . . . ' . . '17-9Existing and Rehabilitated Housing Site and NeighborhoodStandards [24 CFR 983.57(d)].. . . . ' . . . . . . . . . . 17-10New Construction Site and Neighborhood Standards

[24 CFR 983.s7(e)]..17-II.H. Environmental Review [24 CFR 983.58J .....17-ll



PART III: DWELLING UNITS.......17-III .A. Overview... . . . . . . . . . . . . . . 17-11l7-III .B. Housing Quality Standards [24 CFR 983.101]... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .17-12

Lead-based Paint[24 CFR 983.101(c)].. . . . . . . . . . . . . . . . . . . .17-1217-III .C. Housing Accessibi l i ty for Persons with Disabil i t ies .. . . . . . . . . . . . . . . . . . . . . . . . .17-12l7- l I I .D. Inspect ing Uni ts . . . . . . . . . . . . . . . . . . . . . . . . .17-12

Pre-selectionlnspection[24CFR983.103(a)] . . . . . . . . . .17-12Pre-HAP Contract Inspections [24 CFR 983. 1 03(b)] ................... 1 7 -12

Tumover Inspections [24 CFR 983.103(c)] . . . . . . . . . . . . . . .17-12Annual Inspections [24 CFR 983.103(d)] . . . . . . . . . . . . . . . . .17-12Other Inspections [24 CFR 983.103(e)] .17-13Inspecting BHA'owned Units [24 CFR 983.103(Ð] .17-13

PART IV: REHABILITATED AND NEWLY CONSTRUCTED UNITS......................... 1 7- I 317-IV.A. Overview [24 CFR 983.151] .. . . .17-1317-IV.B. Asreement to Enter into HAP Contract..... ...17-13

Content of the Agreement [24 CFR 9S3.152(c)] .......17-14Execution of the Agreementf24 CFR 983.1531.... . . . . . . . . . . . . . . . . . . . . . . .17-14

I7-IV.C. Conduct of Development Work... . . . . . . . . . . . . . . . . .17-14Labor Standards [24 CFR 983.154(b)]Equal Opportunity [24 CFR 983.15a(c)] . . . . . . . . . . . . . . . . . . . l7-15Owner Disclosure [24 CFR 983.154(d) and (e)] ....... l7-15

17- IV.D. Complet ion of Housing. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . l7-15Evidence of Completionl24 CFR 983.155(b)l . . . . . . . . . . . . . . . . . . . . . . . . . . . . l7-15BHA Acceptance of Completed Units [24 CFR 983.156] ........... l7-15

PART V: HOUSING ASSISTANCE PAYMENTS CONTRACT (HAP) .,,17-1617-V.4. Overv iew. . . . . . . . . . . . . . . . .17-1617-V.8. HAP Contract Requirements .....17-16

Contract Information [24 CFR 983.2031 ................... l7-16Execution of the HAP Contractl24 CFR 983.2041.... . . . . . . . . . . . . . . . . . , .17-16Term of HAP Contract [24 CFR 983.205] .. . . . . . . . . . . . . . .17-17Termination by BHA ... . . . . . . . 17-18Termination by Owner... ......17-18Remedies for HQS Violations [24 CFR 983.207(b)]................... l7-18

17-V.C. Amendments to the HAP Contract.............. .17-19Substitut ion of contract units [24 cFR 983.206(a)].. . . . . . . . . . . . . . . . . . .17-19Addit ion of contract units [24 cFR 983.206(b)] . . . . . . . . . . . . . . . . . . . . . . . .17-19

l7-V.D. HAP Contract Year, Anniversary and Expiration Dates[24 CFR 983.206(c) and 983.302(e)] . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . l7-19

l7-V.E. Owner Responsibilities Under the HAP [24 CFR 983.209]...............17-2017-V.F. Additional HAP Requirements ..17-20

Housing Quality and Design Requirements[24 CFR 983.101(e) and983.207(a)] . . . . . . . . . . . . . . . . . . . . . . . .17-20Vacancy Payments [24 CFR 983.352(b)] . . . . . . . . . . . . . . . . . .17-21

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PART VI:

t7-vI.c.

17-VI.E.

17-Vr.F.

PART VII:


Administrative PIan -Table of Contents

PART VIII: DETERMINING RENT TO OWNER '.............. ..........17-31l7-VIII.A. Overview... . . . . . . . . ' , . .17-31I7-VIII.B. Rent Limits [24 CFR 983.301] . ' . . . . . . ' . . . . . . . . . . 17-31

cerrain Tax credit units [24 cFR 983.301(c)] . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17-31Defenitions ...17-32

Use of FMRs, Exception Payment Standards,and Uti l i ty Allowances [24 CFR 983.301(Ð] .. . . . . . . . . . .17-32Redetermination of Rent [24 CFR 983.302].... ..........17-33

Rent úncrease ... . . . . . . . . . . . . . . .17-33Rent Decrease.... . . . . . . . . . . . . .17-33Notice of Rent Change.... . . . ' . . ' . . . . . . . . . . ' .17-33

BHA-owned Units [24 CFR 983.301(g)] . . . . . ' . . . . . . . . . . . '17-33I7-VIII.C. Reasonable Rent t24 CFR 933.3031 ... . . . ' . . ' .17-34

When Rent Reasonable Determinations are Required................' . 17 -3 4How to Determine Reasonable Rent... . ' . . . ' . . . . . ' . . . . ' . . . ." 17-34

Comparability Analysis ..17-34BHA-owned Units .. .-".. . . ' . . . .17-34Owner Certification of Reasonable Rent... ........."'....17-34

17-VIII.D.EffectofotherSubsidyandRentControl.. . . . .Other Subsidy [24 CFR 983.304] ."'....... 17-35

Combining Subsidy . ' . .". .17-35Rent Control [24 CFR 933.305] .. . . . . . . . . . . . 17-35

PART IX: PAYI\4ENTS TO OWNER..... . ' . . . . . . ". . . . . . ."17-3517-IX.A. Housing Assistance Payments [24 CFR 983.351]... . . . . . . . . . . . . . . ' . . . . . . . . ' ."17-3517-IX.B. Vacancy Payments [24 CFR 983.352]... . . . . . . .17-3617-IX.C. Tenant Rent to Owner [24 CFR 9S3.353] .'..17-37

Tenant and BHA Responsibi l i t ies... . . . . . . . . . . . . . . . . . . . . . . . . ' .17-37Uti l i ty Reimbursements... . . . . . . . . . . . . .-.-.-. . . . . l7-37

I7-IX.D. Other Fees and Charges [24 CFR 983.354] ..17-37Meals and Supportive Services ' . . . . . . ' . ' . . . . .17-37Other Charges by Owner ..... 17-38

PART X: FEES ASSESSED BY BHA.... . . . . ' . ' . , . . . . . . . . ' 17-38BHA Fees Charged to OwnerslDevelopers of Project Based Properties............ 17-38Project Tiers... . . . . . . . . . . . . . . .""""" 17-38Fee Stmcture. . . . . . . . . . . . . . . . . . . . . . . . . . . 17-38



Chapter 18MODERATE REHABILITATION (,,Mod Rehab") PROGRAM FOR SINGLE ROOM

(sRo) occuPAllcY DWELLTNGS FOR HOMELESS INDMDUALS

18-I Introduction ... ' . . . . . . ' . . . . l8-1

18-lI Applicant Qualif ications ... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18-l

I8-II I Family Part icipation ... . . . . . . . . . . . . . . . ' . l8-2

18-IV Outreach to Home1ess.... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ' . . . 18-2

15-V Interest List Management ...........' l8-2

18-VI Owner Selection of Individuals... . . . . . . . . . . . . . . . .". l8-3

18-VII Leasing ofVacancies... . . . . . . . . . . . . . . . . l8-3

I8-VII Transfer List.. . . . . . . . . . . . . . . . . . . ' . . . . . . ' . . . . ' 18-4

l8-IX Notice of Non-Discrimination ..... l8-4

18-X Grounds for Non-Acceptance ...'.. l8-5

l8-XI Annual Recert i f ication.... . . . . . . . . . . . . .18-5

18-XII Termination of Part icipation.... . . . . . . . . . . . . . . . . . . . . . . . 18-6

l8-XIII Relocation ... ' . . . . . . . . . . . . .18-6

I8-XIV Monitoring of Social Services ..... 18-6

l8-XV Vacancy Loss And Damage Claims ... . . . . . . . . . . . . l8-6

18-XVI Vacancies from Execution of Contract to Initial Occupancy............... l8-7

I8-XVII Vacancies after Initial Occupancy. '................ l8-7

l8-XVIil Prohibition of Double Compensation for Vacancies .."...'. l8-7

18-XIX Security Deposits and Damage Claims..... ...... l8-7

18-XX Reconciliation and Communication ............. .. l8-8

l8-XX Termination of Owner's FIAP Contract by BHA..'.'.'.. ..... l8-8



GLOSSARY

I Acronyms Used in Subsidized Housing .....GL-l

i l Glossary of Subsidized Housing Terms.... . . . . . . . . . . . . . . . . . . . . .GL-3
