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NEW YORK CITY HOUSING AUTHORITY MANAGEMENT MANUAL

INCOME REVIEW AND VERIFICATION & INTERIM CHANGES

CHAPTER III

TABLE OF CONTENTS Section Page I. INTRODUCTION ................................................................................................................. 1

A. BACKGROUND ................................................................................................................... 1 B. TENANT DATA SYSTEM (TDS) .......................................................................................... 2 C. ANNUAL REVIEW PACKET ................................................................................................ 2

1. Instructions for Completing the Occupant’s Affidavit of Income (Annual Review Cover Letter) .............................................................................................................................. 2

2. Occupant's Affidavit of Income ......................................................................................... 3 a. Section AA: Consent Form ............................................................................................... 7 3. Income: Summary of Earnings Statement, NYCHA form 040.013 ................................... 8 4. Third Party Verification-Consent to Release Information, NYCHA form 040.608 ............. 8

D. ADDITIONAL INFORMATION ............................................................................................. 8 E. ANNUAL REVIEW QUARTERS AND IMPORTANT DATES ............................................... 9 F. FAILURE TO SUBMIT INFORMATION ............................................................................... 9 G. INCOME REALISM .............................................................................................................. 9

1. Criteria .............................................................................................................................. 9 2. Income and Subsistence Examination ............................................................................. 9 3. Projecting Income........................................................................................................... 10 4. Discovery of Concealed Income ..................................................................................... 10

II. INCOME SOURCES .......................................................................................................... 11 A. EMPLOYMENT .................................................................................................................. 11 B. SELF-EMPLOYMENT/OWN BUSINESS ........................................................................... 11

1. Introduction .................................................................................................................... 11 2. Definitions ...................................................................................................................... 12 3. Own Business Forms ..................................................................................................... 13 4. Method of Projection ...................................................................................................... 13 5. Non-Compliance ............................................................................................................ 16

C. ASSETS ............................................................................................................................. 16 1. Definitions ...................................................................................................................... 16 2. Identifying Assets ........................................................................................................... 17 3. Assets Not Included in Family Asset/Income Projection ................................................. 18 4. Assets Included in Family Asset/Income Projection ....................................................... 18 5. Asset Verification ........................................................................................................... 21 6. Assets $5,000 or Greater - Imputed Income .................................................................. 22 7. Special Asset Issues ...................................................................................................... 24

D. SOCIAL SECURITY .......................................................................................................... 27 1. Old Age Survivor's Insurance ......................................................................................... 27 2. Social Security Disability/Old Age Survivor's Disability Insurance .................................. 27

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CHAPTER III

TABLE OF CONTENTS Section Page

E. SUPPLEMENTAL SECURITY INCOME (SSI) ................................................................... 27 F. VETERAN'S DISABILITY BENEFITS (VA) ........................................................................ 28 G. STATE UNEMPLOYMENT INSURANCE BENEFITS (UIB) .............................................. 28 H. NON-GOVERNMENTAL UNEMPLOYMENT INSURANCE BENEFITS ............................ 28 I. WORKERS' COMPENSATION .......................................................................................... 29 J. NEW YORK STATE DISABILITY ...................................................................................... 29 K. PENSION AND ANNUITY ................................................................................................. 29 L. ALIMONY AND CHILD SUPPORT .................................................................................... 29 M. LOTTERY WINNINGS ....................................................................................................... 30 N. TIPS AND GRATUITIES .................................................................................................... 30 O. CONTRIBUTIONS ............................................................................................................. 30 P. EARNINGS/ARMED SERVICES PERSONNEL ................................................................ 30

1. Included in Annual Income ............................................................................................. 30 2. Excluded from Annual Income ....................................................................................... 30

Q. EARNINGS/LONGSHOREMEN ........................................................................................ 31 R. FULL PUBLIC ASSISTANCE ............................................................................................ 31 S. DUAL INCOME .................................................................................................................. 31 T. SUPPLEMENTARY PUBLIC ASSISTANCE ...................................................................... 31 U. PUBLIC ASSISTANCE WITH SSI ..................................................................................... 32 V. FAMILY MEMBER WITH NO INCOME ............................................................................. 32

III. EXCLUSIONS TO INCOME .............................................................................................. 32 A. TEMPORARY or SPORADIC INCOME or MEDICAL REIMBURSEMENTS ..................... 32 B. DISABLED OR ELDERLY ASSISTANCE .......................................................................... 33 C. EDUCATIONAL ASSISTANCE .......................................................................................... 33 D. INCOME RECEIVED BY/FOR CHILDREN ........................................................................ 34 E. TRAINING AND SERVICE ................................................................................................ 34 F. EARNED INCOME DISALLOWANCE (EID) ...................................................................... 35

1. Qualifying Family Income ............................................................................................... 35 2. Qualifying Family Members ............................................................................................ 35 3. Non-Qualifying Individuals/Programs ............................................................................. 36 4. ‘Qualifying Events’ for Family Members ......................................................................... 37 5. Qualifying Exclusion Periods .......................................................................................... 41 6. Maximum Disallowance Period ...................................................................................... 43 7. Ineligibility Due to Decrease in Qualifying Family Income .............................................. 44 8. Misrepresentation ........................................................................................................... 45 9. EID Processing .............................................................................................................. 45 10. Private Agency (non-NYCHA) Economic Self-Sufficiency Training Program ................. 46

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CHAPTER III


11. Forms ............................................................................................................................. 47 G. MISCELLANEOUS ............................................................................................................ 47 H. FOOD STAMPS ................................................................................................................. 48 I. REPARATIONS TO NATIVE AMERICANS ....................................................................... 48 J. INCOME DERIVED SOLELY FROM EXCLUDABLE SOURCES ...................................... 48

IV. GROSS INCOME .............................................................................................................. 48 A. EARNED INCOME ............................................................................................................ 49

1. Fixed Employment.......................................................................................................... 49 2. Non-Fixed Employment .................................................................................................. 49 3. Overtime ......................................................................................................................... 51 4. Bonuses ......................................................................................................................... 52 5. Pay Differential ............................................................................................................... 52 6. Self-Employment/Own Business .................................................................................... 52

B. OTHER INCOME SOURCES ............................................................................................ 52 1. Unemployment Insurance .............................................................................................. 52 2. Social Security ............................................................................................................... 52 3. Supplemental Security Income (SSI).............................................................................. 53 4. New York State Disability ............................................................................................... 53 5. Veteran's Administration (VA) Benefits .......................................................................... 53 6. Workers' Compensation ................................................................................................. 53 7. Pensions ........................................................................................................................ 53 8. Asset Income ................................................................................................................. 53

C. PUBLIC ASSISTANCE ...................................................................................................... 53 1. Full Public Assistance (see Section II. R) ....................................................................... 54 2. Dual Income (see Section II. S) ...................................................................................... 54 3. Public Assistance with SSI (see Section II. U) ............................................................... 54 4. Supplementary Public Assistance (see Section II. T) ..................................................... 54

V. DEDUCTIONS TO DETERMINE RENT ............................................................................ 54 VI. THIRD PARTY VERIFICATION ......................................................................................... 55

A. ENTERPRISE INCOME VERIFICATION (EIV) SYSTEM USE ......................................... 55 1. EIV Reports Overview .................................................................................................... 56 2. EIV Report Details .......................................................................................................... 56

B. INCOME REVIEW CHECKLIST ........................................................................................ 66 C. AUTHORIZATIONS FOR RELEASE OF INFORMATION ................................................. 67 D. INCOME VERIFICATION PROCESS ................................................................................ 70

1. Up-Front Income Verification (UIV) Using EIV (Level 6-Mandatory)............................... 71 2. Up-Front Income Verification (UIV) using non-HUD Systems (Level 5) ......................... 76

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CHAPTER III


3. Third Party Written Verification Level 4 ............................................................................ 82 4. Third Party Written Verification Level 3(Medium-Low)...................................................... 83 5. Third Party Oral Verification Level 2 ................................................................................. 86 6. Tenant Declaration/Certification Level 1 ............................................................................ 87 7. Failure to Complete Any Verification Level ....................................................................... 87 8. Additional Information Requests ....................................................................................... 88

E. CITIZENSHIP STATUS VERIFICATION PROCESS ........................................................... 88 F. IDENTITY VERIFICATION PROCESS ................................................................................. 88

1. Tenant Personal Identifiers/Key Fields ........................................................................... 89 2. Tenant Personal Identifiers/Key Fields Corrections ....................................................... 93

G. DEDUCTION VERIFICATION ............................................................................................. 93 1. Minors ............................................................................................................................ 94 2. Elderly Family ................................................................................................................. 94 3. Full – Time Student ........................................................................................................ 95 4. Medical Expenses .......................................................................................................... 95 5. Handicap Assistance ...................................................................................................... 95 6. Child Care/Dependent Care/Handicap Care Expenses .................................................. 95 7. Mailing ............................................................................................................................ 96

H. ASSET INCOME VERIFICATION ....................................................................................... 96 1. Verification of Asset Income ........................................................................................... 96 2. Verification of Disposed Asset Income ........................................................................... 97

I. THIRD PARTY VERIFICATION AND NEW TENANTS/TRANSFERS .................................. 97 1. Identification ................................................................................................................... 97 2. Enterprise Income Verification (EIV) at Rental ............................................................... 97 3. Third Party and Citizenship Verification at Rental ........................................................ 100

J. QUALITY CONTROL ......................................................................................................... 101 K. INCOME DISCREPANCIES .............................................................................................. 101

1. Discrepancies Less Than $200 per Month .................................................................. 102 2. Discrepancies Equal to or Greater Than $200 per Month ........................................... 102 3. Retroactive Charges and Credits ................................................................................. 104

L. FAILURE OF TENANT TO PROVIDE INFORMATION....................................................... 104 1. Left Side of Folder ........................................................................................................ 105 2. Right Side of Folder ...................................................................................................... 105

VII. DETERMINING THE RENT ............................................................................................. 105 A. STATUTORY RENT ........................................................................................................ 106 B. MINIMUM RENT .............................................................................................................. 106 C. SCHEDULED HRA RENT (Welfare or Public Assistance Rent) ...................................... 106

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1. All developments except for Section 8 New Construction / Substantial Rehabilitation . 106 2. Section 8 New Construction / Substantial Rehabilitation .............................................. 106

D. MIXED CITIZENSHIP FAMILY ........................................................................................ 106 E. FLAT RENT - Public Housing .......................................................................................... 106 F. CONTRACT RENT - Section 8 ........................................................................................ 107 G. RESIDENT EMPLOYEES/SITE CARETAKERS/RESIDENT POLICE OFFICERS ......... 107

1. Rent Determination/Verification of Family Composition ............................................... 107 2. Termination of Resident Status .................................................................................... 107

H. SENIOR RESIDENT ADVISOR ....................................................................................... 108 VIII. ADDITIONAL CHARGES ................................................................................................. 108 IX. UTILITY ALLOWANCES .................................................................................................. 108 X. RETROACTIVE CHARGES AND CREDITS ................................................................... 108

A. RETROACTIVE CHARGES ............................................................................................. 108 1. Late submission ........................................................................................................... 108 2. Misrepresentation ......................................................................................................... 108

B. RETROACTIVE CREDITS ............................................................................................... 109 XI. RENT CHANGE NOTICES (RCN) & INCOME REVIEW TRANSCRIPTS ....................... 109

A. COMPLETION OF REVIEW AND FORMS PREPARATION ........................................... 109 B. MAILING OF RENT CHANGE NOTICES ........................................................................ 109

1. Rent Increase ............................................................................................................... 109 2. Rent Decrease ............................................................................................................. 109

C. DISTRIBUTION AND FILING .......................................................................................... 109 1. Rent Change Notice ..................................................................................................... 109 2. TRANSCRIPTS ............................................................................................................ 110

XII. FREDERICK E. SAMUEL APARTMENTS ....................................................................... 110 A. City-Funded Program....................................................................................................... 110 B. Section 8 Program ........................................................................................................... 110

XIII. SECTION 8 DEVELOPMENTS ....................................................................................... 111 XIV. INTERIM RENT CHANGES ............................................................................................. 111

A. INTERIM RENT REDUCTION ........................................................................................... 111 1. Public Assistance ......................................................................................................... 112 2. Permanent Loss of a Family Member with Income ...................................................... 112 3. Long-term Unemployment or Worker’s Compensation ................................................. 112 4. Enlistment in the United States Armed Services .......................................................... 113 5. Rent Hardship .............................................................................................................. 113 6. Rent Reduction Examples ............................................................................................ 113

B. INTERIM RENT INCREASES .......................................................................................... 113

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1. Approval of Permanent Permission Request for Additional Person to Join Household 113 2. Occupant's Affidavit of Income Filed Late .................................................................... 113 3. Interim Rent Reduction with Income Subsequently Restored ...................................... 114 4. Earned Income Disallowance ....................................................................................... 115

C. EXAMPLES OF EARNED INCOME DISALLOWANCES ................................................. 115 D. NO INTERIM RENT CHANGE ......................................................................................... 116 E. MISREPRESENTATION OF INCOME ............................................................................ 116

1. If Income is NOT Verified ............................................................................................. 116 2. If Income is Verified ...................................................................................................... 116

XV. REVIEW/REVISION HISTORY PAGE ............................................................................. 117 APPENDIX A – INCOME REVIEW QUARTERS AND IMPORTANT DATES ............................ 119 TABLE B – ACTIONS REQUIRED OR MISSING ANNUAL REVIEW INFORMATION .............. 120 APPENDIX B – LIST OF EXHIBITS ........................................................................................... 121 EXHIBIT 1 – CONTINUED OCCUPANCY LIMITS AND EXEMPTIONS .................................... 122 EXHIBIT 2 – 2018 FLAT RENT SCHEDULE – Starting with 1st Quarter Annuals ..................... 123 EXHIBIT 2 – 2017 FLAT RENT SCHEDULE – Starting with 1st Quarter Annuals ...................... 124 EXHIBIT 2 – 2016 FLAT RENT SCHEDULE – For 1st Quarter Annuals ONLY .......................... 125 EXHIBIT 2 – 2016 FLAT RENT SCHEDULE - For 1st Quarter Annuals ONLY ........................... 126 EXHIBIT 2 – 2016 FLAT RENT SCHEDULE - For 1st Quarter Annuals ONLY ........................... 127 EXHIBIT 2 – 2016 FLAT RENT SCHEDULE – For 2nd, 3rd, and 4th Quarters Only ..................... 128 EXHIBIT 2 – 2016 FLAT RENT SCHEDULE – For 2nd, 3rd, and 4th Quarters Only ..................... 129 EXHIBIT 2 – 2016 FLAT RENT SCHEDULE – For 2nd, 3rd, and 4th Quarters Only ..................... 130 EXHIBIT 2 – 2015 FLAT RENT SCHEDULE – 1st, 2nd and 3rd Quarters .................................... 131 EXHIBIT 2 – 2015 FLAT RENT SCHEDULE – 1st, 2nd and 3rd Quarters .................................... 132 EXHIBIT 2 – 2015 FLAT RENT SCHEDULE – 1st, 2nd and 3rd Quarters .................................... 133 EXHIBIT 2 –2015 FLAT RENT SCHEDULE - 4th Quarter Only .................................................. 134 EXHIBIT 2 – 2015 FLAT RENT SCHEDULE - 4th Quarter Only ................................................. 135 EXHIBIT 2 – 2015 FLAT RENT SCHEDULE – 4TH Quarter Only ............................................... 136 EXHIBIT 2 – 2014 FLAT RENT SCHEDULE .............................................................................. 137 EXHIBIT 2 – 2014 FLAT RENT SCHEDULE .............................................................................. 138 EXHIBIT 2 – 2014 FLAT RENT SCHEDULE .............................................................................. 139 EXHIBIT 2 – 2013 FLAT RENT SCHEDULE .............................................................................. 140 EXHIBIT 2 – 2013 FLAT RENT SCHEDULE .............................................................................. 141 EXHIBIT 2 – 2013 FLAT RENT SCHEDULE .............................................................................. 142 EXHIBIT 3 - SOCIAL SECURITY BENEFITS INCREASES ....................................................... 143 EXHIBIT 3A – 2013 MEDICARE PART B MONTHLY PREMIUM AMOUNTS ........................... 144 EXHIBIT 4 - MONTHLY SSI AMOUNTS .................................................................................... 145

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TABLE OF CONTENTS Section Page EXHIBIT 5 - PUBLIC ASSISTANCE - BASIC ALLOWANCES ................................................... 146 EXHIBIT 6 – HRA RENT ALLOWANCES .................................................................................. 147 EXHIBIT 7 – HRA RENT ALLOWANCES FOR SECTION 8 VOUCHER HOLDERS ................. 148 EXHIBIT 8 – FEDERAL (STATUTORY) DEDUCTIONS ............................................................ 149 EXHIBIT 9 – MONTHLY UTILITY ALLOWANCES * ................................................................... 152 EXHIBIT 9A – FHA HOMES - MONTHLY UTILITY ALLOWANCES* for HEATING AND HOT

WATER ............................................................................................................................ 153 EXHIBIT 10 – RESIDENT EMPLOYEES (Revised 2017) .......................................................... 154 APPENDIX C - EXAMPLES OF INCOME PROJECTIONS ........................................................ 155 APPENDIX D - THIRD PARTY VERIFICATION CENTRAL AGENCY CONTACTS .................. 165 APPENDIX D - THIRD PARTY VERIFICATION CENTRAL AGENCY CONTACTS .................. 166 APPENDIX E – HRA ELECTRONIC BUDGET LETTER (SAMPLE) .......................................... 167 APPENDIX F - WMS BUDGET LETTER .................................................................................... 168 APPENDIX G - VERIFICATION OF ELIGIBLE IMMIGRATION STATUS .................................. 169 APPENDIX H - CORRECTION OF TENANT DATA IN HUD MULTI-FAMILY TENANT

CHARACTERISTICS SYSTEM (MTCS) – PUBLIC HOUSING PROGRAM .................... 170 A. APPLICABILITY ............................................................................................................... 170 B. ACCESS TO FATAL ERROR REPORTS ........................................................................ 170 C. AVAILABLE FATAL ERROR REPORTS ......................................................................... 171 D. MONITORING FATAL ERROR REPORTS ..................................................................... 171

1. Applications and Tenancy Administration Department (ATAD) Responsibilities .......... 171 2. Property Management Department Responsibilities .................................................... 171 3. Development Responsibilities ...................................................................................... 171 4. Department of Information Technology Business-Solution Technology (ITBST)

Responsibilities ............................................................................................................ 172 5. Department of Research and Management Analysis Responsibilities ......................... 172

E. CORRECTION OF EXISTING FATAL ERRORS ............................................................. 172 1. Time Frames ................................................................................................................ 172 2. Correction Methods ...................................................................................................... 172

F. PREVENTION OF FUTURE FATAL ERRORS ................................................................ 178 1. HUD EIV Summary Report Alert Messages ................................................................. 178 2. Auditing ........................................................................................................................ 178 3. Training ........................................................................................................................ 179

G. Technical Assistance ....................................................................................................... 179 APPENDIX I - FATAL ERROR REMOVAL OPTIONS ................................................................ 180 APPENDIX I - FATAL ERROR REMOVAL OPTIONS ................................................................ 181 APPENDIX I - FATAL ERROR REMOVAL OPTIONS ................................................................ 182

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TABLE OF CONTENTS Section Page APPENDIX I - FATAL ERROR REMOVAL OPTIONS ................................................................ 183 APPENDIX J-WORK NUMBER INCOME VERIFICATION – SAMPLE ...................................... 184 APPENDIX K- PROCESSING EID IN AS400 ............................................................................. 185 APPENDIX L - EXAMPLES OF EARNED INCOME DISALLOWANCES ................................... 232 APPENDIX M – EIV Identity Verification Report: SSA Screening Deficiencies Report Error

Messages ........................................................................................................................ 238 APPENDIX N - ACCESSING EIV SYSTEM REPORTS ............................................................. 242 APPENDIX N - ACCESSING EIV SYSTEM REPORTS ............................................................. 243

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NYCHA MANAGEMENT MANUAL – CHAPTER III INCOME REVIEW AND VERIFICATION & INTERIM CHANGES

I. INTRODUCTION

A. BACKGROUND

The United States Department of Housing and Urban Development (HUD) requires the reexamination of every tenant's family composition and income at least every 12 months. The New York City Housing Authority (NYCHA) fulfills this requirement by conducting an Annual Income Review in which each tenant submits a signed statement attesting to his/her family composition and income. After reviewing and verifying the information, NYCHA determines the tenant's rent. The Annual Income Review also:

• Certifies current family composition and citizenship status • Certifies that the resident's income is within the Administrative Continued Occupancy

Limits • Documents resident disabilities and enables them to request reasonable

accommodation

For all rent changes approved in the Tenant Data System (TDS) on or after December 7, 2009, federal income deductions, income exclusions, and minimum rents shall apply for all developments in the following programs: Federal, City, State, City / State Section 8, Project Based Section 8 and Multi – Family Home Ownership Program (MHOP).

This chapter explains the rules and procedures for reviewing and verifying the tenant's family composition and income. It includes:

• The role of the Tenant Data System (TDS) in calculating income and determining the

correct rent • A description of the Annual Income Review forms • Income sources INCLUDED • Income sources EXCLUDED • Methods of projecting annual gross income • DEDUCTIONS used to determine adjusted net income • Selection of the proper rent • Guidance on mandatory use of the Enterprise Income Verification (EIV) system

This chapter also:

• Provides examples of income projections • Explains the rent setting procedure for Resident Employees, Resident Site

Caretakers and Resident Police Officers • Explains review procedures for Frederick E. Samuel Apartments • Gives a brief overview of Section 8 Developments • Explains Interim Rent Changes

Page 1 (Revised 11/28/17)


B. TENANT DATA SYSTEM (TDS)

The Tenant Data System (TDS), a subsystem of the Project Information Management System (PIMS), is an integral part of the Annual Income Review process. After examining the forms submitted by the tenant for completeness and accuracy, and comparing with prior year's submissions, the Housing Assistant (HA) enters the information into TDS. TDS automatically calculates the total gross income for the year and subtracts the applicable deductions to establish the adjusted net income. After evaluating all possible rents, TDS selects the appropriate rent and generates an Admission/Income Review Transcript.

After TDS has calculated the income and determined the correct rent, the Property Manager/Assistant Property Manager must approve the Annual Review. This approval simultaneously:

• Completes the Annual Income Review procedure • Generates the Lease Addendum and Rent Notice if needed • Changes the rent, as necessary, in the Rent Collection System (RCS) on the

effective date of the rent change

TDS calculates income and determines rent according to the rules and regulations of NYCHA detailed in this chapter of the Management Manual. Any deviation by TDS from these rules must be reported to the Information Technology Service Center (Help Desk) at 212-306-7000 and Information Technology Business Solution Technology (ITBST) Department’s (PIMS) at 212-306-8802. The affected Annual Review(s) should not be completed until the situation is corrected.

C. ANNUAL REVIEW PACKET

The General Services Department mails an Annual Income Review Packet to all tenants scheduled for an Annual Income Review. The Annual Income Review Packet includes the following:

• Instructions for completing the Occupant’s Affidavit of Income , NYCHA form

040.297A (English/Spanish) • Occupant's Affidavit of Income, NYCHA form 040.297 (English/Spanish) • Summary of Earnings Statement, NYCHA form 040.013 - Also known as the MD-

34 • THIRD PARTY VERIFICATION-Consent to Release Information, NYCHA form

040.608

1. Instructions for Completing the Occupant’s Affidavit of Income (Annual Review Cover Letter)

This letter advises the tenant that NYCHA is mandated by Federal law to verify income and family composition to establish the tenant's eligibility for public housing and their rent. The letter instructs the tenant to complete and return all



pages of the Occupant's Affidavit of Income and other supporting documents, as required, to the Management Office by the due date.

2. Occupant's Affidavit of Income

Tenants must complete all sections of this document, an eight (8) page form, and return all completed forms and documents required as verification to the Management Office by the due date printed on the address label. No changes may be made by any NYCHA employee. Any corrections/insertions to the Occupant's Affidavit of Income must be made and initialed by the tenant. The Occupant's Affidavit of Income consists of the following sections:

a. Section A

(1) A1: Language Information

Tenant checks the appropriate space for each question.

(2) A2: Family Composition

Tenant lists ALL current occupants of the apartment, relationship to the tenant, Social Security Numbers, dates of birth, school name(s) (if applicable), email addresses, cell phone numbers, ethnicity, and race. The information contained in this section must be compared with the information listed on NYCHA form 040.062, Tenant Data - Summary, that was prepared when the family originally moved into the development or any other revised Tenant Data - Summary.

NOTE: A careful review of these forms by the staff will help to prevent

unauthorized persons from occupying the apartment.

b. Section B: Pets

Tenant must report whether a dog or cat kept is kept in the apartment.

c. Section C: Disability Status and Notice of Reasonable Accommodation

Tenant lists disabled members of the household and whether they request a reasonable accommodation.

d. Section D: Emergency Contact

Tenant provides names, addresses, and telephone numbers of two relatives and/or friends in the New York City area in case of emergency.



e. Section E: Employment Information

Tenant lists each wage earner, the total earned in the past 12 months for the period under review from all employers for each wage earner, the present rate of pay, and the name and address of the employer(s). The tenant must include ALL INCOME from tips, bonuses, commissions, and other forms of compensation for the past 12 months from the current employer.

f. Section F: Deductions Claimed for the Past 12 Months by Each Wage

Earner

Tenant claims deductions for the year under review, the amount of each deduction claimed, the nature of the deduction, and the name of the person claiming the deduction. This section is comprised of three subsections:

(1) Child Care Expenses

Tenant completes this section indicating name of child care agency/provider, address, telephone, and fax numbers, and amount paid/reimbursed.

(2) Medical Expenses

Tenant completes this section indicating name of person with medical expenses, medical or Medicare Insurance, amount of premiums or expenses paid, and name, address, and telephone, numbers of agency or institution.

(3) Miscellaneous Expenses

Tenant may refer to the NYCHA form 040.297A, Instructions for Completing the Occupant’s Affidavit of Income Section F, to complete this section.

g. Section G: Prior Employment

For each wage earner, tenant lists the name, address, telephone, and fax numbers of each employer for the past year under review, other than the current employer indicated in Section E.

h. Section H: Unemployment Insurance

Tenant lists the amount of Unemployment Insurance Benefits received by any household member currently or in the past year.



i. Section I: Public Assistance - New York City Human Resources

Administration (HRA)

Tenant lists any household member who receives public assistance, including the case number(s), amount(s), and public assistance center number(s). Check carefully that the case number and the HRA center are listed.

j. Section J: Own Business

Tenant must file the NYCHA form 040.044, Income: Own Business Certification of Income, which is available at the Management Office.

k. Section K: Social Security

Tenant lists the amount of Social Security benefits received by any household member.

l. Section L: Supplemental Security Income (SSI)

Tenant lists the amount of SSI received by any household member.

m. Section M: Pensions

Tenant lists the amount of pension benefits received by any household member.

n. Section N: Military Allotments

Tenant lists the amount of military allotment received, name of person receiving the allotment, branch of service, payroll address, and telephone number.

o. Section O: Military Service

Tenant lists any household member who is either in or dependent upon someone in military service (for use when preparing Non-Military Affidavits).

p. Section P: Workers’ Compensation

Tenant lists name of person receiving Worker’s Compensation benefits, the amount of payments, name, address and telephone numbers of benefits provider.

q. Section Q: Disability Benefits

Tenant lists name of person receiving Disability benefits, the amount of payments, name, address and telephone numbers of benefits provider.



r. Section R: Alimony

Tenant lists name of person(s) receiving alimony, the amount of alimony support payments received, name, address, telephone, and fax numbers of provider or agency.

s. Section S: Child Support

Tenant lists name of person(s) receiving child support, the amount of child support payments received, name, address, telephone, and fax numbers of provider or agency.

t. Section T: Money Contributions

Tenant lists the amount of contributions from family, friends, or other sources received by any household member. Tenant also lists name of person(s) receiving contributions, source, name, address, telephone, and fax number of provider.

u. Section U: Account at Bank or Financial Institution

Tenant lists any household member who has an account with a Bank, Financial Institution or Checking Account, including current balance, interest received in the past year and name of bank.

v. Section V: Real Estate (e.g., house, apartment, store, warehouse, vacant

land)

Tenant must submit statement for any household member who owns an interest in real estate that includes the type/address of property, percent of ownership, date of purchase, original purchase price, and amount of existing loans, name of lender, current value, and any income earned in the past year.

w. Section W: Assets (e.g., stocks, bonds, money market accounts)

Tenant lists any household member who has any assets other than those in Sections T and U, including current value and any income earned in the past year.

x. Section X: Disability Assistance Expenses

Tenant must list the following: any unreimbursed expenses (money used as payment) for either the care of a disabled household member, or for equipment and/or appliances (walker, wheelchairs, beds, etc.) for a disabled household member that allows a household member (including the disabled person) to be employed.



y. Section Y: Affirmation of Non-Employment

Every unemployed adult household member, 18 years old or older must answer all questions in this section and sign their name. Section Y1-Affidavit of Student Status Every adult household member, 18 years old or older must complete this section and sign their name whether or not he/she is a student. Section Y2-Annual Window Guard Survey Tenant must complete and sign the Window Guard Questionnaire.

z. Section Z included in Section 8 Project Based Annual Review Booklets only

Z1 – Notice and Consent to Release of Information – must be signed by

every adult household member 18 years old or older. Z2 – Acknowledgement Notice – must be completed and signed by lessee(s).

1. Disposition of Assets

Every adult household member 18 years old or older, lessee(s) and authorized occupants, must complete and sign the Disposition of Assets Notice.

a. Section AA: Consent Form

NYCHA form 040.608, THIRD PARTY VERIFICATION-Consent to Release Information must be signed by all family members 18 years of age or older. NYCHA form 040.842, Tax Credit Development-Declaration of Information Accuracy included in Tax Credit Development Annual Review Booklets only.

SIGNATURE VERIFICATION AT BOTTOM OF PAGE 1

Staff must check that the affidavit has been signed by the tenant and the co-lessee (if applicable), and verify by comparing them to the signatures on the lease, any previous affidavits, or the signature cards. Staff must discuss any discrepancies found with the tenant and refer all discrepancies that cannot be resolved to the Property Manager. All discrepancies and methods used to resolve them must be electronically detailed in the Interview Records program and on NYCHA form 040.598A, Income Review Checklist #2.



3. Income: Summary of Earnings Statement, NYCHA form 040.013

The EMPLOYER certifies the wage earners income for the year under review. Each employed member of the household must have this form completed and signed by his/her employer.

The Summary of Earnings Statement has separate sections for the following:

• Base Earnings - current/previous rates of pay • Actual Earnings - actual amount of income earned, listed by quarter, in the

Summary of Earnings section

At times, staff may find it necessary to telephone the employer to clarify information on the Summary of Earnings Statement. Any clarifications or additional information provided by the employer must be electronically entered in the Interview Records program and on NYCHA form 040.598A, Income Review Checklist #2. Employment information is compared with information previously reported in the tenant's folder. The tenant's explanation of any discrepancies is electronically entered in the Interview Records program and on NYCHA forms 040.598A, Income Review Checklist #2. Discrepancies that cannot be explained satisfactorily must be reported to the Property Manager.

4. Third Party Verification-Consent to Release Information, NYCHA form 040.608

This consent form provides authorization for NYCHA to: • Access HUD’s Enterprise Income Verification System (EIV) database to

obtain tenant data, and • Contact all income and deduction verification sources for Third Party

Verification Refer to Section VI. for more information regarding the completion of the Consent form.

D. ADDITIONAL INFORMATION

Tenants must be notified of any additional information required and the date by which this information must be submitted. When requesting additional information, staff mails NYCHA form 040.297B, Annual Review Additional Information Sheet, to the tenant and electronically enters in the Interview Records program and on NYCHA form 040.598A, Income Review Checklist #2, the specific information requested, the date of the request and the date the information is due. Refer to (Appendix A – INCOME REVIEW QUARTERS AND IMPORTANT DATES) for information about important processing deadlines).



E. ANNUAL REVIEW QUARTERS AND IMPORTANT DATES

For all developments, Annual Income Reviews are divided into quarters ending 3/31, 6/30, 9/30, and 12/31 according to the schedule Appendix A. When checking Annual Income Review forms, it is important to remember that the cutoff date for any changes in a tenant's income is the 1st day of the first month of the quarter in which the Annual Review is done, as indicated in the chart. Income changes, up to and including the cutoff date, is included when calculating income.

F. FAILURE TO SUBMIT INFORMATION

If the tenant fails to submit the forms and/or the necessary verification by the due date, staff must commence administrative proceedings to terminate tenancy for Non-Verifiable Income. Refer to the Management Manual, Chapter IV, Termination of Tenancy, for complete details, Appendix A – INCOME REVIEW QUARTERS AND IMPORTANT DATES, and TABLE B - ACTIONS REQUIRED OR MISSING ANNUAL REVIEW INFORMATION

G. INCOME REALISM

If the tenant submits the forms, and reports no income or an amount of income that appears insufficient to sustain basic household functioning, the Property Manager must take steps to ensure that the tenant is not concealing income; staff must very carefully examine and verify the circumstances. 1. Criteria

To be considered realistic, i.e., sufficient to sustain basic household functioning, annual net income for rent must be above the following (eighty percent of HRA Basic Allowance):

Family Size

Income Family Size

Income Family Size

Income

1 $1,323.00 6 $5,138.00 11 $8,618.00 2 $2,098.00 7 $5,834.00 12 $9,314.00 3 $2,794.00 8 $6,529.00 13 $10,010.00 4 $3,606.00 9 $7,226.00 14 $10,706.00 5 $4,451.00 10 $7,922.00 15 $11,402.00

2. Income and Subsistence Examination

Upon identifying a household whose income fails to meet the criteria for income realism, the Property Manager and Property Management Department staff shall refer the tenant for assistance to the local Social Security Office or New York City Department of Social Services center, as applicable. If the tenant chooses not to apply or fails to qualify for assistance, Property Management staff must do an in-



depth examination of all sources of income and refer the household to the Family Services Department (FSD) for an evaluation of the family’s ability to meet its basic necessities. a. Income Examination by Management Staff

Management staff shall: (1) Verify all income reported regardless of type (2) Interview the tenant to explore all income sources, including all types of

excludable income (see Section III., Exclusions to Income) (3) Examine sources of income not usually considered, such as, cash

received by redeeming deposit bottles and cans.

• Do not include the value of meals eaten in “soup kitchens” or donated clothing.

(4) Detail the income examination on the NYCHA form 040.481, Income

Statement, for each interviewed tenant.

b. Subsistence Examination by Family Services Department (FSD)

Upon receipt of the form, Management Referral for NYCHA Social Services, NYCHA 040.450, referring a household based upon its failure to meet the criteria for income realism, the Family Services Department (FSD) staff shall:

(1) Evaluate the household’s ability to sustain basic functioning, e.g., meals,

clothing, housekeeping and care of self and children. (2) Encourage and assist household members to apply for public assistance

or other benefits for which they may be eligible. (3) Explore all other sources of income that can be reported.

Staff must prepare and submit a report to the Property Manager detailing their findings within thirty (30) calendar days of referral.

3. Projecting Income

Upon receipt of the subsistence examination, development staff projects all allowable income discovered. If no cash income, project zero.

4. Discovery of Concealed Income

If a thorough examination indicates that the household may be concealing income, the Property Manager shall immediately commence termination of tenancy proceedings for Misrepresentation of Income. The Property Manager must detail all aspects of the examination that lead to this determination.



II. INCOME SOURCES Annual income is used to determine rent and eligibility for continued occupancy. It is defined as the anticipated yearly gross income from all sources received by the head of the household, spouse (even if temporarily absent) and by each additional member of the household for the twelve month period following the effective date of the Annual Income Re-examination.

If it is not possible to anticipate a level of income for a twelve month period, the amount of income for a period less than twelve months may be prorated and projected for the year. A. EMPLOYMENT

Income from employment consists of the gross amount of salaries, wages, tips, commissions, bonuses and overtime before payroll deductions. NOTE For students 18 years of age and older, income equal to or less than $480

is included, anything in excess of the $480 is excluded. Refer to Section III. for a list of Exclusions to Income.

B. SELF-EMPLOYMENT/OWN BUSINESS

1. Introduction

Income from self-employment or a privately owned business is from service or retail related activities. Many NYCHA residents participate in the following self-employment or privately owned business activities:

• Child Care • Cosmetology (Beauticians/Barbers) • Car Service/Taxi Drivers • Street Vending • Housekeeping • Independent Contractors (including those working for a single firm)1

For information on the types of permissible Home-Based businesses, refer to GM 3690 Resident Home-Based Businesses. a. Net Income

When calculating annual income, development staff must determine net income from the operation of a business or profession and attempt third party verification of this income by obtaining Internal Revenue Service (IRS) Tax Transcripts.

1 Refer to Section 2b. for definition



b. Other Sources of Income

In addition to net income, staff must include the following in the Annual Income Review: • Any salaries or other amounts distributed to family members from the

business • Any cash withdrawals from these businesses except for reimbursement

of cash or assets invested in the business • All sources of includable income unrelated to self-employment or owned

business

c. Development Responsibility

The Property Manager or designee assigns appropriate development staff to complete self-employment/own business income reviews. If additional assistance is needed relating to these income reviews, the Property Manager contacts the Audit Department for assistance.

2. Definitions

a. Self-employment is the ownership by a resident of a substantial interest in an individual, partnership, corporation or any form of business, or professional enterprise.

A person who is employed by a relative or by any other person, under circumstances that indicate he/she has an interest in the enterprise e.g., not reported as an employee to the Social Security Administration (SSA), is considered self-employed.

b. Independent Contractor is a person who:

• Associates with a single or multiple firms or individual(s) on a semi-independent basis, and • Has no withholding and social security taxes deducted from wages, and • Is issued an IRS1099 Form (Miscellaneous Income) instead of an IRS W-2 (indicating wages paid for the year)

NOTE: For example, home attendants and taxi drivers may be independent

contractors.

c. Substantial Interest in a business enterprise includes any interest of a resident in the assets of such enterprise, where they are employed and/or receive wages, or any personal withdrawals of cash or assets from the operation of the business.



In all other cases, a determination that the interest is substantial depends upon the percentage of interest and the size or volume of business of such enterprise.

d. Gross Income of the business is the gross or total receipts of the business.

e. Net Income is gross income less business expenses. Any withdrawal of cash or assets from the operation of a business or profession is included in income.

• Any loss calculated from self-employment cannot be used to offset income

from other sources. For example, a net income business loss of $5,000 cannot be deducted from other income sources.

f. Non-fixed Income - income derived from self-employment is treated as non-

fixed income and added to all sources of includable income unrelated to self-employment or privately owned business

3. Own Business Forms

Development staff identifies current tenants with own business income by printing each Annual Review quarter PIMS Report – Families with Own Business Income. The following additional Annual Review forms are mailed to own business/self-employed family members by development staff by the first business day of the Annual Review quarter: • Income: Own Business Letter, NYCHA form 040.655 • Income: Own Business Certification of Income, NYCHA form 040.044 • Request for Transcript of Tax Returns (IRS form 4506T), NYCHA form

040.575 • Self-Employment Income Verification, NYCHA form 040.645

4. Method of Projection

a. Individual Federal and Corporate Tax Return Review

For family members who are self-employed and file individual Federal Tax Returns, the income review process is as follows: (1) Required Documentation

Each year, all self-employed/own business household members must submit the following forms:

• Occupant’s Affidavit of Income, NYCHA form 040.297 including all

income review documents for other family members • Third Party Verification – Consent to Release Information, NYCHA

form 040.608



• Income: Own Business Certificate of Income, NYCHA form 040.044 • A signed copy of the resident’s most recent Federal Tax Return, IRS

Form 1040 for individual taxpayers or IRS 1120 forms for corporate tax returns (if applicable), including the following applicable IRS schedules and forms: IRS 1099 Form (Miscellaneous Income) IRS Schedules – C or C-EZ, E, and K

• IRS form 4506T for individual and corporate (if applicable) Tax Returns

All self-employed/own business household members must provide verifiable business records, upon request.

(2) Request for Tax Transcript from IRS

Third Party Verification is required for all self-employed residents. Such residents are required to authorize the release of a Federal Tax Return transcript by signing IRS Form 4506T. Additional third party written and oral verification attempts are required if a Federal Tax Return is not filed or if there are income discrepancies. Upon receipt of a signed IRS 4506T, development staff immediately mails this form to the IRS in order to obtain a tax transcript from the IRS for third party verification purposes. • For individual Federal Tax Returns, development staff requests an IRS

1040 series transcript. • For corporate and partnership tax returns, development staff advises

the family member to denote corporation name (not resident name), and requests an IRS 1120 corporate tax transcript.

(3) NYCHA Disallowed Business Expenses

For individual and corporate Federal Tax Returns, the following NYCHA disallowed business expenses, as noted on Income: Own Business Certification of Income, NYCHA form 040.044, are added back to the IRS net Income (IRS Tax Transcript-Line 12) to determine the final net income from self-employment/own business. Refer to Income: Own Business Certification of Income, NYCHA form 040.044, Lines 14,15a and 15b to determine if the self-employed/own business household members are declaring a disallowed business expense for: • Any expenses for business expansion or capital improvements (Line

15a) • Principal payments on loans (Line 15 b) • Any personal withdrawals of cash or assets from the business that do

not represent reimbursements of cash or assets invested in the business (Line 14)



(4) Net Income Projection

(a) In order to determine net income from business, development staff

must use the net business income in the IRS Tax Transcript-Line 12, if there are no NYCHA disallowed business expenses.

(b) NYCHA Disallowed Business Expenses

In order to determine net income from business, development staff must add all NYCHA disallowed business expenses indicated on NYCHA form 040.044, Income: Own Business Certification of Income, as noted above in subsection (3), to net business income in the IRS Tax Transcript-Line 12.

NOTE: If there are discrepancies, staff must request additional business records, as needed, such as bank statements, cash receipt and disbursement books, checkbooks, statements from customers, expense receipts, etc.

b. No Federal Tax Return Cases

For all family members who are self-employed and file no Federal Tax Returns, all self-employed/own business household members must submit the following: (1) Required Forms

(a) Income: Own Business Certification of Income, NYCHA form 040.044 (b) Third Party Verification-Consent to Release Information, NYCHA form

040.608 (c) Occupant’s Affidavit of Income, NYCHA form 040.297, including all

income review documents for other family members (d) IRS Form 4506T for Individual Tax Returns (e) Any one of the following income documents for each employer:

• IRS 1099 Form (Miscellaneous Income), • IRS W-2, • Letters from customers that provide:

Customer’s name, address, telephone number, Number of days and hours of work, Method of payment (cash or check), Amount paid, Customer’s signature

• Self Employment Income Verification Form, NYCHA form 040.645, if: All other income verification methods are attempted by

development staff without success, and The resident is not at fault for the failure of a third party to



provide income verification, and

Third party verification is attempted by development staff for own business/self-employment residents through Enterprise Income Verification (EIV) databases, IRS Transcripts, third party written and oral contact with customers, etc.

(2) Business Expense Deductions

All business expense deductions for non-tax filers must be verified by development staff through receipts or other business records. Self-employed family members who fail to comply with additional information requests for any expense deduction must have their Annual Income Review completed without the claimed business expense deduction.

(3) Income Projection for Non Tax Filers

After reviewing all of the above mentioned business records, development staff determines net income from business by verifying information submitted in NYCHA form 040.044, Income: Own Business Certification of Income, with all tenant-submitted documents, e.g., IRS 1099 form, employer statements, Self-Employment Income Verification Form, NYCHA form 040.645, and business expense receipts.

5. Non-Compliance

If the self-employed household member fails to provide necessary Annual Review documents and proper business records, the Property Manager must commence administrative proceedings to terminate tenancy for Non-Verifiable Income. Refer to Management Manual, Chapter IV, Termination of Tenancy, for details.

C. ASSETS

Assets include anything that has monetary value. The value of a family’s assets may affect the family’s annual income and rent. Actual or imputed income generated from an asset is included in family income in calculating rent. In the Public Housing Program, there are no asset limits and families are not required to convert any of their assets to cash. All asset income must be verified. Refer to Section VI., Third Party Verification, for additional information about asset verification.

1. Definitions

a. Market Value of Assets

The market value of an asset is its worth if the asset were offered for sale on the open market.



b. Cash Value of Assets

The cash value of an asset is the verified market value minus any verified “reasonable costs” that would be incurred by a family when disposing of real property, savings, stocks, bonds, and other forms of capital investment. “Reasonable costs” may include:

• Penalties for premature withdrawal of funds • Broker and legal fees for selling assets or converting them to cash • Settlement costs for real estate transactions

c. Actual Anticipated Income from Assets

When the annual review is being completed, the amount of income the assets are expected to produce in the next 12 months is “actual” anticipated income. Some assets may not produce any actual income. For example, if a family owns a piece of vacant land or a non-interest bearing checking account.

d. Imputed Asset Income

Imputed asset income is the income that would be received from an asset if it were converted to cash and the cash were placed in a savings account earning a Department of Housing and Urban Development determined interest rate (currently 2%). For the total value of assets for families with assets $5,000 or greater, development staff must determine the imputed asset income and project the higher of actual or imputed asset income in determining rent. Refer to Section II. C. 6.

2. Identifying Assets

Assets must be listed and identified for each family member. An asset that is not accessible to any family member is not included in the household income review calculation.

An asset is accessible, if:

• The asset is in the family member’s name • The family member’s social security number is associated with the asset • A family member may withdraw funds from, or sell the asset (in whole or in

part) • A family member is responsible for paying taxes on income generated by the

asset • A family member benefits or receives funds from the asset e.g., a trust



3. Assets Not Included in Family Asset/Income Projection

The following types of assets are excluded from income review calculations:

• Necessary items of personal property, i.e., furniture, clothing, and

automobiles • Assets that are part of an active business or family operation, income

generated from a business is included in family income • Certain lump sums a family receives, such as inheritances, insurance

payments (including payments under health and accident insurance and worker’s compensation), capital gains and settlements for personal losses, and prize or lottery winnings

• An asset not accessible to a family member • Term life insurance policies have no monetary value, and therefore are not

considered assets.

4. Assets Included in Family Asset/Income Projection

Assets include anything of monetary value. The most common types of assets are:

a. Savings and checking accounts

Savings and checking accounts are the most common assets. The market and cash values of these accounts are identical. HUD requires NYCHA to use the current balance in a savings account as its cash value and the average balance for the last six months in a checking account as its cash value. Savings accounts and interest-bearing checking accounts generate income in the form of interest. Non-interest-bearing checking accounts generate no actual income.

The actual anticipated income from an interest-bearing savings or checking account is the actual interest paid, for the 12-month period under review, by the bank or other financial institution at which the account is located.

b. Cash

Some families do not maintain checking or savings accounts but keep their funds in the form of cash. Cash is included in the asset calculation for imputed interest. Refer to Section II. C. 6 to determine imputed interest income from assets.

c. Certificates of Deposit (CDs)

Certificates of deposit have a fixed rate of interest for a fixed term, and a penalty is charged for withdrawing funds before the CD matures.



The actual anticipated income on a fixed-rate, fixed-term CD is calculated by multiplying the current balance of the CD by the fixed rate of interest minus any early withdrawal fees, if applicable.

d. Stocks, bonds, mutual funds, and other investment accounts

The total amount of interest or dividends paid for the review period (even if reinvested), minus any management fees, broker, or transaction charges or sales commissions, is projected as asset income.

e. Life insurance policies that have a monetary value (Whole life or universal

life)

Permanent life insurance, such as whole life, universal life, and variable universal life insurance policies have monetary value and are considered assets.

For whole life, universal life, and variable universal life insurances policies credited interest or dividends minus policy maintenance expenses are projected as income.

f. Real property

(1) Any income from real estate or land minus expenses is projected as

income.

The following real property is not considered a family asset under the Department of Housing and Urban Development (HUD) rules:

• Real property that is part of an active business of farming operation,

including rental properties if real estate is a family member’s main occupation (such property is considered a business asset, and any income that it produces is treated as business income)

• Interest in Indian trust lands

NOTE: The NYCHA Lease requires that the tenants apartment be his/her sole place of residency.

(2)To determine the cash value of real property, subtract any unpaid loans

secured against the property from the market value to determine the owner’s equity in the property; and, subtract any reasonable costs incurred in selling the property (such as sales commissions, settlement costs, and transfer taxes) to determine the cash value.

g. Mortgage or Deed of Trust

A mortgage or deed of trust is considered an asset. A NYCHA resident who sells real property and loans money to the purchaser i.e., instead of getting



the full money in cash, agrees to take a mortgage or deed of trust for part of the price.

The total interest paid (sum of interest portions of monthly payments) for the 12 month review period on a mortgage or deed is the actual anticipated income.

h. Personal property held as an investment, i.e., gems, jewelry, coin collections,

and antique cars

i. Employer pension and retirement funds

(1) If Accessible While Employed

While a family member is still employed, accessible pension or retirement amounts are counted as an asset even if withdrawal results in a penalty.

(2) If Not Accessible While Employed

Pension or retirement funds that are not accessible while a person is employed are not counted as assets.

(3) After Retirement

After a family member retires or terminates employment, an employer-sponsored pension or retirement account is treated as follows:

• Any balance that remains in the account and may be withdrawn by the

family member at any time is counted as an asset • Any amount the family member elects to receive in a lump sum is

treated as a lump-sum receipt • Any periodic amounts distributed to the family member are counted as

income except to the extent that they represent amounts invested by the family member.

• Individual retirement accounts (IRAs), Keogh accounts, and similar retirement savings accounts

j. Individual retirement accounts (IRAs), Keogh accounts, and similar

retirement savings accounts are counted as assets. Any interest income from IRA minus any transaction fees is included as income for the household.

k. Annuities

An annuity is a contract sold by an insurance company to provide payments, usually to a retired person, at specified intervals. Fixed annuities guarantee a certain payment amount, while variable annuities do no but have the



potential for greater returns. Most annuities charge surrender or withdrawal fees and early withdrawal usually results in tax penalties.

(1) When the balance in an annuity cannot be withdrawn

If the holder does not have the right to withdraw the balance in an annuity, the annuity is not considered as an asset.

(2) When the balance in an annuity can be withdrawn

When a household member has the option of withdrawing the balance in an annuity, the annuity is considered an asset. The balance in an annuity generates income. A fixed annuity generates income at a fixed rate; a variable annuity generates income based on current market conditions.

The actual anticipated income for an annuity is the balance times the rate (either fixed or variable) minus any withdrawal fees or tax penalties.

l. Trust funds available to the household

A trust is a legal arrangement generally regulated by state law in which one party (the creator or grantor) transfers property to a second party (the trustee) who holds the property for the benefit of one or more third parties (the beneficiaries). A trust can contain cash or other liquid assets or real or personal property that could be turned into cash. Generally, the assets are invested for the benefit of the beneficiaries.

The beneficiary of a trust frequently is unable to touch any of the trust funds until a specified date or event (e.g., the beneficiary’s 21st birthday or the grantor’s death). In some instances, the beneficiary may receive the regular investment income from the trust but not be able to withdraw any of the principal.

• If any member of a family has the right to withdraw the funds in a trust,

the trust is considered to be an asset and is treated like any other asset. • If no family member has access to a trust at the current time, the trust is

not considered to be an asset. • Any amount the family member receives in a lump sum is considered as

a lump-sum receipt. Refer to Section II. C. 7. c. for information about lump sum receipts.

• Any amounts distributed to the family member in the form of periodic payments are counted as income

5. Asset Verification

The following is the method to verify assets that are included in the family income calculations. Asset verification documents must be submitted by residents for all assets listed on the Occupant’s Affidavit of Income (OAI):



Refer to Section VI. H. for more asset income verification.

6. Assets $5,000 or Greater - Imputed Income

If the total cash value of the family’s assets is $5,000 or greater, the income used for income reviews is the greater of:

• The actual income from the assets • The imputed income from the assets. Imputed income is calculated by

multiplying the total cash value of a family’s assets by a HUD authorized imputed passbook rate of interest. Starting with the 2015 First Quarter Annual Income Reviews, effective 5/1/2015, the imputed interest rate is being lowered from 2% to .8%.

TDS automatically determines the higher amount. Development staff must determine the asset’s cash value as follows:

Type of Asset Verification Required Savings, Checking, Certificate of Deposit, Stocks, Bonds, Mutual Funds, Pensions and Retirement Funds, Individual Retirement Accounts (e.g. IRA, Keogh Accounts), Annuities, and other investment accounts

Copy of the most recent financial statement for each account. The statement must list the asset type for each account, the account numbers, current balance, and the interest or dividends earned for each account for the past 12 months

Life Insurance (Whole Life or Universal Life) Do not include Term Life insurance.

Copy of the most recent annual insurance policy statement, including the account number(s), total monetary value of the insurance policy, and the full name of the business institution with address and telephone number

Real Property If the property is sold: Use Fair Market Value, less mortgage, less selling cost equals the cash value of the property If the property was not sold: Tenant submits a notarized statement for each property, indicating the type of property, address, percent of ownership, date of purchase, original purchase price, amount of existing loan that includes the name of the lender, current value, and income, if any, for the past 12 months

Personal Property held for Investment purposes e.g., gems, jewelry, coin collections, and antique cars

Written appraisal from a licensed appraiser, indicating the current market value and income, if any, for the past 12 months

Cash None-Use amount indicated on Occupant’s Affidavit of Income.

Trusts Funds Statement from the Trustee of the account detailing the terms for dispersion of the trust

Mortgage or Deed of Trust Original Mortgage or deed of trust documents detailing the terms, the remaining balance, and interest earned



a. The cash value of an asset is determined by subtracting any reasonable

costs that may be incurred in liquidating an asset from the verified market value. Reasonable costs may include:

• Penalties for premature withdrawal of funds • Broker and legal fees for selling assets or converting them to cash • Settlement costs for real estate transactions

b. If the resident’s asset verification documentation does not contain sufficient

information to determine reasonable costs and the cash value, development staff sends NYCHA form 040.297B, Additional Information Letter, requesting from the resident any reasonable cost verification associated with converting the asset(s) to cash.

If the additional information is not submitted within 15 days, development staff uses the full market value of the asset in determining the asset valve and entering the amount into TDS.

Example - Determining Final Asset Income for Assets $5,000 or Greater

Example : Henry Smith, a resident of Wagner Houses, has the following assets:

Asset Type Market Value

Reasonable Cost

Expense for Conversion

to Cash

Cash Value Actual Income

Imputed Income

Checking account

$450 $0 $450 $0 $3.60

CD $6,000 $400 $5,600 $39.72 $44.80

Coin collection

$3,000 $50 $2,950 $0 $23.60

Total $9,000 $39.72 $72* Since the total cash value of Mr. Smith’s assets is $5,000 or greater, imputed income must be calculated. Assuming the passbook rate for imputed income is .08%:

Imputed asset income =$9,000 × 0.008 = $72.00 * Mr. Smith’s imputed asset income ($72) is greater than his actual asset income ($39.72), his final asset income is $72. Development staff must enter the Market or cash value of the asset income, as applicable and the actual asset income in TDS. TDS projects as income the greater of the actual or imputed asset income.



7. Special Asset Issues

a. Assets Ownership

(1) Joint Ownership

Assets may be owned by more than one person. If any family member has unrestricted access or can legally dispose of the jointly owned asset, the full value of the asset and any income it produces is counted.

An asset owned by more than one person may be prorated according to the percentage of ownership. If no percentage is specified or provided by a state or local law, the asset is prorated evenly among all owners.

(2) Asset Not Owned by an Individual

If an asset is not effectively owned by an individual, it is not counted as an asset. For example, a joint checking account on which the individual is a signatory solely for the purpose of handling payments for someone else, (e.g., an elderly parent) in the event of an emergency would not be owned by that individual.

b. Assets Greater than $1000 Disposed of for Less than Fair Market Value

Assets greater than $1,000 disposed of for less than fair market value during the two years prior to the effective date of the annual review are counted as assets. Business assets disposed of for less than fair market value are also counted. Assets disposed of under the following circumstances are not considered assets disposed of for less than fair market value:

• In a foreclosure or bankruptcy sale • As part of a separation or divorce settlement when the individual

disposing of an asset receives “important consideration not measurable in dollar terms

(1) Valuing and Imputing Income to Disposed Assets

For assets disposed of for less than fair market value, count the difference between the fair market value of the asset and the “compensation received” for it (i.e., the amount actually paid to the family).

If a family member has disposed of assets greater than $1,000 over the last 2 years as indicated on NYCHA form, 040.694, Disposition of Assets Notice in the Annual Review booklet, development staff:

• Reviews the Disposition of Assets Notice form and determines the

difference between the fair market value and the compensation received and projects this amount as an asset.



Assets disposed of for less than fair market value produce no actual income for a family. However, NYCHA staff must impute income to these assets if the total cash value of all family assets is $5,000 or greater including the cash value of disposed assets.

The period for which an asset disposed of for less than fair market value must be counted ends two years after the date of disposition. When the two-year period expires, any income assigned to the disposed asset is no longer counted.

(2) Documenting and Verifying Disposed Assets

Residents declare on NYCHA form, 040.694, Disposition of Assets Notice in the Annual Review booklet, the value of the disposed asset. Development staff, if warranted, may request verification of disposed asset values if the declaration does not agree with other information provided by the family.

c. Lump-Sum Receipts

Lump sum receipts such as deferred periodic amounts of SS or SSI benefits are excluded from annual income but may be included in a family’s assets. Typical examples of lump sums not intended as periodic payments include:

• Inheritances • Capital gains • Settlement payments from:

Insurance claims(including health and accident insurance, worker’s compensation, and insurance against personal or property losses)

Claim disputes over welfare, unemployment, and similar benefits • Lottery winnings received in one payment

Lump sum receipts not intended as periodic payments are included in a family’s assets only if the family retains some or all of the money in a form recognizable as an asset. For example, a lump sum deposited in a savings account or invested in a Certificate of Deposit. If a family spends the lump sum, the lump sum is not counted as an asset. Lump sum receipts that were never classified as assets cannot be considered assets disposed of for less than fair market value.



EXAMPLES - LUMP-SUM RECEIPTS Example 1: Joanne Wettig received an inheritance of $10,000 and invested the entire amount in a CD. NYCHA does not require participants to report interim increases in assets. Therefore, she does not have to report the lump sum immediately. However, at her next annual recertification, she must report the CD as an asset. Example 2: At his annual recertification in June, Horace Park reported that he expected to receive a deferred periodic amount of $4,400 in a lump sum from the Social Security Administration in October. The entire amount is excluded for the June recertification but may be considered an asset for the next recertification. Example 3: Mia LaRue bought a state lottery ticket and won $100,000 in a single lump sum. She spent $25,000 on a car, and she opened a money market account at her bank with the remaining $75,000. At her next annual recertification, Mia reports the lump sum. No retroactive adjustments are necessary. NYCHA will treat the lump-sum lottery winnings as follows: It will not include the $25,000 as an asset that Mia spent, and it will count as an asset whatever balance remains in the money market account (its current verified cash value) minus any management fees, broker, or transaction charges and sales commissions.

d. Cash from the Sale of Assets

If a family sells an asset, such as a house, the cash it receives from the sale is excluded from the annual income, and is counted as an asset only if it is retained by the family as an asset.

If the family sells an asset for less than fair market value, the sale is treated as follows:

• The amount the family receives is treated as a lump sum not intended as a deferred periodic payment

• The difference between the amount received and the cash value of the asset is treated as an asset disposed of for less than fair market value

e. Withdrawals of Cash from Assets

(1) Withdrawals of cash from investment accounts are not included in annual

income if a family can document and NYCHA verifies that amounts withdrawn are reimbursement of amounts invested by the family.

• For example, John Smith receives $300 per month for an annuity that

he invested $36,000. The annuity payment of $300 monthly is not counted as annual income until after the entire $36,000 investment is reclaimed.

(2) Withdrawals are included in annual income only if they are made on a

periodic basis and are not reimbursements of amounts invested by the



family. If the withdrawals are not made on a periodic basis, they are treated as lump sums not intended as periodic payments and are not included.

• For example, Isaac Freeman makes a sporadic lump sum withdrawal

from his IRA account to pay for trips for his children. This sporadic cash withdrawal is not counted as annual income.

• For example, Sandra Whitman makes periodic withdrawals of $300

monthly from an IRA to supplement her social security benefits. These periodic cash withdrawals are counted as annual income if the amount withdrawn is not reimbursement of amounts invested by Sandra Whitman.

D. SOCIAL SECURITY

1. Old Age Survivor's Insurance

The Social Security Administration provides a monthly benefit that retired employees receive based on employment history. The benefits are payable to the insured employee, as well as to other family members (spouse, dependent or surviving children, and dependent parents). Lump sum deferred periodic payments are NOT included as income. Refer to example in Section E.

2. Social Security Disability/Old Age Survivor's Disability Insurance

SSD/OASDI is a monthly benefit received from the Federal government if the tenant is not eligible for regular Social Security benefits, but must stop working because of a disability. Minor children may be entitled to a small portion of their parent's benefits.

For verification of SSD/OASDI refer to Section VI.

NOTE: Medicare, a Federal health insurance program, is available for OASI, SSD, OASDI recipients who are:

• 65 years of age, OR • Disabled, regardless of age, provided they have been entitled to the

benefits for two or more consecutive years Medicare premiums are included in gross income calculations, but not if the recipient also receives Supplemental Security Income (SSI).

E. SUPPLEMENTAL SECURITY INCOME (SSI)

SSI, administered by the Social Security Administration, pays a monthly benefit to people with low income and limited assets who are 65 years of age or older, blind or disabled.



• Lump sum deferred periodic payments are NOT included as income. • Reduction in a periodic payment because of prior overpayment is not considered

a deduction. Only the actual amount received during the reduction period is included in annual income. For example, Lee Park’s SSI payment of $250 per month is being reduced by $25 per month for a period of six months to make up for a prior overpayment. His SSI should be counted as $225 per month for the next six months and process as an interim change at $250 per month for the remaining six months.

For verification of SSI refer to Section VI.

F. VETERAN'S DISABILITY BENEFITS (VA)

The Federal government pays disability benefits to disabled individuals who have served in the Armed Forces of the United States. The widow(er) of a veteran entitled to a pension may also receive VA Benefits. For verification of VA benefits refer to Section VI.

G. STATE UNEMPLOYMENT INSURANCE BENEFITS (UIB)

Compensation is paid to a household member who is not working as a result of a layoff or strike. Benefit rates and eligibility are based upon the household member's recent history of employment, and benefits are payable for a limited period.

If the loss of fixed employment (refer to Section IV. A. 1) is less than two (2) months at the time the Annual Review is scheduled, defer the Annual Income Review until the household member resumes employment or has remained unemployed for 2 months.

If still unemployed after two months, project Unemployment Insurance Benefits as that household member's anticipated income for the year. Reduce the rent and issue a retroactive credit for the two months.

If the household member resumes employment within the two months, the Annual Income Review will be based on employment income. For verification of State UIB refer to Section VI.

H. NON-GOVERNMENTAL UNEMPLOYMENT INSURANCE BENEFITS

Employees may receive unemployment benefits from unions, fraternal organizations, or other non-governmental sources. Benefits are included in the income projection in addition to any other unemployment benefits received.

For verification of Non-governmental UIB refer to Section VI.



I. WORKERS' COMPENSATION

Workers' Compensation may be paid as a result of an on-the-job injury. Awards may be for total or partial disability, and the employee may continue to work. If the employee dies, the award may go to his/her dependents.

Workers’ Compensation, if reported on the Occupant's Affidavit of Income, is projected as the current source of income. Do not project any lump sum payments.

If the household member is out of work less than two (2) months at the time the Annual Review is scheduled, defer the Annual Income Review until the household member returns to work or has remained out of work for 2 months.

If still not working after two months, project Workers’ Compensation as that household member's anticipated income for the year. Reduce the rent and issue a retroactive credit for the two months. The lessee must report, within thirty (30) calendar days, the return to work of a household member receiving Workers’ Compensation.

• If the household member returns to work within the two months, the Annual

Income Review will be based on the employment income.

For verification of Workers Comp refer to Section VI.

J. NEW YORK STATE DISABILITY

New York State Disability provides weekly cash payments to protect the employee against total wage loss from an off-the-job accident and/or illness. The weekly benefit is paid during temporary total disability. The benefit is based on the employee's average weekly wages for the eight weeks prior to the disability.

For verification of NYS Disability refer to Section VI.

K. PENSION AND ANNUITY

Pensions and Annuities are retirement benefits received by the tenant on a regularly scheduled basis. Military pensions are included in this category.

For verification of pensions and annuities refer to Section VI.

L. ALIMONY AND CHILD SUPPORT

Determined by court order or a written agreement between the parties

1. Alimony - financial support paid to an adult by another adult not living in

household.



2. Child Support - payment for the support of a child or children in the household

made by an adult who is not a member of the household.

When a household member receives public assistance, the court can elect to have the alimony or child support paid directly to the Human Resources Administration (HRA). Regardless of the amount of money paid to HRA for child support or alimony, the household member will receive only $50.00 per month in addition to the basic allowance. However, if the client receives the money directly, the basic allowance is reduced to reflect the additional income received.

For verification of alimony/child support refer to Section VI.

M. LOTTERY WINNINGS

Includes lottery or sweepstakes winnings paid in installments. Lump sum payments are considered additions to assets, not income.

For verification of lottery winnings refer to Section VI.

N. TIPS AND GRATUITIES

Payment in addition to regular salary or wage given by a customer in return for services performed. Add value of tips, lodgings, and other gratuities to other employment income.

Whenever possible, determine the actual value of tips received from each source separately; consider the location of establishments, quality of clientele and service, average number of patrons served daily, and average gratuity per person.

For verification of tips and gratuities refer to Section VI.

O. CONTRIBUTIONS

Monetary support a family member receives regularly from an outside source, either from individuals or organizations.

For verification of contributions refer to Section VI.

P. EARNINGS/ARMED SERVICES PERSONNEL

1. Included in Annual Income

Regular pay, special pay, and allowances of a member of the Armed Services, who is either a lessee or authorized household member

2. Excluded from Annual Income



Special pay to a family member serving in the Armed Forces who is exposed to hostile fire excluded from annual income. This is the only component of income earned by service persons on the lease that is not included in annual income.

For verification of military pay refer to Section VI.

Q. EARNINGS/LONGSHOREMEN

Longshoremen who qualify receive pay for any day they clock in whether or not there is work for them. If there is work available, the worker is paid for the work performed, which may include overtime. Therefore, it is important to ensure that payments for hours worked and income from the Guaranteed Annual Income are reported and projected accurately

For verification of longshoremen earnings refer to Section VI.

R. FULL PUBLIC ASSISTANCE

A full public assistance household has all household members on the HRA budget and only public assistance as income. There are no other sources of income in the family.

For verification of full PA refer to Section VI.

S. DUAL INCOME

A Dual Income household has:

• At least one member of the household who receives public assistance, AND • At least one member of the household who is not on the HRA Budget, but has

income from other sources

NOTE: A dual income family in which more than ½ of the family receives public assistance, or at least one lessee receives public assistance, is considered a welfare family (public assistance family)

For verification of dual income refer to Section VI.

T. SUPPLEMENTARY PUBLIC ASSISTANCE

A supplementary public assistance household has all members on the HRA budget although there is other income in the family. HRA considers income from any other source as supplemental. Supplementary public assistance is provided when other sources of income are below HRA's basic allowance for that size family.

For verification of supplementary PA refer to Section VI.



U. PUBLIC ASSISTANCE WITH SSI

A family consisting of one or more household members on public assistance with others on SSI will be considered a public assistance family if:

• The lessee receives public assistance, OR • More than 1/2 of the family receives public assistance

The Human Resources Administration will pay the full rent allowance for members of the household receiving public assistance and those household members receiving SSI.

For verification of PA with SSI refer to Section VI.

V. FAMILY MEMBER WITH NO INCOME

The tenant must have any member of the household 18 years of age or older who is not employed, not attending school full time, and has no source of income, complete an Affirmation of Non-Employment found in Section W of the Occupant's Affidavit of Income. It must be notarized to be accepted.

For verification of non-employment refer to Section VI.

III. EXCLUSIONS TO INCOME

The following income exclusions apply to all programs (Federal, City, State, City / State Section 8, Project Based Section 8 and Multi – Family Home Ownership Program (MHOP)

A. TEMPORARY or SPORADIC INCOME or MEDICAL REIMBURSEMENTS

1. Casual or sporadic income or irregular gifts (e.g., occasional weekend work,

holiday work, etc.).

2. Payments specifically for, or in reimbursement of, the cost of medical expenses.

This includes prescription drug discount card benefits.

3. Lump sum additions to assets, such as inheritances, insurance payments (including payments under health and accident insurance and workers’ compensation), capital gains, and settlement for personal property losses.

4. Hazardous duty pay to a family member in the Armed Forces away from home

and exposed to hostile fire. 5. Servicemen's Lump Sum Death Benefit. 6. Servicemen's Mustering-out Pay.



7. Temporary Resident's Income. A temporary resident is an additional person(s)

living with a tenant who has written permission from the Property Manager via a Temporary Permission Request for a Family Member/Additional Person to Live with a Project Tenant, NYCHA form 040.012a.

8. One-time $250 recovery payment to beneficiaries of Social Security,

Supplemental Security Income, certain railroad retirement programs, Veterans retirement, and disability programs under the American Recovery and Reinvestment Act (ARRA).

9. Temporary income payments from the U. S. Census Bureau, defined as

employment lasting no longer than 180 days and not culminating in permanent employment.

B. DISABLED OR ELDERLY ASSISTANCE

1. Care of Foster Adults - payments to families who care for individuals, unrelated

to the foster family, who have disabilities, and are unable to live alone. 2. State Homecare Payments - payments to offset the cost of equipment and

services needed to keep a developmentally disabled family member at home. 3. Plan for Achieving Self-Support (PASS) - payments to persons pursuing a PASS

which has been approved by the Secretary of the U.S. Department of Health and Human Services (HHS).

4. Live-in Aide's Income. A person who resides with an elderly, disabled or

handicapped person or persons and who NYCHA has determined:

• Is essential to the care and well-being of the person • Is not obligated for the support of the person • Would not be living in the unit except to provide necessary supportive

services

5. Title V Employment. Salaries funded under Title V of the Older Americans Act of 1965.

C. EDUCATIONAL ASSISTANCE

1. Title IV Scholarships. Scholarships funded under Title IV of the Higher Education

Act of 1965 that are used to cover the cost of attendance at an educational institution.

2. Full-Time Student - Earned income of full-time students 18 years of age or older

in excess of $480, except the head of household or spouse. Refer to Note in Section II. A.



3. Scholarships paid directly to the student or the educational institution, and used

for tuition, fees, books, equipment, materials, supplies, transportation, and/or miscellaneous personal expenses.

4. Veterans' Benefits - Payments by the government to veterans, and used for

tuition, fees, books, equipment, materials, supplies, transportation, and/or miscellaneous personal expenses.

5. Student Assistance - All payments received from scholarships, educational

entitlement, grants, work study programs, and financial aid packages, even if earmarked for general living expenses.

D. INCOME RECEIVED BY/FOR CHILDREN

1. Employment - Earned income of Children Under 18 in Federal, State and City

programs (includes foster children, but not the head of household or spouse). 2. Foster Care - Payments to an adult in the household for the care of foster

children by the Child Services Agency. 3. Adoption Assistance Payments - All payments for the care of adopted children in

excess of $480 per adopted child. 4. Kinship Guardian Assistant Payments (Kin-GAP) and other kinship care

payments for children living with a related legal guardian.

E. TRAINING AND SERVICE

1. National Volunteer Programs to Assist Small Business and Promote Volunteer Service by Person with Business Experience. This includes:

• Service Corps of Retired Executives (SCORE) • Active Corps of Executives (ACE).

2. Tenant Service Stipends - Payments to tenants, not exceeding $200/month, for

performing services for NYCHA or development to enhance the quality of life. If the stipend exceeds $200/month, INCLUDE the FULL amount in the calculation of income, NOT just the portion that exceeds $200. (Payments to Tenant Patrol Supervisors are considered salary - not a stipend).

A family may receive more than one stipend; however, only one stipend per family member can be excluded.

3. Training Programs - Payments received under a state or local employment or

resident management training program that is a component of a program with clearly defined goals, such as on-the-job training or apprenticeship.



Exclude only the compensation that is received as part of the program, and continue to project other income sources, such as public assistance, Social Security, SSI.

4. Housing Youth Training Program - Stipends paid to tenants participating in NYCHA’s Minority Youth Training Initiative Program.

5. Job Training Partnership Act (JPTA) - Payments to trainees.

6. Comprehensive Grant - Payments for training funded by Comp. Grant.

7. Domestic Volunteer Service Act of 1978 - Payments to volunteers.

F. EARNED INCOME DISALLOWANCE (EID)

The earned income disallowance (EID) encourages resident economic self-sufficiency by rewarding qualified adult residents with an income disallowance when a transition is made from unemployment to employment, from welfare to work, or when additional income is earned during participation in an economic self sufficiency or job training program. Third party verification is required for EID interim and annual reviews.

The disallowance functions as temporary income exclusion – i.e., certain amounts of qualifying adults’ verified income are not counted toward rent for two 12 month periods.

Staff must apply the earned income disallowance (EID) to qualifying individuals. NOTE: A family member who is found to be eligible for the Earned Income

Disallowance may not defer the disallowance to another time that may be more advantageous to the family.

1. Qualifying Family Income

To qualify for the Earned Income Disallowance, the total family income must have increased due to the Earned Income Disallowance qualifying event.

2. Qualifying Family Members

The earned income disallowance is available to the following authorized family members if they meet all of the following requirements:

a. PROGRAM REQUIREMENT

(1) Public Housing residents - including the tenant(s) (signatory to the lease)

or authorized family members – who live in: • ‘federal’ developments,



• NYCHA Public Housing Preservation II LLC (LLC II) developments (State or City built developments)

• NYCHA Public Housing Preservation I LLC (LLC I) developments (State or City built developments) but are not eligible to participate in the Low Income Housing Tax credit (LIHTC) program.

(2) SECTION 8 TENANT BASED VOUCHER HOLDERS - including the

tenant(s) (signatory to the lease) or authorized family members – who are disabled and live in: • NYCHA Public Housing Preservation II LLC (LLC II) developments

(State or City built developments) • NYCHA Public Housing Preservation I LLC (LLC I) developments

(State or City built developments) but are not eligible to participate in the Low Income Housing Tax credit (LIHTC) program.

b. CITIZENSHIP / IMMIGRATION STATUS:

• A United States citizens, or • A non-citizen with eligible immigration status.

c. AGE

Adults 18 years of age and older

d. FIRST TIME EID BENEFICIARIES Family members who have not previously received an Earned Income Disallowance for exclusion periods consisting of two 12 month periods, one full and one partial, during a lifetime limit of 48 months, while residing in their current apartment.

NOTE: • Multiple family members in the same household may be eligible for

EID • See section below regarding: Maximum Lifetime Disallowance Period

3. Non-Qualifying Individuals/Programs

EID does not apply to the following individuals/households: a. APPLICANT: All household members of an APPLICANT family, initially

renting a NYCHA apartment, during the initial income calculation. b. PERMANENT PERMISSION: Persons joining a household with Permanent

Permission, during the initial income calculation for that person. c. PROJECT BASED SECTION 8: All household members who reside in a

development funded by the Section 8 New Construction/Property Disposition Program (also referred to as: ‘Multi-Family Development’ or ‘Project Based Section 8 Development’).



d. SECTION 8 VOUCHER HOLDER - TENANT BASED Section 8 Tenant

Based Voucher Holders living in an LLC I or LLC II development who are NOT disabled.

e. SECTION 8 VOUCHER HOLDER - PROJECT BASED: All household members who reside in an LLC I or LLC II development and are Section 8 Project Based Voucher Holders.

f. LIHTC ELIGIBLE: A family living in a NYCHA Public Housing Preservation I LLC (LLC I) development (State or City built developments) who is eligible to participate in the Low Income Housing Tax credit (LIHTC) program.

g. NO IMMIGRATION STATUS: A family member who is a non-citizen with NO eligible immigration status.

h. MINORS: Household members under age 18. i. NO INCOME CALCULATION RESIDENT: Residents whose income is not

included in the household rent calculation, such as persons with only Temporary Residency Permission.

j. FLAT RENT: All household members where the family rent is set at a Flat Rent and not an income based rent.

k. EMPLOYEE OR SPECIAL PROGRAM RESIDENTS: All household members whose rent, if any, is not based on family income. These include a: Resident Employee, Resident Police Officer, Resident Site Caretaker, Resident Superintendent and Senior Resident Advisor.

l. PREVIOUSLY RECEIVED LIFETIME EID BENEFIT: Family members who have previously received an Earned Income Disallowance during a lifetime limit of 48 months, while residing in the same apartment.

4. ‘Qualifying Events’ for Family Members

To qualify for the Earned Income Disallowance, a family member must meet all eligibility requirements and must have an increase in annual income that is the result of one of the following:

a. Employment after Unemployment: New employment by a family member

who was “previously unemployed” for at least 12 months prior to employment

• “Previously unemployed” includes a person who has earned not more than could be earned working 10 hours per week for 50 weeks at the established minimum wage ($3625 as of 9/1/09). Established minimum wage is the highest of the Federal minimum wage, the New York State minimum wage, or the New York City minimum wage.

• Federal minimum wage is currently $7.25 per hour, New York State and New York City minimum wage is currently $7.25 per hour. Accordingly, a person is considered unemployed if he/she earned less than $3,625 during the previous 50 week period. ($7.25 x 10 hours x 50 weeks)

• Family members who are entering the work force for the first time (i.e. 18

year olds) qualify under this category. For example, a 17 year old who was making less than $3625 per year while in high school ( i.e.,



previously unemployed by definition), graduates and turns 18 years of age and begins working making $25,000 per year. This person is eligible for the earned income disallowance since s(he) meets qualifying factor for previously unemployed and had an increase in income.

b. Employment after Economic Self-Sufficiency / Job Training Program:

Increased earnings by a family member during participation in an economic self-sufficiency program or other job-training program.

An economic self-sufficiency program is defined broadly as any program designed to encourage, assist, train, or facilitate the economic independence of NYCHA assisted families or to provide work for such families.

Economic self-sufficiency programs include the following:

• Job training, employment counseling, work placement, and

apprenticeship programs • Programs for education, basic skills, training, English proficiency, and

financial or household management • Program that ready participants for work such as substance abuse or

mental health treatment programs • Other work activities

For example, a family member while receiving job search and counseling in a vocational program obtains a new job or increased earnings in an existing job is eligible for the earned income disallowance since s(he) meets the qualifying factor for increased earnings during participation in a economic self-sufficiency program or other job-training program.



NOTE:

Economic Self-Sufficiency/Job Training Programs In Section E in form 040.297, Occupant’s Affidavit of Income, there is a check off box that provides information if any family members are in a training program. Development staff must determine if this training program meets eligibility criteria for the earned income disallowance. Staff can refer to the list of self-sufficiency program provided in TDS or contact NYCHA’S Office of Resident Economic Empowerment & Sustainability, (REES). From time to time NYCHA may cooperate with a private agency economic self-sufficiency training program in order to help enhance the employment opportunities available for NYCHA residents. For Further details concerning cooperation with non-NYCHA programs, see Section III. F. 10., below. Property Management or other NYCHA staff may not release confidential tenant, income, rent or EID related information to the non-NYCHA jobs training program unless staff first obtains from the tenant a signed “consent to disclose information” form, see Section III. F. 10. below for a sample. The consent to disclose information form should be kept in the tenant’s folder. Statistical or general informational reports may be disclosed by NYCHA without the specific tenant consent, only if the report does not specifically identify any tenant.

c. Employment after Welfare: New employment or increased earnings by a

family member during or within six months after either one of the following two situations:

(1) Being on full public assistance, i.e. receiving monthly income

maintenance



NOTE:

Welfare Conversion

1) For full public assistance recipients who go off welfare, start to work and the welfare case is closed: staff must first perform an Interim Change to establish an income ‘before the qualifying event,’ before the EID calculations can be done. This in effect converts the welfare subsidy to an income that will be used to calculate rent. The interim change will add the annual HRA Basic Allowance and annual HRA Rent Allowance, using the total as annual income and setting a rent based on this income – even if the new rent is less than the previous welfare rent.

For example: A family of three with children whose sole source of income is public assistance has an income as follows:

• Annual HRA Basic Allowance: $3,492 • Annual HRA Rent Allowance: $4,800 TOTAL: $8,292

Use the $8,292 to establish the tenant’s income ‘before the qualifying event.’ Assuming that there are no deductions, rent based on this income will be $207.30 per month, calculated as 30% of income. The $207.30 is the new rent even though the previous welfare rent was $400 per month. Retro-credit during the 1st year after a welfare income conversion: If due to the welfare conversion the new rent (e.g. $207.30) is less than the higher welfare rent (e.g.$400.00) and the tenant was charged the higher rent during the EID 1st year period, then the tenant is entitled to a retroactive credit from the higher welfare rent to the lower welfare conversion rent.

Even though this example assumes no deductions, when an actual Welfare Conversion Interim change is performed, the NYCHA rent calculation system will apply deductions based on existing data. For example, a ‘minor’ or ‘elderly household’ deduction will be given. A newly claimed deduction however will not be granted during the interim review, but will be granted (if allowable) at the annual rent recertification. 2) For full public assistance recipients where some start to work but the

welfare case remains open: Where some welfare subsidy is till received by the family, staff must first perform an Interim Change to verify the new welfare income and use that as the prequalifying income for EID purposes.



• Example, a family member is unemployed for 25 months and receives full public assistance payments from the Department of Social Services as of August, 2011 of $691 per month. On September 1, 2011, she is hired as a retail salesperson earning $2,000 per month. The family member is eligible for an Earned Income Disallowance.

(2) Receiving cash payments, received services, or participated in a program

funded by Temporary Assistance to Needy Families (TANF) and received at least $500 of benefits or services at any time within a six month period during the prior 12 months.

• Example: a family member has a 20 hour per week job, earns $550

per month salary and receives $200 per month in supplemental public assistance benefits. The total public assistance benefits earned within a six month period during the 12 months prior to the termination of public assistance benefits, exceeds $500.00. The family member’s employer increases employment hours to 35 hours per week with a pay increase to $1000 and public assistance benefits are terminated. The family member is eligible for an Earned Income Disallowance.

5. Qualifying Exclusion Periods

Time Periods

The exclusion periods consists of two 12 month periods, one full and one partial, and a lifetime limit of 48 months per qualifying adult beginning on the first of the month following the date the qualifying family member is employed or first experiences an increase in earnings due to employment.

The earned income disallowance is effective one month after the family member’s EID qualifying event. This is the effective date of increase disallowance regardless of the date of notification. a. First Exclusion Period (100% new income exclusion)

(1) Timing: The first exclusion period starts on the first of the month after the

family member’s EID ‘qualifying event’ (the date the family member who qualifies is employed or first experiences an increase in income due to employment). The first exclusion period can stop and start again, if the resident stops and then restarts working. The first exclusion period cannot be more than 12 months cumulatively, even though it can be more than 12 consecutive calendar months. This exclusion period cannot go beyond the 48 month EID limit, which starts when the first exclusion period starts.

(2) Notification: EID rent calculations and exclusion time periods start the

first of the month following the family member’s EID qualifying event, and not at some later date if NYCHA receives late notice of the increased



income such as NYCHA’s first learning of the increased income at the next annual review).

Example - if NYCHA discovers the new income at the annual review, seven months after the EID qualifying event:

• The tenant already benefitted from seven months of 100% EID exclusion of new income and has five months left to the first 12 month exclusion period.

• If this is an employment after welfare situation, calculate a new “prequalifying event” income, per instructions in the Employment after Welfare section above. If the new income based rent is lower than the previously charged welfare rent, grant a retroactive credit for the past seven months.

(3) Income: During this initial 12 month exclusion period, the full amount

(100%) of the increase in income (the earned income above the pre-qualifying income or baseline income) is excluded from the rent calculation.

Pre-qualifying income or baseline income is the dollar amount of the family member’s total income (sum of Employment plus Non-Employment), as shown on the last Annual Income Review, prior to eligibility for the earned income disallowance. The baseline for that family member never changes throughout the course of the earned income disallowance period despite fluctuations in the family member’s income.

• The pre-qualifying income ( baseline income) is all of the family

member’s income before becoming eligible for an earned income disallowance

• The initial full exclusion extends for a total of 12 cumulative months • The months do not have to be consecutive

b. Second Exclusion Period (50% new income exclusion)

(1) Timing: The second exclusion period starts after the first 12 month

cumulative exclusion period ends. The second exclusion period can stop and start again, if the resident stops and then restarts working. The second exclusion period cannot be more than 12 months cumulatively, even though it can be more than 12 consecutive calendar months. This exclusion period cannot go beyond the 48 month EID limit, which starts when the first exclusion period starts.

(2) Notification: (after the First Exclusion period but, within the Second

Exclusion period)

Example - if NYCHA discovers the new income fourteen months after the EID qualifying event:



• the tenant already benefitted from twelve months of 100% EID exclusion of new income and has no months left in the first 12 month exclusion period.

• The second 12 month exclusion period at 50% exclusion of new

income, starts after the end of the first exclusion period, at the beginning of the 13th month. The tenant will receive a retroactive charge for two months for 50% of the excluded income, since during the 13th and 14th month the tenant paid no rent on the increased income. A new income exclusion of 50% continues for the ten month balance of the second exclusion period.

(3) Income: During this period, 50% of new income (half of the income

excluded during the first exclusion period) is excluded from the rent calculation.

6. Maximum Disallowance Period

Income Exclusion periods can be interrupted, but the total number of months from the beginning of the exclusion period until the final month of exclusion may not exceed a lifetime period of 48 months.

NOTE:

• The lifetime 48 month EID limit only applies while a household member resides in the same apartment. The EID terminates when the family or household member moves out.

• If a household member receiving EID moves out of an apartment and at a later date receives permission to return to the same household residing in the same apartment, the EID resumes where it stopped when the household member moved out, and does not extend beyond the 48 month EID limit.

• If the household member who benefited from EID in one NYCHA apartment becomes an authorized family member in a second NYCHA apartment, or the entire family transfers to a new apartment, and in the second apartment has a new ‘qualifying event,’ that household member can benefit from a new 48 month EID period in the second apartment.

a. The 48 month EID limit starts the first of the month after the additional

employment income starts (the qualifying event), and not at some later date when the employment is reported or when NYCHA discovers the extra income.

b. Even if the first 12 month exclusion period starts and stops (because income started and stopped) and is longer than 12 calendar months, or the second 12 month exclusion period starts and stops(because income started and stopped) and is longer than 12 calendar months, EID benefits do not extend after the 48 month limit.



c. Even if the first 12 month exclusion period did not finish, or the second 12

month exclusion period did not finish (because income started and stopped), EID benefits do not extend after the 48 month limit.

d. EID cumulative periods are only in effect when the family member is actually earning income.

e. The disallowance cumulative period is suspended if the resident is laid off or stops work for some other reason. Recipients of Unemployment Benefits are considered not currently employed and causes each 12-month eligibility period to be suspended

Example - if NYCHA discovers the new income forty nine months after the EID qualifying event:

(1) The tenant already benefitted from twelve months of 100% EID exclusion

of new income and has no months left in the first 12 month exclusion period.

(2) The tenant already benefitted from twelve months of 50% EID exclusion of new income and has no months left in the second 12 month exclusion period.

(3) The tenant is charged with a retroactive rent charge of 50% of the new income for the second 12 month exclusion period, since no rent based on this new income was previously paid.

(4) Rent is based on 100% of income (no EID applies) after the second 12 month exclusion period and in all cases after the 48 month lifetime exclusion period.

NOTE: Families may still be subject to retroactive charges if income changes were not

reported on a timely basis. If a family member qualifies for an earned income disallowance, development staff must calculate rent changes using the earned income disallowance. All applicable retroactive charges that result after the earned income disallowance is applied are also processed.

7. Ineligibility Due to Decrease in Qualifying Family Income

A qualifying family’s annual income must increase in order to be eligible for the Earned Income Disallowance. A decrease in qualifying family’s total income as determined during an Earned Income Disallowance review may result in EID ineligibility since the decreased family income may be less than the last verified income data (“prior income set”) in the NYCHA rent calculation program.

Example: For the first 12-month period, a family member’s earned income was increased by $5,000 during participation in an economic self-sufficiency program. The total Qualifying Family Income for this household increased from $18,000 to $23,000 making the family eligible for EID.

During the second twelve month exclusion period, the total family income decreased to $11,000 due to an income earning family member’s move out from their NYCHA apartment. This family is not eligible for the Earned Income



Disallowance for the second twelve month exclusion because the new family income ($11,000) is less than the last verified household income ($18,000). If the total Qualifying Family Income increases in the future, the family may once again be eligible for EID.

8. Misrepresentation

NYCHA considers as a misrepresentation of income if the tenant earns income but does not report it. Even in these cases, NYCHA grants EID if applicable, which in effect reduces the amount of the misrepresented income.

9. EID Processing a. Commencement of Automated Processing: In March 2012, the EID

process becomes automated NYCHA wide in the AS400 Tenant Data System (TDS) as part of the annual review or interim change process. The automated processing simplifies EID rent calculations. Explanatory ‘screen shots’, detailing the EID process, are available in Appendix K. Upon indicating a household member is employed, new screens appear that assist in determining if the household and affected member is eligible for EID. Once eligible, TDS calculates the EID exclusion and starts an EID clock which monitors the two 12 month exclusion and 48 month maximum periods.

Note:

Use the automated TDS for processing for EID qualifying time periods that occur after the start of the family’s Annual Income Review period for 2011. Accordingly, the Qualifying Event and Qualifying Income must have occurred after the following date, depending on the family’s Annual Income Review quarter: 1st quarter begins January 1, 2011 2nd quarter begins April 1, 2011 3rd quarter begins July 1, 2011 4th quarter begins October 1, 2011

Also use the TDS system to enter data and track EID periods for tenants who have already started receiving EID, but were tracked manually.

b. Annual vs. Interim Review Change: Although the underlying requirement

for EID is an increase in income, which does not usually require an interim change, staff must process EID information in TDS as follows:

(1) Annual Review: When the new income is reported within the Annual

Review quarter processing time, calculate EID as part of the annual review process.

(2) Interim Review: When the new income is reported outside the Annual Review quarter processing time, staff must complete an interim change to calculate EID.



NOTE: When a family member transitions from welfare to work, staff must always first perform an interim change (even if the new income is reported within the Annual Review quarter processing time), in order to establish a pre-qualifying income based rent. See Welfare Conversion at Section III. F. 4. c. above.

c. EID Log: TDS contains a Log (Option 14) which tracks relevant EID periods

in the TDS process, such as the start date of the 1st and 2nd income exclusion periods, the end of the maximum 48 month exclusion limit, any work suspension dates and the required interim rent change dates. The dates by which staff must perform an interim change are highlighted in red for 30 days before the required change. The property manager or designee must check the EID Log monthly in order to insure that required interim changes are timely performed.

d. NYCHA Property Management Office Processing

Initial Processing: Upon receipt of the Affidavit of Income or other proof of additional income that may qualify for EID, the Housing Assistant,

(1) Uses the NYCHA form 040.598A, Income Review Checklist #2 to track receipt of documents,

(2) Sends NYCHA form 040.859, Earned Income Disallowance: Eligibility- Missing Documents, after 14 business days, if needed to request from the resident any outstanding document

(3) Reviews the resident’s file and starts data entry into the TDS to determine if the resident is eligible for EID, upon receipt of the completed NYCHA form 040.013, Income Summary of Earnings, or other acceptable verification

(4) Sends NYCHA form 040.860, EID Status Notice to resident upon determination of ineligibility or eligibility for EID

10. Private Agency (non-NYCHA) Economic Self-Sufficiency Training Program

From time to time, NYCHA may cooperate with a private agency (non-NYCHA) economic self-sufficiency training program in order to help enhance the employment opportunities available for NYCHA residents. One example is the pilot program started in September 2010 with the BronxWorks Jobs Plus program for the three Bronx developments of Betances, Moore, and East 152nd

Courtlandt. The following is a model of document exchange and information sharing that can take place with the private agency program.



a. Private Agency – provides forms to resident

Private Agency staff issues the following forms to a resident who participates in their program. The resident in turn is required to submit the forms directly to their development housing assistant. (1) Two copies of the EID Program Participation Proof (sample attached in

Appendix K) affirming that the resident participates in the program (2) NYCHA form 040.013 Income Summary of Earnings Statements

(formerly called MD-34) to bring to the resident’s employer (3) An EID Consent to Disclose Information form (sample attached in

Appendix K) to give to the private agency regarding the resident’s EID status

b. NYCHA Property Management Office

Initial Processing: Upon receipt of the required forms, the housing assistant

(1) Date stamps and initials the EID Program Participation Proof, returning a copy to the resident

(2) Processes the EID income, per Section III. F. 9. above (3) Sends a copy the EID Status Notice to the Private Agency if the resident

submitted a signed EID Consent to Disclose Information form

11. Forms

a. Forms to use with all residents

NYCHA form 040.859, Earned Income Disallowance: Eligibility- Missing Documents NYCHA form 040.860, Earned Income Disallowance: Status Notice NYCHA form 040.598A, Income Review Checklist

b. Forms for use with residents referred from a Private Agency

Attached in Appendix K, EID Program Participation Proof Attached in Appendix K, Earned Income Disallowance Consent to Disclose Information

G. MISCELLANEOUS

1. Holocaust Reparations - Payments made by a foreign government pursuant to

claims filed under the laws of that country's government by persons who were persecuted during the Nazi era.



2. Agent Orange Settlement Fund (AOSF) - Payments to Vietnam-era Veterans

exposed to Agent Orange. 3. State Rent Credits and Rebates for Property Taxes - Full amount of payments. 4. Grants or contributions for Elder/Disabled Care, such as:

• Apparatus for a handicapped person • Expenses for attendant care provided by someone other than a family

member residing in the household • Contributions specifically for medical expenses for the disabled or the aged

5. HEAP – Payments or allowances made under the Department of Health and

Human Services' Low-Income Home Energy Assistance Program (HEAP).

H. FOOD STAMPS

The value of the allotment provided to an eligible household for coupons under the Food Stamp Act of 1977.

I. REPARATIONS TO NATIVE AMERICANS

1. Income derived from the disposition of funds of the Grand River Band of Ottawa

Indians.

2. The first $2000 of per capita shares received from judgment funds awarded by the Indian Claims Commission or the Court of Claims, or from funds held in trust for an Indian Tribe by the Secretary of Interior.

3. Maine Indian Claims Settlement Act of 1980 (MICSA). 4. Payments received under the Alaska Native Claims Settlement Act. 5. Income derived from certain sub-marginal land of the United States that is held in

trust for certain Indian tribes.

J. INCOME DERIVED SOLELY FROM EXCLUDABLE SOURCES

If a tenant derives income solely from excludable sources, TDS calculates 10% of the total income for the year divides this amount by 12 and charges the result as monthly rent.

IV. GROSS INCOME

This section details the various types of income and the methods used to project Annual Gross Income. The Tenant Data System (TDS) will calculate the Annual Gross Income based on the income source and amount entered into TDS by staff. Refer to the PIMS



Guide to the Updated Annual Review Program for specific computer data entry instructions. TDS calculates anticipated annual gross income as follows:

RATE OF PAYMENT/INCOME MULTIPLIER

Hourly Hours worked per week multiplied by 52 Per Diem (daily) Days worked per week multiplied by 52

Weekly 52 Bi-Weekly 26

Semi-Monthly 24 Monthly 12

Bi-Monthly 6 Quarterly 4

Yearly/Annual 1 A. EARNED INCOME

1. Fixed Employment

Payments are regular and predictable based on the current salary or wage rate. Employees work a set number of hours per day and days per week. TDS projects Annual Gross Income by multiplying the wage or salary by the appropriate multiplier.

2. Non-Fixed Employment

Employment fluctuates with respect to:

• The number of weeks of work per year, OR • The number of days of work per week, OR • The number of hours of work per day, OR • The number of products manufactured

Income from Non-Fixed Employment is projected based on the average rate of pay or the actual earnings during the prior 12 month period. It includes any Unemployment Insurance Benefits, which may have been received for layoff periods.

Overtime, bonuses, and differentials are included in total income, not projected separately, when calculating Annual Gross Income from Non-Fixed Employment. Non-fixed workers include pieceworkers, commission salespersons, migrant workers, home attendants, cab drivers, waiters, temporaries and school crossing guards. Income from tips is possible in some types of non-fixed employment (e.g., cab drivers, waiters) and must be included as income.



a. Full Year Employment

Staff enters the total of all earned income. TDS projects the total of all earned income during the previous 12 months.

Earned income includes wages, overtime, bonuses, differentials, tips, commissions, and Unemployment Insurance Benefits.

EXAMPLE A: FULL YEAR EMPLOYMENT

PERIOD SOURCE OF INCOME AMOUNT 38 WEEKS 4 WEEKS

10 WEEKS TIPS

VARIOUS EMPLOYERS UNEMPLOYED UNEMPLOYMENT INSURANCE BENEFITS

$8,000.00 NONE

$1,150.00 $ 600.00

52 WEEKS $9,750.00 Staff totals income from all earned sources and enters the total in the space provided; TDS multiplies the total by ONE. The Annual Gross Income for this family member is $9,750.00.

b. Less than Full Year Employment

TDS divides the total of all earned income by the number of days in the period(s) in which earnings were received and multiplies by the number of days in the year. TDS will project this amount as the annual gross Income.

Earned income includes wages, overtime, bonuses, differentials, tips, commissions and Unemployment Insurance Benefits.

EXAMPLE B: PARTIAL YEAR - NEW JOB

PERIOD DAYS SOURCE OF INCOME AMOUNT 3/1-4/15 4/16-4/30 5/1-9/15 9/16-11/6

11/7-12/31 TIPS

44 15

138 52 55

EMPLOYED - NEW JOB LAYOFF-NOT ELIGIBLE FOR UIB RESUMED EMPLOYMENT LAYOFF-UNEMPLOYMENT INSURANCE RESUMED EMPLOYMENT

$1,300.00 NONE

$5,000.00 $ 800.00

$1,100.00 $ 300.00

304

$8,500.00

TDS divides the total amount by the total number of days and multiplies by 365 (366 in Leap Year) and projects the result as the Annual Gross Income.

$8,500 ÷ 304 = $27.96 X 365 = $10,206.00 The Annual Gross Income for this family member is $10,206.00.



The following example illustrates a household member who discontinued public assistance to go to work, was injured on the job, resumed employment, and was unable to work for periods because of seasonal market fluctuations. When calculating income from non-fixed employment, include only those income sources that reflect the person's earned income. * Do not include the public assistance or Workers’ Compensation.

EXAMPLE C: PARTIAL YEAR VARIOUS INCOME SOURCES

PERIOD DAYS SOURCE OF INCOME AMOUNT 1/1-2/28

3/1-3/15

3/16-3/31

4/1-4/30

5/1-5/31

6/1-9/15

9/16-11/6

11/7-12/31

TIPS

*15

*30

*31

*107

*52

*55

59

16

ON PUBLIC ASSISTANCE EMPLOYED WORKERS’ COMPENSATION RESUMED EMPLOYMENT LAYOFF-NOT ELIGIBLE FOR UIB RESUMED EMPLOYMENT LAYOFF-UNEMPLOYMENT INSURANCE RESUMED EMPLOYMENT

$ 600.00

$ 500.00

$ 250.00

$ 800.00

NONE

$2,800.00

$ 800.00

$1,100.00

$ 300.00

290

75 (290+75=365)

$7,150.00

* Use only amounts that reflect earned income periods (see IV.A.2.b above). Total amount earned = $7,150 - $850 = $6,300. Earned income days = 290. TDS divides the total earned income by the total number of days reflected by the earned income and multiplies by 365 (366 in Leap Year).

$6,300 ÷ 290 = $21.72 X 365 = $7,929.00 The Annual Gross Income for this family member is $7,929.00

3. Overtime

Overtime is payment for work done in addition to the regular work week in the industry in which the employee worked.

a. If full year's employment with current employer, TDS computes overtime by

calculating the Basic Earnings (BE) for the previous 12 month period and subtracting the Basic Earnings from the Actual Earnings (AE). The result is the projectable overtime for the current year.



EXAMPLE: FULL YEAR EMPLOYMENT - OVERTIME PERIOD # OF DAYS DAILY RATE OF PAY AMOUNT

1/1/YY-6/30/YY

7/1/YY-9/30/YY

10/1/YY-12/31/YY

181

92

92

($245.00 X 52 ÷ 365 *) X 181 =

($250.00 X 52 ÷ 365 *) X 92 =

($265.00 X 52 ÷ 365 *) X 92 =

$6,317.64

$3,276.71

$3,473.32

Basic Earnings

* use 366 days for leap year

$13,0067.67 Actual Earnings

From W-2

$14,358.00

TDS subtracts Basic Earnings from Actual Earnings: (**rounded up) $14,358.00 - $13,068.00 = $1,290.00** PROJECTABLE OVERTIME

b. If less than a full year's employment with current employer, TDS calculates

the overtime for the period worked, i.e., Basic Earnings subtracted from Actual Earnings, then divides the overtime by the number of days worked, and multiplies by the number of days in the current review year. The result is the projectable overtime for the current year.

4. Bonuses

An addition to the employee's regular salary (e.g., Christmas bonus); TDS projects the amount reported as income even if it is a lump sum payment.

5. Pay Differential

Additional salary/wages for work done outside of what is considered the normal work day (e.g., night shift, holidays, or weekends); if not included in the rate of pay reported, TDS projects the actual amount reported.

6. Self-Employment/Own Business

TDS projects actual amount reported.

B. OTHER INCOME SOURCES

1. Unemployment Insurance

When received as the only source of income and not for periodic layoffs, TDS multiplies the bi-weekly benefit rate by 26.

2. Social Security

TDS multiplies the monthly benefit amount and any applicable Medicare payments by 12. When using the actual check as verification, add any applicable



Medicare payments. See Exhibit 4 for the benefit increase rate (if needed) and Medicare Part B for the current year.

3. Supplemental Security Income (SSI)

TDS multiplies the monthly benefit amount by 12. See Exhibit 5.

4. New York State Disability

TDS multiplies the annual amount entered in the “Other Public Funds” section by one. To determine this amount, staff must multiply the benefit amount by the applicable benefit rate (multiplier).

5. Veteran's Administration (VA) Benefits

TDS multiplies the monthly benefit rate by 12.

6. Workers' Compensation

TDS multiplies the annual amount entered in the “Other Public Funds” section by one. To determine this amount, staff must multiply the benefit amount by the applicable benefit rate (multiplier).

7. Pensions

TDS multiplies the benefit rate by the applicable rate period.

8. Asset Income

If the total amount of assets is $5,000 or greater, TDS projects the greater of the actual income reported, or an amount by multiplying the total value of all assets by an imputed rate determined by HUD, which is currently 2%. If total asset value is less than $5,000.00, TDS projects only the actual income reported.

NOTE: Drawings from assets to supplement living expenses, e.g., withdrawals

from savings, sale of stocks/bonds, cannot be considered as income if the withdrawals are sporadic or are reimbursements of amounts invested by the family.

C. PUBLIC ASSISTANCE

TDS adds the scheduled amount of the basic needs allowance (basic allowance) to the HRA Rent Allowance to determine scheduled public assistance income.

For Public Housing tenants and Section 8 New Construction/Substantial Rehabilitation developments, TDS calculates public assistance income using Basic Allowances in Exhibit 5 and HRA Rent Allowance in Exhibit 6.



For Section 8 tenants in City and State built developments, TDS uses Basic Allowances in Exhibit 5 and the HRA Rent Allowance (HRA's Maximum Shelter Allowance) in Exhibit 7.

1. Full Public Assistance (see Section II. R)

TDS compares the scheduled public assistance income to the actual amount received from the New York City Human Resources Administration (HRA) and projects the greater of the two.

2. Dual Income (see Section II. S)

TDS calculates the scheduled public assistance income by adding basic allowance to the pro-rated share of rent and comparing the result to the actual amount received from HRA. TDS then adds the greater of the two to all other family income.

• To pro-rate rent, divide the rent from the appropriate table by number of

persons in the household and multiply by number of persons on the HRA budget.

3. Public Assistance with SSI (see Section II. U)

TDS calculates rent based on the combined number of persons on public assistance and SSI (i.e., if any family member(s) have income other than public assistance or SSI, pro-rate the rent for these persons as in Dual Income) and the basic allowance for the number of persons on the HRA budget. TDS compares the result to the actual amount received from HRA and adds the greater of the two to the SSI and any other family income.

4. Supplementary Public Assistance (see Section II. T)

TDS calculates the public assistance income as follows:

a. Adds $1,200.00 to the basic allowance for each family member with other

income. b. Adds appropriate rent. c. Subtracts earned income.

TDS compares the result to the actual amount received from HRA and adds the greater of the two to all other family income.

V. DEDUCTIONS TO DETERMINE RENT

To calculate the adjusted net income for rent, TDS adjusts gross income based upon a family's characteristics, expenses and the development's funding source. Deductions do not apply to households that receive full public assistance; they do apply to dual income, public assistance with SSI and supplementary public assistance households.



Elderly and Minor Deductions are determined by the age of the individual as of the income cutoff date.

For all rent changes approved in the Tenant Data System (TDS) on or after December 7, 2009, federal income deductions, income exclusions, and minimum rents shall apply for all developments in the following programs: Federal, City / State Section 8, Project Based Section 8 and Multi – Family Home Ownership Program (MHOP)

Refer to Section VII. to determine minimum rents. Refer to Exhibit 8 for Federal (statutory) Deductions.

VI. THIRD PARTY VERIFICATION

The United States Department of Housing and Urban Development (HUD) mandates NYCHA to accomplish the following:

• Use of the Enterprise Income Verification (EIV) System, in its entirety including

reports as a third party verification source for all sources of tenant income and deductions when processing Annual Reviews, Interim Changes, additional family member requests, remaining family member requests, rentals, and transfers

• Verify the citizenship status for U.S. citizens and non-citizens • Disclosure and verification of the Social Security Number (SSN) for all members of

the household, except for the exemptions listed in Section F. 1. a. • Establish a quality control program to reduce rent calculation errors and prevent

tenant fraud, including an Income Review Checklist to be completed for each Income Review,2 and audit requirements for supervisors

A. ENTERPRISE INCOME VERIFICATION (EIV) SYSTEM USE

HUD’s EIV System makes integrated income data available from one source to improve income verification during required income reexaminations. NYCHA staff must use the following EIV reports:

2 “Income Review” refers to Annual Income Recertification and Interim Rent Changes.



1. EIV Reports Overview

HUD EIV Reports Reason to Use Report When to Use Report 1. Summary

To verify identity status of each family member and a family member with a duplicate subsidy status

• When processing Annual Reviews or Interim Changes

2. Income To obtain third party verification of income and employment

• When processing Annual Reviews or Interim Changes

3. Existing Tenant Search

To prevent duplicate subsidy • At new rentals and transfers

• Prior to signing leases with Remaining family member Claimants

• When processing permanent additional family member requests

4. Multiple Subsidy 5. Deceased Tenant 6. Immigration 7. Identity Verification

To identify administrative errors and improper subsidy payments

• Monthly to review and correct deficiencies

For instructions on how to access the above EIV reports, refer to Appendix N, Accessing EIV Reports. 2. EIV Report Details

a. EIV Summary Report

The Summary Report provides a summary of the household composition based on family composition data sent by NYCHA to HUD. This report is accessed at the time of an income review. HUD through its computer matching program with the Social Security Administration (SSA) validates the SSN (along with the individual’s name and date of birth) against the SSA database.

(1) EIV Summary Report verifies the identity and status of the each family

member as:

(a) VERIFIED

If the information matches the SSA database, the individual’s identity verification status is verified and no action is required by NYCHA staff.



(b) FAILED

If the information does not match the SSA database, or the individual’s identity verification status is FAILED, the Housing Assistant must review the Social Security Number, last name, first name, and date of birth documentation in the tenant folder. For guidance refer to Section VI. F., Identity Verification Process, Appendix I – Fatal Error Removal Options, and Appendix M - Identity Verification Report: SSA Screening Deficiencies Report Error Messages.

(c) PENDING

If the individual’s identity verification status is PENDING, this means that HUD has not yet sent the tenant’s personal identifiers to SSA for validation. No action is required by NYCHA staff.

(d) EXCLUDED

If the individual’s identity verification status is EXCLUDED, this means that HUD will not send the tenant personal identifiers to SSA for validation because a valid SSN is not reported on form HUD-50058 or the individual has failed EIV pre-screening. For guidance refer to Section VI. A. 2. g. EIV Identity Verification Reports.

(e) DECEASED

If the individual’s identity verification status indicates DECEASED, this means that SSA’s records specify the person is deceased.

NOTE: For all occupants with a deceased status, the Housing Assistant

must proceed as indicated in Section VI. A. 2. e., Deceased Tenant Report.

NOTE: If after reviewing tenant submitted original documents and HUD EIV

Reports, development staff determines that a family member’s personal identifier/key field information is inaccurate in TDS, staff makes corrections to key fields in TDS by accessing TDS Main Menu – Option 28, Key Fields Update Option, or by completing an Annual Review (if due).

(2) Housing Assistant Review

When completing an Annual Review or Interim Change, or prior to signing leases with a Remaining Family Member claimant (an individual who most likely is part of the family composition and therefore has been reported to HUD on form HUD-50058), Housing Assistants must generate the Summary Report and review the identity verification status for all household members.



(3) Multiple or Duplicate Subsidy Status

If the EIV Summary Report has an asterisk* next to the household name, this indicates that a household member(s) has multiple or duplicate subsidy status, and the Housing Assistant must proceed as indicated in Section VI. A. 2. d., EIV Existing Tenant Search Report.

b. EIV Income Report

The Income Report provides employment and income information reported by the National Directory of New Hires (NDNH) and SSA for each household member that passes the SSA identity verification process.

NOTE: In order for development staff to obtain resident/applicant income

data, residents/applicants must sign consent forms: NYCHA form 040.747, Applicant’s / Tenants Consent to Release Information 9887 / 9887-A, and NYCHA form 040.608, Third Party Verification-Consent to Release Information (Alternative to HUD-9886), as required by NYCHA.

(1) Housing Assistant Review

(a) When completing an Annual Review or Interim Change, or prior to

signing leases with a Remaining Family Member claimant, the Housing Assistant must generate the Income Report and verify the employment and income information for all household members listed on the report.

NOTE: Housing Assistants must obtain independent third party

income verification when: • The tenant disputes the EIV income data • The tenant is unable to provide with acceptable and

current income documentation • There is incomplete EIV income data for a tenant • There is no EIV income data for a tenant

Refer to Section VI. K., Income Discrepancies, for additional information about resolving income discrepancies.

(b) Multiple Subsidy Status

If the Income Report has an asterisk* next to the household name, this indicates that a household member(s) has a multiple subsidy status, and the Housing Assistant must proceed as indicated in Section VI. A. 2. d., EIV Existing Tenant Search Report.



c. EIV Multiple Subsidy Report

The Multiple Subsidy Report identifies households receiving assistance at more than one NYCHA development, in another public housing authority or Section 8 program. The report considers only the tenants whose identities were successfully verified by SSA.

(1) Property Manager’s Review

Each month, Property Managers or designee must generate and review the Multiple Subsidy Report and take immediate corrective actions. Failure to take corrective action may subject NYCHA to penalties by HUD.

(2) Housing Assistant’s Follow-up Actions

If the EIV Multiple Subsidy Report indicates a multiple subsidy status exists, the Housing Assistant must proceed as indicated in Section VI. A. 2. d., EIV Existing Tenant Search Report.

d. EIV Existing Tenant Search Report

The Existing Tenant Search Report identifies applicants who may be receiving assistance in another public housing authority or Section 8 program. (1) Housing Assistant’s Review

(a) Housing Assistants must conduct a duplicate ID search using the EIV

Existing Tenant Search Report for:

i. All family members of new applicants and transferees before renting an apartment. Refer to Section VI. I. 2. Enterprise Income Verification (EIV) at Rental, for guidance.

ii. When processing additional family member and Remaining Family Member requests

iii. If the EIV Summary/Income Report indicates a multiple or duplicate subsidy status exists

(b) For household members with a multiple subsidy status:

i. Verify the identity and primary residency of the individual with the

multiple subsidy status by:

• Reviewing documents in the tenant folder and HUD EIV Reports to determine if TDS entries are accurate and, if necessary, making corrections in TDS



• Determining if there is a pending move-out or transfer and communicating with other NYCHA developments, if applicable, to determine when the TDS transaction will be completed. If a Victim of Domestic Violence (VDV) transfer, contact the Field Liaison Division for assistance.

ii. Contact the tenant and the family member with the multiple subsidy

status and request documentation to verify residency, such as: utility bills, bank statements, school attendance letter, child custody documentation, etc.

• Provide the tenant the opportunity to explain any circumstances

relative to his/her being assisted at another location

iii. Upon review of the documentation:

• If the duplicate tenancy involves another NYCHA development, the Property Manager coordinates with the other NYCHA development the removal in TDS.

• If the multiple subsidy status involves another Public Housing Agency or NYCHA Section 8 program, development staff notifies and forwards the documents and supporting documentation for family member with multiple subsidy status to the Applications and Tenancy Administration Department (ATAD), Income Verification Unit.

NOTE: Refer to APPENDIX H - Correction of Tenant Data in HUD Multi-

Family Tenant Characteristics System (MTCS) - Public Housing Program, for more information. Development staff may also contact ATAD, Income Verification Unit, at 212-306-6600, for guidance.

e. EIV Deceased Tenant Report

The EIV Deceased Tenant Report identifies deceased household members (whose identity has been confirmed by the Social Security Administration (SSA)) who are included in the family’s composition (including single member deceased households) as reported on Section 3 (Family Composition) of the form HUD-50058.


Each month the Property Manager or designee must generate and review the Deceased Tenant Report and take corrective actions no later than 60 days from the EIV notification date. Failure to take corrective action may subject NYCHA to penalties by HUD.



(a) For the Section 8 program, the report must be generated prior to

disbursing the upcoming housing assistance payment (HAP) to owners.

(b) For the Public Housing program, the report must be generated when running the monthly rent roll to flag deceased tenants.

NOTE: The Deceased Tenant’s Report isolates deceased single

member households from the consolidated report which contains single and multiple member households.

(2) Housing Assistant Follow-up Actions

(a) Upon identification of households with deceased tenants, the

development Housing Assistant is required to follow-up with the family to:

i. Ensure correct household composition, ii. Correct rental assistance for which the family is eligible, iii. Prevent, eliminate, and/or recover improper payments made on

behalf of deceased tenants, and iv. Ensure that a deceased single member occupied apartment is

vacant

(b) Depending on the results of the follow-up with the family, the development Housing Assistant completes the following, as applicable:

i. Deceased Family Member

If the deceased person is not the sole tenant but a co-tenant or other household member (i.e., the tenancy does not end), the tenant must confirm the death as follows: • Complete NYCHA form 040.643, Family Member Removal

Notice, indicating that the person died. • Supply other proof of death if available. Other proof can be: a

death certificate, obituary notice, funeral home document.

In consideration for the deceased family, staff shall wait three weeks after the death before contacting the family and requesting the confirmation.

ii. Deceased Single Person Occupant Household

If the deceased person is the sole tenant (lessee) of the apartment, the housing assistant must obtain a death certificate indicating that the tenant died. Follow-up action is needed concerning possession of the apartment or issues of other apartment occupants.



• If the individual is deceased and there is no other surviving family member closer than a cousin, NYCHA may not enter or take possession of the apartment and the Public Administrator must be contacted immediately. (Refer to NYCHA Management Manual, Chapter I, Section XIX. F., Deceased Residents and Chapter IV, Section VII. D., Death of a Single Person Occupant, for guidance).

• If the individual is deceased and a licensee or remaining family

member action is pending, the Property Manager must follow NYCHA rules regarding lease termination, possession of premises upon death of tenant, and removal of property from the apartment.

iii. Family Member/Single Person Occupant NOT Deceased

If the individual’s identity verification status indicates DECEASED but that person is actually living, the Housing Assistant must immediately notify the resident in writing and advise him/her to contact SSA for assistance. The development Housing Assistant must provide the resident only his/her section of the EIV report indicating the death information. If a minor, only the minor’s information is provided to the minor’s adult parent or guardian. The development Housing Assistant electronically enters in the Interview Records program that the resident has been identified as deceased and staff has confirmed the person as actually living.

NOTE: The Deceased Tenant Report contains full social security numbers of tenants and staff must ensure this report with all other EIV documents or print outs are adequately safeguarded by filing in the tenant folder to prevent improper disclosure of personally identifiable information.

Refer to NYCHA Management Manual, Chapter I, Section XIX. F., Deceased Residents and Chapter IV, Section VII. D., Death of a Single Person Occupant, for additional guidance. f. EIV Immigration Report

The Immigration Report identifies households or individuals with Alternate IDs and indicates their current immigration status, as follows:

(1) Pending Verification

If the household status is Pending Verification, this means that the individual’s citizenship/immigration status has not been positively confirmed.



(2) Eligible Citizen

If the household status is Eligible Citizen, this means that NYCHA has confirmed that the individual is a U.S. citizen or a naturalized citizen. However, the individual has not disclosed his/her SSN to NYCHA.

(3) Eligible Noncitizen

If the household status is Eligible Noncitizen, this means that NYCHA has confirmed that the individual has eligible immigration status (lawful permanent resident of the United States). However, the individual has not disclosed his/her SSN to NYCHA.

NOTE: An “H” in the Social Security Number field is an ALT ID. (4) Ineligible Noncitizen

If the household status is an Ineligible Noncitizen, this means that either NYCHA has confirmed that the individual does not have eligible immigration status (citizenship or lawful permanent resident of the United States) or the individual does not contend to have eligible immigration status, as indicated on NYCHA form 040.601, Declaration of Citizenship Status.

NOTE: Tenants that appear on this report are excluded from the data matching process with the SSA and Department of Health and Human Services’ (HHS’) National Directory of New Hires (NDNH). Although the HUD EIV report cannot confirm the income of an ineligible non-citizen, since the person has no social security number, NYCHA requires that person to supply income information for use in rent calculation. Staff is required to review this report on a monthly basis; if applicable, obtain appropriate documentation from the tenant.


Each month the Property Manager or designee must generate and review the EIV Immigration Report to monitor participant compliance with the SSN disclosure and verification requirement and to ensure prorated assistance has been provided to mixed families.


The Housing Assistant must immediately complete the following actions based upon the household members’ immigration status:



(a) Pending Verification

The Housing Assistant is required to contact the head of household or applicable adult household member and obtain the appropriate documentation and/or confirm eligible immigration status through the Systemic Alien Verification for Entitlements (SAVE) system and/or directly with Department of Homeland Security (DHS).

(b) Eligible Citizen

The Housing Assistant is required to contact the head of household or applicable adult household member and obtain the individual’s assigned SSN and evidence of the disclosed SSN.

(c) Eligible Noncitizen

The Housing Assistant is required to contact the head of household or applicable adult household member and obtain the individual’s assigned SSN and evidence of the disclosed SSN.

(d) Ineligible Noncitizen

The Housing Assistant is required to contact the head of household or applicable adult household member and confirm that the family is a mixed family and verify in TDS that prorated assistance has been provided to the family.

g. EIV Identity Verification Reports

The Identity Verification Report consists of the following: the EIV Pre-Screening Deficiencies Report and the SSA Screening Deficiencies Report.

(1) EIV Pre-Screening Deficiencies Report

This report identifies:

(a) Households in which the effective date of the most recent annual

reexamination is greater than 13 months from report date

NOTE: Property Managers must ensure that development staff has completed a current annual reexamination of family income for all eligible households.

(b) Households and household members that were not sent to SSA for

verification because the SSN failed the preliminary validation checks conducted by HUD



(2) SSA Screening Deficiencies Report

This report identifies household members who failed the SSA identity match due to invalid personal identifiers (SSN, last name or DOB), as well as, identifies deceased household members.


Each month the Property Manager or designee must generate and review the Identity Verification Reports to clear up any invalid, discrepant, or missing information in the EIV database.


(a) EIV Pre-Screening Deficiencies Report

i. For households in which the effective date of the most recent

annual reexamination is greater than 13 months from report date, the Housing Assistant must verify that the annual recertification cannot be completed.

ii. For household members not sent to SSA for verification because

the SSN failed the preliminary validation checks conducted by HUD, the Housing Assistant must follow the processing instructions outlined in Section VI. A. 2. f., EIV Immigration Report.

NOTE: This error message occurs for an individual with an ALT ID.

(b) SSA Screening Deficiencies Report

i. Invalid Personal Identifiers

For household members that failed the SSA identity verification match due to invalid personal identifiers (SSN, last name, or DOB), Housing Assistants must complete the following within 30 days of the EIV report notification date:

• Confirm with the head of household or applicable adult

household member their SSN, DOB and/or last name • Obtain third party verification or documentation to support the

head of household or applicable adult household member‘s personal identifiers

• Update discrepant information in TDS so that the applicable adult household member is included in the match against SSA and NDNH data

• Encourage the tenant to contact the SSA to correct any inaccurate data if the personal identifiers on TDS are accurate



NOTE: The tenant can request SSA to correct his/her record by completing and submitting form SS-5, Application for a Social Security Card, to the local SSA office.

ii. Corrective Actions

• When an error message indicates that an SSN or date of birth is

incorrect, that same message will contain the suggested correct number, based on HUD o f SSA records. Staff shall check the documents in the tenant folder to confirm that the HUD suggested number is correct. If HUD’s suggestion matches NYCHA documentation, staff shall correct the tenant’s data in TDS. Refer to Appendix M- EIV Identity Verification Report: SSA Screening Deficiencies Report Error Messages

• For error messages that identify a discrepancy in a tenant name or surname, the Housing Assistant contacts the family to confirm the discrepant Personable Identifiable Information (PII) and obtain official documentation of the tenant’s name.

• If the tenant confirms that the name or surname reported is correct, refer the family to SSA to have SSA records updated with the correct Personable Identifiable Information (PII) or obtain documentation from SSA to confirm the PII reported in SSA’s database. Only SSA can correct PII reported in SSA records, upon the written request of the tenant.

• If development staff determines that all household members have not disclosed a valid SSN and the family refuses to provide such information, the family is not eligible for assistance and development staff is required to initiate action to terminate tenancy for the entire household.

• Once an updated interim or annual recertification to correct a tenant’s PII is successfully submitted or a tenant’s SSN is corrected, the tenant’s EIV identity verification status will change from Failed to Pending.

iii. Deceased Household Member

For processing information regarding deceased household members, refer to Section VI. A. 2. e. Deceased Tenant Report.

B. INCOME REVIEW CHECKLIST

The form, Income Review Checklist (“Checklist”), must be completed for each Income Review, including Interim Rent Changes. All appropriate entries must be made on the Income Review Checklist #2, NYCHA form 040.598A prior to data entry in the Tenant Data System (TDS). The Checklist must be completed by staff to document the steps taken to obtain:



• Authorizations for release of information and citizenship verification • Income Verification • Deduction Verification • Asset Verification • Citizenship Verification

The Checklist provides “check boxes” to indicate some of the reasons why certain level(s) of verification were not possible. For other reasons not printed on the Checklist, an entry in the Interview Record section of the Checklist should be made. Additional copies of Checklist pages should be printed for use, as needed.

NOTE: The Checklist must be signed and dated by the staff member completing, reviewing and/or auditing the form. In addition, NYCHA form 040.623, Lease Addendum and Rent Notice, and the Admission/Income Review transcript must also be signed and dated by the Housing Assistant, Property Manager or designee. Refer to GM 3715 – Lease Addendum and Rent Notice.

The Interview Record section of the Checklist must be used for dated narrative entries related to the income review process. Entries should supplement information provided in the previous sections of the Checklist.

Upon completion of the Income Review, an entry on the Income Review Checklist and the electronic Interview Record should indicate the date of the Review, new rent and effective date (if applicable), and the amount, period, and reasons for retroactive charge/credit (if applicable).

The Property Manager or designee must review the Checklist for accuracy and compliance with procedure before authorizing approval in the Tenant Data System (TDS). For information on additional supervisory audit requirements, refer to Section VI. J., Quality Control.

The Checklist must be filed on the right side of the tenant folder as a cover page for all income review documents related to an Annual Income Review year or an Interim Rent Change.

C. AUTHORIZATIONS FOR RELEASE OF INFORMATION

1. Third Party Verification – Consent to Release Information, NYCHA form 040.608, and NYCHA form 059.293 for conventional housing and Section 8 Project-Based programs (Alternate to HUD Form 9886) provide authorization for NYCHA to:

• Access HUD’s Enterprise Income Verification System (EIV) database (Refer

to Section VI. D.) to obtain tenant data, and • Contact all income and deduction verification sources for Third Party

Verification



a. Who Must Sign

Staff is required to obtain the signature of all members of the household 18 years of age or older on the Third Party Verification – Consent to Release Information form. This includes all new tenants and authorized additional household members 18 years of age or older.

This form must be signed annually since it is only valid for a period of 15 months. It is included in the Annual Income Review Packet mailed to residents.

NOTE: Staff shall not attempt to access HUD’s EIV database

or contact Third Parties unless this consent for release of information is signed.

b. Alternative Signatures

The head of household may sign on behalf of a family member temporarily absent or incapable of signing, e.g., family member is in the military service abroad, out-of-town college residence, or incapacitated. The Housing Assistant must ask the head of household if (s)he has been authorized to sign for a specific family member.

Acceptable authorization is:

• Power of Attorney • Other written authorization from the temporarily absent or incapacitated

family member • Oral authorization from the temporarily absent or incapacitated family

member, given to the lessee, i.e., family member verbally authorizes head of household to sign on his/her behalf.

A detailed entry should be made in the Interview Record section of the Checklist, indicating which authorization has been obtained. Copies of the Power of Attorney forms or other written authorizations, if applicable, must be filed in the tenant folder.

The alternative signature must read: “Jane Smith by Joe Smith, tenant.”

The Third Party Verification - Consent to Release Information must be filed on the right side of the tenant folder.

2. Internal Revenue Service (IRS) Form 4506 -T, Request for Transcript of Tax

Return, NYCHA form 040.575



a. Who Must Sign

Staff is required to have each member of the household, 18 years of age or

older, complete and sign an IRS Form 4506 -T, Request for Transcript of Tax Return, as applicable, for the following reasons:

1. Resolution of income discrepancies (Refer to Section VI. K.) 2. Completion of Own-Business Income Reviews 3. Resolution of cases, at the Property Manager’s discretion, where there are

indications that income has not been fully or accurately disclosed 4. Review of income of tenants who have a recent history of

Misrepresentation

b. Processing

(1) Members of the household must be instructed to sign, date, and return the form to the Management Office within 5 days of request. Refer to Appendix D, Third Party Verification Central Agency Contacts, for mailing address.

(2) Staff must review and ensure that the original form is:

(a) Signed by the tenant

(b) Completed and dated, as instructed below:

• Line 5 shall be completed by staff, requesting the IRS to mail a

transcript of tax return data to the Management Office address. Staff shall include the Management Office telephone number on this line.

• Line 6, “Product Requested” is already completed to indicate the 1040 series of IRS forms, and Box “a” is checked (). Box “d” should not be checked since the IRS will also verify if tax returns were not filed when Box “a” was checked.

• Line 7 shall be completed by staff, who must write the end dates using the mm/dd/yyyy format, e.g., 12/31/2008 and 12/31/2009.

(c) Photocopied

(d) Mailed or faxed to the IRS no later than the close of the next business

day

The IRS will not process incomplete transcript requests, transcripts dated 60 days or more prior to the IRS review date.

Staff must not mail a stamped, self-addressed envelope to the IRS or delay completion of the Income Review pending receipt of IRS documentation.



c. Review of Transcript

Upon receipt of IRS data, staff must match it, to the maximum extent possible,

with all other income information received, and appropriate action must be taken at that time.

d. Filing

Copies of the IRS Form 4506 -T and tax transcripts must be filed on the right side of the tenant folder and retained with other Annual Income Review forms for seven (7) years, or longer if needed for legal purposes. IRS Form 4506 -T is available in the NYCHA Forms and Reference Library as NYCHA form 040.575, Request for Transcript of Tax Return.

3. Declaration of Citizenship Status Release

The Declaration of Citizenship Status form (Refer to Section VI. C. 3. and Appendix G), which contains a release of information section, must be completed and signed on a one-time basis for every member of the household (including authorized Remaining Family Members, and additional persons joining the household permanently). By signing this form, the household member authorizes NYCHA to request the United States Citizenship and Immigration Service (USCIS) to verify the authenticity of submitted immigration documents.

D. INCOME VERIFICATION PROCESS

HUD has identified six levels of income verification. Staff is required to make a maximum effort to obtain verification at the highest levels, starting with Up-Front Income Verification:


http://chpmqp10/pdf/form/040575.pdf


INCOME REVIEW HIERARCHY

• LEVEL 6: Up-Front Income Verification (UIV) verification of income before or during a family reexamination

by mandatory use of HUD’s Enterprise Income Verification (EIV) system. EIV systematically and uniformly maintains income information in computerized3 form for public housing, Section 8 and multi-family program tenants (Refer to Section VI.D.1.).

• LEVEL 5: Up-Front Income Verification (UIV) verification of income before or during a family reexamination by use of non-HUD system independent source that systematically and uniformly maintains income information in computerized form for a number of individuals. (Refer to Section VI.D.2.).

• LEVEL 4: Third-Party Written Verification (High) is the verification of income directly from an original or authentic document generated by a third party source dated either within the 60 day period preceding the reexamination or development staff request date. (Refer to Section VI.D.3.).

• LEVEL 3: Third-Party Written Verification (Medium-Low) is the verification of income directly from a standardized form to collect information completed by a third party source. (Refer to Section VI.D.4.).

• LEVEL 2: Third-Party Oral Verification is the independent verification of income information by contacting the individual income/expense source(s) via telephone or in-person visit (Refer to Section VI.D.5.).

• LEVEL 1: Tenant Declaration/Certification the tenant submits verification of income based on notarized statements from members of the household, to be used when unable to obtain any other type of third party verification. (Refer to Section VI.D.6.).

• Tenants are required to report all income on the Occupant’s Affidavit of Income, NYCHA

form 040.297, and submit documentation (Level 4 – Third Party Written Verification), as indicated in the instructions in the Annual Income Review Packet that is mailed to them.

• Exceptions are Office of Payroll Administration (OPA) employees. If sufficient verification of government benefits or New York City wages is obtained from income verification databases, it is not necessary for staff to make additional information requests from tenants for hand-delivered documents. The OPA Report is used in lieu of the Income: Summary of Earnings Statements, NYCHA form 040.013.

1. Up-Front Income Verification (UIV) Using EIV (Level 6-Mandatory)

The Enterprise Income Verification System (EIV) database is administered and maintained by the United States Department of Housing and Urban Development (HUD). EIV can be accessed through the Data Verification System (DVS) on NYCHA’s Homepage link for income verification.

In the event that the EIV System is not operating due to technical problems, staff should proceed to the next level of verification.

a. Available Income Sources

The following types of income data are available in the EIV System:

• Wages • Unemployment Benefits • Social Security Benefits

3 Data Verification System (DVS), which provides access to Enterprise Income Verification (EIV) System, Human Resources Administration (HRA) and Office of Payroll Administration (OPA)



• Supplemental Security (SSI) Benefits • Medicare Data4 • Dual Entitlement5 • Disability6 • Black Lung7

NOTE: If the above income sources cannot be accessed through

the EIV System, staff must print out the message screen verifying his/her inability to access the data. Staff must file the printout in the tenant’s folder and proceed to the next level of verification.

b. Use of EIV System to Comply with Third Party Verification Requirements

EIV income information may not be available for all four Quarters of the Annual Income Review Year.

• If at least one Quarter of EIV income data matches exactly the same quarter of information in the tenant provided NYCHA form 040.013, Income: Summary Of Earnings Statements, use the income information from the tenant provided form.

• If none of the corresponding income quarters match, refer to Section VI. K., Income Discrepancies, for additional information about resolving income discrepancies.

Example:

For a First Quarter, 2009 Income Review for Jane Smith, the EIV System search provides wage data for the second quarter of 2008 only. The tenant delivered Earnings Statement provides wage data for all four quarters of 2008. However, since one quarter has matched in the EIV System, it is not necessary to perform Level 3 and Level 2 Verifications.

EXCEPTION: If there is a substantial income discrepancy, or additional information is needed that is not available from the tenant, or the tenant disputes EIV information, Level 3 (Written) or Level 2 (Oral) Verification is always required even if Level 5 is successful (Refer to Section VI. K. regarding substantial income discrepancies).

4 EIV System Medicare data includes Buy-in Codes for Social Security Medicare Premiums. If the Buy-in Code is “Y” (Yes), then a Third Party is paying the Premium and therefore the family member is not entitled to that deduction. If the Buy-in Code is “N” (No), then the family member pays the Premium and may be entitled to a medical deduction based on that expense. 5 “Dual Entitlement” refers to Social Security benefits of surviving spouses. 6 “Disability” in the EIV System refers to Social Security Disability benefits. 7 “Black Lung Entitlement” refers to Federal benefits for miners or their widows.



c. Use of EIV to verify Social Security and Supplemental Security Income (SSI)

EIV is used to verify Social Security benefits and Supplemental Security Income, in lieu of a Verification Letter.

Example: John Smith indicates on the Occupant’s Affidavit of Income that he receives Social Security or SSI benefits. Staff uses the Enterprise Income Verification (EIV) System to verify current benefits. If the tenant does not submit a verification letter, staff is not required to send an additional information letter since Enterprise Income Verification (Level 5) satisfies HUD’s requirement for Third Party Verification.

Note: For Social Security and Supplemental Security Income recipients without available EIV data or who dispute EIV data income, staff must perform Third Party Written Verification (Level 4) and request applicants or tenants to obtain written proof of the income by requesting an original award letter, dated within 60 days of NYCHA’s request for existing tenants, new applicants, person(s) seeking to join a household, and remaining family member(s) claims.

For further instruction regarding the verification of Social Security and Supplemental Security Income, staff may refer to ADGM 20080022, Verification of Tenant Social Security (SS) and Supplemental Security Income (SSI) Benefit Information for Annual and Interim Reviews.

d. Unavailability of EIV Data

Income data may not be available in the EIV System for reasons that include the following factors:

(1) Previous Year’s Income Review

If the previous year’s Income Review was not completed and approved, or done late, current EIV data may not be available.

Staff should check that the previous year’s Income Review was completed and approved.

(2) Incorrect Data in TDS

In order for HUD to provide information on a member of the household, the data from Social Security Administration records must match the name, Social Security Number, and Date of Birth data in TDS.

Therefore, staff must make accurate computer entries in TDS. Errors will result in members of the household not appearing in the EIV System.



Compare existing documents in the tenant folder with TDS, making special note of Social Security Administration documents, and correct any errors in TDS. Also note extra or missing spaces, e.g., Mc Coy or McCoy, “zeros” or “ones” in place of the letters O, I or L, and transposed letters or numbers.

Staff should review documents in the tenant folder and request documentation, as necessary, if there is no verification of Social Security Numbers.

(3) System Not Operational

In the event that the EIV System is not operating due to technical problems, staff should proceed to the next level of verification.

(4) Other Reasons for Unavailability of EIV Data

(a) New Admission to Public Housing

New applicant information may not be available in the HUD EIV System.

(b) New Addition to the Household

New family member information may not be available in the HUD EIV System.

(c) Remaining Family Member Claimant

Remaining family member claimant information may not be available in the HUD EIV System.

(d) Fatal Error Report

Current tenant(s) information may not be available in EIV due to identity validation error on 50058 or 50059, such as Social Security Number, last name, first name, date of birth and gender or tenant concurrently receiving subsidies elsewhere.

(e) Reason Unknown

Reasons for EIV unavailability have been undetermined. After conducting an extensive search in the Data Verification System, staff may contact the Income Verification Unit at 212-306-6600 for guidance.

Staff at developments without current access to the EIV System may perform Third-Party Verification beginning with Level 5, using the Data Verification System (DVS). Staff shall make an entry in the tenant’s



Interview Record of the Income Review Checklist indicating “No access for Third-Party Verification, Level 5.

e. Enterprise Income Verification (EIV) System

(1) Access and Security

New users must register for a regular User ID (WASS ID) and password for EIV access.

Prior to granting access, all EIV system users, including contractors in the privately managed locations, must:

• Receive annual training on current EIV security policies and

procedures and be documented in the EIV Security Awareness Training Record, NYCHA form 040.620

• View the mandated EIV training, Parts 1-4, located on the NYCHA employee portal under ”Agency Links”

• Complete the Enterprise Income Verification (EIV) System User Access Authorization Form for Multi – family Program, NYCHA form 040.748 (for multifamily program).

NOTE: To maintain access to the EIV System, users change

the password every 30 days. An EIV System User Manual (link) is available upon signing on the EIV System.

Refer to Standard Procedure 040:05:2, Enterprise Income Verification (EIV) System Security, for details.

(2) Filing and Disposal of EIV Information

Printouts of all EIV income data must be destroyed in accordance with NYCHA’s records retention procedure (Refer to Standard Procedure 008:59:2. Records Retention and Disposal Schedules.

(a) At the time of the Annual Income Review, development staff must:

• Review the tenant folder to determine if there are any EIV printouts

that require disposal • Prepare NYCHA form 009.004, Certificate of Records Destruction,

at least one month in advance of the start date of the Annual Review Quarter and submit form to the Process and Information Management Department for approval for all EIV printouts older than seven years that require disposal.

These printouts must be removed from the tenant folder and

kept in the development’s Property Manager’s locked file drawer



pending receipt of approved copies of Certificate of Records Destruction form.

(b) Upon receipt of an approved copy of Certificate of Records Destruction

from the Process and Information Management Department:

• Dispose of all EIV printouts authorized for destruction by shredding in an electric paper shredder

• Complete Column G and sign Disposal Certificate section of Certificate of Records Destruction and file form

• Return original copies of Certificate of Records Destruction form to the Process and Information Management Department at the end of the Annual Review Quarter noting time period when documents were destroyed in Column G. A copy of the completed form must be retained in the Property Manager’s file.

For information about tenant folder records retention requirements, refer to GM 3718, Tenant Folder.

2. Up-Front Income Verification (UIV) using non-HUD Systems (Level 5)

a. Human Resources Administration (HRA) Databases

Verification must be attempted for every income review.

For initial access to the Data Verification System complete the Data Verification System Access Request, NYCHA form 870.003.

The DVS link on the NYCHA Intranet Home Page provides access to the following three sources of income data:

(1) Electronic Budget Letter (EBL) for Public Assistance Recipient

Budget Letters indicating Public Assistance benefits for development residents provided by the Human Resources Administration (HRA) may be obtained by authorized development staff, electronically in DVS. [Refer to Appendix E, HRA Welfare Management System Budget Letter (Sample.)].

The data is received from HRA monthly.

A printed copy of the electronic letter will replace the HRA hard copy budget letter as verification of public assistance income in the tenant folder. The only exception to this will be if an electronic budget letter is not available in the NYCHA computerized budget letter program. If the electronic budget letter is not available, the resident will be asked to bring in a hard copy HRA budget letter.



(2) Welfare Management System (WMS) Verification for New Tenants

The Welfare Management System is used for the verification of public assistance income for new tenants (applicants and inter- project transferees). Data is available for all recipients of public assistance in New York City regardless of whether there is a match with Tenant Data System (TDS) information.

Access to the Welfare Management System (WMS) is limited to the Property Manager or designee. After clicking on the “Budget Letter” link on the home page, the Property Manager or designee will be able to click on the “WMS” link to access data for new applicants and inter-project transfers. [Refer to Appendix D, HRA Welfare Management System Budget Letter (Sample)].

Staff may verify resident data by searching:

• Last Name • Date of Birth • Social Security Number • Public Assistance Case Number

Example:

Querying by Last Name “Smith” and “DOB 01/02/1995” may bring up more than one match: “John Smith” and “Jane Smith.” “John Smith” is on PA case # 1234567, as are Bob Smith, Ellen Smith and Joe Jones. All names would appear on the PA Case Search Result Screen. “Jane Smith” is on PA case # 5678901, as are Robert Doe and Rachel Roe. These three names would also appear on the same PA Case Search Result Screen.

After identifying the correct “Smith” and case number, the user clicks on the PA Case Number and the budget letter data appears. In all cases, the query will bring up a list of everyone who meets the criteria and all persons under the PA case number.

Because of the enhanced search capability and the expanded data available, supervisors accessing this program can get public assistance information for applicants, new tenants, and transferring tenants. In addition, access to the internal WMS program is restricted to supervisors because of availability of city-wide public assistance data.

b. NYC Office of Payroll Administration (OPA) Reports

OPA Reports, which provide current and prior rates of pay, and quarterly earnings, are official employment verification. OPA Reports, along with EIV, satisfy Third Party employment verification.



Employment information for New York City employees paid through the Office of Payroll Administration (OPA) may be obtained electronically in DVS on a quarterly basis to correspond with Income Review schedules.

• If the data match produces an OPA report indicating the status as active,

the employment wage information can be used as the Third-Party Verification for the annual review.

• If the data match produces an OPA report indicating any discrepancy, review the tenant folder to verify that this employment information was previously reported and follow-up in accordance with NYCHA Management Manual, Chapter IV, Termination of Tenancy and GM 3710 Revised, Misrepresentation of Income.

• If there is no OPA report for a known NYC employee, verify that the Social Security Number and name are correct in the Tenant Data System (TDS). Errors in the Tenant Data System (TDS) data entry may result in a New York City employee not appearing in the OPA database.

• If the SSN, Last Name, or First Name is incorrect, access Option 28 in TDS to update the key fields. Upon identification of the correct Social Security Number, staff may contact the Income Verification Unit (IVU) at 212-306-6600 to request a special report for this employee.

NOTE: The following New York City employees are not paid through

OPA: New York City Transit (MTA) New York City Health and Hospitals Corporation New York City Board of Education (School Custodians) New York City Museums New York City Public Libraries

OPA Reports, which may be needed for each year of a Misrepresentation case or an Income Review for new residents, can be requested from the Applications and Tenancy Administration Department’s Income Verification Unit (212-306-6600).

Verification must be attempted in DVS for all households and staff shall review all income data that is indicated as available.

Third Party Verification for residents paid through the NYC Office of Payroll Administration, including NYCHA employees not available in OPA database, must be verified by Tenant Document Review, e.g., pay stubs.

NOTE: When verifying income using a database, staff must make a

printout of the screen for filing in the tenant folder with other Income Review documents.



c. Work Number Automated Income Verification Service

NYCHA has entered into a service agreement with a private company, The Work Number, which provides automated verification of employment income to authorized Users.

Participating employers, such as Con Edison, NYC Transit Authority, Macy’s, provide income verification for their employees only through this service and do not complete NYCHA income verification forms.

Income data obtained through the Work Number service is acceptable as Level 5 – Up-Front Income Verification, and can also be used as an alternate to Level 4, tenant –provided Summary of Earnings Statements.

Requests for income data are made by utilizing The Work Number website. Income verification results are faxed to the development Management Office within five to seven business days. (1) Authorized Users

Each development has identified two users to use the Work Number service. Every user has a Username (NYCHA email address) and password to access the Work Number Automated Income Verification Service.

Each Property Management Department has designated Property Management Department Web Managers to add or change users to the Work Number service.

(2) Applicability

Inquiries from the Work Number service can only be made for family members who have signed the form, Third Party Verification – Consent to Release Information, NYCHA form 040.608

Authorized staff should attempt to use the Work Number service for verifying employment income only if:

• A tenant claims that there is an employed family member but such

income data is not available in the Enterprise Income Verification (EIV) System and the employed family member has not submitted a completed NYCHA form 040.013, Income: Summary of Earnings Statements, or

• Employment income is available in the Enterprise Income Verification (EIV) System, and the employed family member has not submitted a completed NYCHA form 040.013, Income: Summary of Earnings Statements.



NOTE: Participating employers in the Work Number service will not complete the Third Party Verification of Employment forms, NYCHA forms 040.593 -040.596, and Income: Summary of Earnings Statements, NYCHA form 040.013. Therefore, if staff verifies that an employer participates in the Work Number service; these forms should not be requested.

(3) Requesting Income Data Utilizing the Work Number Website

(a) Accessing the Work Number Website

The Work Number website is accessed as follows: i. On the NYCHA Intranet Home Page in the Applications Login

section, click on the “Data Verification System (DVS)” link. ii. In DVS, click on the “Work Number” link. The Work Number-

website Social Services Verifiers page appears. iii. On the Social Services Verifiers page, click on the “Log In” button

to access your account. The Log In screen appears. iv. On the Log In screen, enter your Username and Password

(b) Submitting an Income Verification Request

An income verification request to The Work Number service is submitted as follows: i. Complete the steps to access the Work Number website detailed in

the Section VI. D. 2. c. (3) (a) i. – iv. above. A Permissible Purpose screen appears.

ii. On the Permissible Purpose screen, select the following option that reads:

• “Employee’s eligibility for a benefit granted by a governmental

agency, - we are required by law to consider the employee’s financial responsibility or status”

iii. To affirm this acknowledgement, click on “Continue.” The Placing a

Verification Request screen appears.

iv. On the Placing a Verification Request screen:

• Enter the Social Security Number of the family member who is the subject of the inquiry.

• Enter the Employer Name or Code • Select the Fax number for your location which should be pre-

populated • Enter the name of the staff member to whom the fax containing

the income verification data is to be sent



v. Click “Continue.” The Order Confirmation Page screen appears. vi. On the Order Confirmation Page screen, review the order

information and if the information is accurate, click on “Confirm Order.”

A confirmation message appears indicating that the requested verification is being sent to the designated fax number within 5 business days.

(c) Income Verification Results

A fax containing income verification data (Refer to Appendix J, Work Number Income Verification, for a sample) should be sent by the Work Number service to the requesting location within five to seven business days. In the event that income verification is not received, staff may contact the Work Number service at 1-800 996-7566.

The Work Number service provides the following information provided by employers:

• Employee Name and Social Security Number • Employment Status • Most Recent Start Date and Termination Date (if applicable) • Total Time with Employer • Job Title • Rate of Pay • Average Hours per Pay Period • Current Year to Date (YTD) • Total Pay for Past 2 Years • Most Recent 12 Pay Periods of Gross Earnings

Income data obtained through The Work Number is acceptable as Level 5 – Up-front Income Verification, and can be used as an alternate to tenant–provided Income: Summary of Earnings Statements (Level 4).

NOTE: Employers who use the Work Number service do not provide Level 4(Summary of Earnings Statements), Level 3, or Level 2. Therefore, entries in the Interview Record section of the Income Review Checklist must indicate the unavailability of such documentation from these employers.

(d) Income Discrepancies

If the Income Review indicates a discrepancy in income information between EIV System and Work Number service data, the method of resolution is as indicated in Section VI. K., Income Discrepancies,



using Work Number service data as an alternative to Third Party Verification and tenant provided income information.

When resolving income discrepancies, Work Number Service data is the equivalent of the tenant-provided Summary of Earnings Statement. Staff may review other verification of income sources when necessary, such as pay stubs and W-2 forms, to resolve income discrepancies.

3. Third Party Written Verification Level 4

Third Party Written Verification is the verification of income directly from an original or authentic document generated by a third party, such as an employer, or a government agency. Tenant Document review is now part of this category. HUD specifies that third party documents must be dated within the 60 day period preceding the reexamination or additional information request date. a. Acceptable Documents

Acceptable third party documents include, but are not limited to:

• Pay stubs • A payroll summary report • NYCHA form 040.013,Income: Summary of Earnings Statements • A notice or letter of hire or termination from an employer • A benefit verification letter for the Social Security Administration • A bank statement • Child support payment stubs • A welfare benefit letter or printout • An unemployment monetary benefit letter

b. Tenant Document Review

(1) Tenant Document Review is requested for all sources of income, except

Public Assistance income.

NOTE: If Level 6 - Up-Front Income Verification (UIV) provides verification of government benefits, Social Security, Supplemental Security Income benefits, Human Resources Administration benefits or wages of New York City OPA employees, it is not necessary to request verification of such income from tenants who failed to submit the documentation initially requested in the Annual Income Review Packet.

(2) Tenant Document Review can be the sole source of income verification

only if:



• Up-Front Income Verification is unavailable, or has been attempted

but has not produced the required verification.

Staff must indicate in the Checklist the reason(s) why Tenant Document Review is being used if it is the sole source of income verification.

Additional information requests to tenants for documents must have a due date based on the time frame indicated in the Section I. D., Additional Information. See also Chapter IV, Termination of Tenancy, Section IV. C. 11. b. (1).

Note: If Up-Front Income Verification (Level 6) for Social Security and/or Supplemental Security Income is unavailable, staff must proceed to Third Party Written Verification (Level 4) to verify benefits.

Staff may direct Social Security and Supplemental Security Income recipients to request original benefit letters from SSA via its hotline number (1-800-772-1213) or website (www.ssa.gov). Hand-delivered documents must be no older than 60 days from the date of document issuance. Note: If Up-Front Income Verification (Level 6) for Unemployment Insurance Benefit (UIB) income is unavailable, staff must proceed to Third Party Written Verification (Level 4). If Level 4 is unavailable, staff must proceed to Third Party Written Verification (Level 3) and verify benefits by sending NYCHA form 040.589, Third Party Verification of Unemployment Benefits, to:

New York State Department of Labor

Central Support Unit P.O. Box 15130

Albany, NY 12212-5130

If written documentation is not received, then Tenant Document Review verification is acceptable. Staff may direct Unemployment Insurance Benefit (UIB) recipients to submit an award letter, termination letter, or access their account information on the Department of Labor’s website– www.labor.state.ny.us, from home, local community center, a union hall, local library or local New York State Department of Labor One-Stop Career Center, using their Unemployment Insurance PIN number to obtain UIB award letters, termination of award letters, or account information printouts.

Copies made from original documents must be reviewed and placed in the tenant folder.

4. Third Party Written Verification Level 3(Medium-Low)

Third Party Written Verification is the verification of income directly from a standardized form to collect information completed by a third party source. It must be attempted if:


http://www.ssa.gov/


• Up-Front Income Verification (UIV) is unavailable, or is not sufficiently current. Third Party Written Verification is not requested unless the member of the household has signed NYCHA form 040.608, Third Party Verification – Consent to Release Information, or HUD 9887-Notice and Consent to the Release of Information form. a. Mailing

Staff must request Third Party Written Verification by mailing to the income source:

• A copy of the NYCHA form 040.608, Third Party Verification – Consent to

Release Information, or HUD 9887-Notice and Consent to the Release of Information form

• An original Third Party Income Verification form (file a copy in the tenant folder)

• A stamped return envelope, self-addressed to the Management Office, indicating the tenant’s account number on the lower right corner (do not send a stamped return envelope, self-addressed to the IRS)

NOTE: Refer to Table I. Section 4c. Income Verification Forms, for Third Party Income Verification Forms and Appendix A, Third Party Verification Central Agency Contacts, for available central addresses of agencies that are Third Parties.

b. Confidentiality of Resident Information

In order to protect the confidentiality of resident information, there must be limited disclosure of resident information provided on NYCHA form 040.608, Third Party Verification – Consent to Release Information or HUD 9887-Notice and Consent to the Release of Information form.

The original NYCHA form 040.608, Third Party Verification – Consent to Release Information or HUD 9887-Notice and Consent to the Release of Information form, contains the names, dates of birth, Social Security Numbers, and signatures of all family members, 18 years of age or older.

The Third Party Income and Deduction verification forms have a space for the Social Security Number of the family member who is the subject of the written inquiry.

(1) Masking Information on Consent to Release Information form

A line drawn with a black marker (on both sides of the form) should be used to mask resident information on the Third Party Verification - Consent to Release Information form as follows:



(a) When mailing copies of NYCHA form 040.608, Third Party Verification

– Consent to Release Information or HUD 9887-Notice and Consent to the Release of Information form to any Third Party, mask all information of family members who are not the subject of the inquiry.

(b) When mailing copies of NYCHA form 040.608, Third Party Verification – Consent to Release Information or HUD 9887-Notice and Consent to the Release of Information form to Contributors, Child Support/Alimony Providers, and Babysitters (including group Day Care), also mask the birth date and Social Security Number of the subject of the inquiry.

(c) When mailing copies to the following sources, do not mask information on the subject of the inquiry:

• Employers (including “single person” employers) • Government Agencies • Financial Institutions • Pension/Annuity Providers • Schools • Doctors

(2) Masking Information on Third Party Income and Deduction Verification

Forms

Social Security Numbers should be omitted when preparing the Third Party Income and Deduction Verification forms as follows:

(a) When preparing a Third Party Income or Deduction Verification form

for mailing to Contributors, Child Support/Alimony Providers, and Babysitters (including group Day Care), leave blank the space for the Social Security Number of the subject of the inquiry.

(b) Do not omit the Social Security Number on the form when Third Party

Written Verification requests are sent to:

• Employers (including “single person” employers) • Government Agencies • Financial Institutions • Pension/Annuity Providers • Schools • Doctors • Pharmacies

(c) Third Party Written Verification must be:

• Obtained from a reliable source • Requested with a due date of 10 days from the date of mailing,

indicated on the cover letter



(d) Third Party Written Verification must not be hand carried by family

members.

All returned envelopes and fax coversheets received from the Third Party must be date stamped, filed in the tenant folder, and stapled to the enclosed or accompanying documents.

c. Income Verification Forms

Verification of the following types of income sources may be requested from a Third Party by using the indicated forms in Table I:

TABLE I

THIRD PARTY INCOME VERIFICATION FORMS

INCOME SOURCE THIRD PARTY VERIFICATION FORM Earned Income Third Party Verification of Employment, NYCHA forms 040.593 -

040.596 (Separate forms are available for each Income Review Quarter)

Contributions, Support, Alimony Third Party Verification of Contributions/Support/Alimony, NYCHA form 040.584

Unemployment Benefits Third Party Verification of Unemployment Benefits, NYCHA form 040.589

Public Assistance Benefits Third Party Verification of Public Assistance, NYCHA form 040.591 Workers Compensation and State Disability Benefits

Third Party Verification of Workers Compensation, NYCHA form 040.587

Pension and Annuities Third Party Verification of Pension and Annuities, NYCHA form 040.592

Veterans Administration Benefits Third Party Verification of Veterans Administration Benefits, NYCHA form 040.588

Military Pay Third Party Verification of Military Pay, NYCHA form 040.585 Income from Assets on Deposit Third Party Verification of Assets on Deposit, NYCHA form 040.583

Development staff must mail these forms directly to the income source, e.g., Employer, New York State Department of Labor, Contributors, or Bank.

5. Third Party Oral Verification Level 2

Third Party Oral Verification is the independent verification of income information by contacting the individual income/expense source(s) via telephone or in-person visit. It must only be attempted if:

• Up-Front Income Verification is unavailable, or has been attempted but has

not produced the required verification, and • Third Party Written Verification has been attempted, but has not produced the

required verification.



Staff must obtain Third Party Oral Verification by phone or interview. Staff should orally request the Third Party to submit the written verification that has not yet been received. If written documentation is still not received, then oral verification is acceptable.

NOTE: Third Party Oral Verification is not available from the

following government agencies: • Social Security Administration • New York State Department of Labor • New York State Workers’ Compensation Board Therefore, if current benefit data from these three agencies cannot be obtained by Level 6 or Level 5, staff must proceed to Third Party Written Verification (Level 4) to verify benefits. An entry in the Interview Record section of the Checklist should indicate the unavailability of Level 3 verification from these agencies. The Department of Veterans Affairs has a central phone number for Third Party Oral Verification. Refer to Appendix D, Third Party Verification Central Agency Contacts.

Staff must provide in the Interview Record section of the Checklist a detailed summary of the contact.

6. Tenant Declaration/Certification Level 1

Tenant Declaration/Certification is the verification of income based on notarized statements or affidavits of reported income and/ or expenses to development staff from members of the household. It is acceptable only when unable to obtain any type of third party verification. • The tenant is not at fault for failure to obtain other Levels of Income

Verification.

The Property Manager must indicate in the Interview Record section of the Checklist the reason(s) why Family Declaration or Certification is used.

7. Failure to Complete Any Verification Level

When an attempt to obtain verification at any of the six levels of income verification is not successful, the Checklist and attached Interview Record must contain documentation of efforts made, including:

• Dates of all requests • Name of the agency, company, person, etc., to whom the request was made • A notation that no response was received, and an explanation of the reason,

if known



8. Additional Information Requests

If additional information is needed, including the address of income sources and signed releases, additional information requests must be made in accordance with existing procedures in the NYCHA Management Manual, Chapters III and IV.

Termination action due to Breach of Rules and Regulations must be initiated when members of the household do not comply with certain additional information requests.

Refer to Section VI. L., Failure of Tenant to Provide Information, and Table B, Actions Required for Missing Annual Review Information, for guidance on appropriate actions to take and termination specifications.

E. CITIZENSHIP STATUS VERIFICATION PROCESS

HUD requires that the citizenship/eligible immigrant status of each member of the household be determined. Staff verifies citizenship through the original birth certificate or original Naturalization Certificate. Staff copies these documents and files them in the tenant folder.

To verify immigration status, staff may use the Systematic Alien Verification for Entitlements (SAVE) Program, a WEB – based intergovernmental database that provides NYCHA with verification of the immigration status of non-citizens.

This information is required in order to determine the eligibility of non-citizens for housing assistance. For further guidance on the Citizenship Verification Process, staff may refer to Management Manual Chapter I, Occupancy, Appendix R, Systematic Alien Verification for Entitlements (SAVE) Program.

F. IDENTITY VERIFICATION PROCESS

The U.S. Department of Housing and Urban Development (HUD) requires NYCHA to electronically submit accurate Family Reports (HUD Forms 50058) for all tenants. Incomplete or mismatched tenant data may be rejected by HUD as “Fatal Errors” and may be deemed as “not reported” in the Public Information Center (P.I.C) System. Refer to Appendix H - Correction of Tenant Data in HUD Multi-Family Tenant Characteristics System (MTCS)-Public Housing Program. NOTE: Project-based Section 8 data is transmitted to the HUD TRACS

System. This data is not available in NYCHA fatal error reports. In order to achieve NYCHA’s objective of ensuring that all tenant data entries made in the Tenant Data System (TDS) are accurate, Property Managers or designees must verify:



1. Tenant Personal Identifiers/Key Fields

a. Social Security Number/Alternate Identification Number (AID)

HUD requires that all applicants and tenants are subject to mandatory disclosure and verification of Social Security Numbers for all members of their household including live-in aides, foster children, and foster adults except for the following individuals: • Existing tenants who have already disclosed required proof of their Social

Security Number and verified via the household’s Summary Report or the Identity Verification Report in the EIV System

• Existing tenants, 62 years of age or older as of January 31, 2010, who had not previously disclosed a valid Social Security Number

• Applicants, or existing tenants, who do not contend legal immigration status and reside with a family who contend and are confirmed to be U.S. citizens, or have legal immigration status

One of the following documents must be submitted as Social Security Number verification requirements when processing Annual Reviews, Interim Changes, additional family member and remaining family member requests, rentals and transfers:

• An original SSN card issued by Social Security Administration (SSA)

NOTE: Staff must make a maximum effort to obtain an original social

security card as verification of the social security number

• An original SSA-issued document which contains the name and SSN of the individual, or

• An original document issued by a Federal, State, or Local government agency, containing the name and SSN of the individual

NYCHA staff may reject documentation of the SSN provided by the applicant or existing tenant for only the following reasons:

• The document is not an original document, or • The original document has been altered, mutilated, or is not legible, or • The document appears to be a forged document (i.e., does not appear to

be authentic)

NYCHA must indicate the reason(s) why the document is not acceptable and request the applicant or existing tenant to obtain acceptable documentation of the SSN and submit it to NYCHA staff within a specified time frame.



(1) Certified Applicants

The entire family, except for individuals who do not contend legal immigration status, must have a valid SSN at the time of rental. For certified applications selected for rental from TSAP, the development Property Manager or designee verifies whether SSN verification is necessary prior to mailing the rental call-in letter. If SSN verification is needed, development staff indicates on NYCHA form 040.152, Appointment Letter Call-In, the documents that the applicant must bring to the rental interview. If at the time of the rental interview, one or more family members do not verify that they have a valid SSN, the applicant is advised to return within seven calendar days with the required Social Security Number documentation.

In the event that the applicant cannot submit the required Social Security Number documentation within seven calendar days, the application is returned to ATAD, Field Liaison Division (FLD), as pending recertification for follow-up.

(2) Existing Tenants

All members of the tenant family, who are not exempt from the Social Security Number disclosure requirement, as indicated in Section F. 1. a., must submit Social Security Number documentation at their next Annual Review or Interim Change.

Tenants who cannot provide the original Social Security card should request a replacement card from the Social Security Administration by accessing the website: www.socialsecurity.gov, calling (800) 772-1213, or submitting the completed and signed Application for a Social Security Card, NYCHA form 040.652, with all required evidence to a Social Security Office. Tenants who fail to submit SSN documentation are subject to termination of tenancy action. Development staff may defer termination of tenancy action for ninety days if compliance with the SSN documentation requirement is outside the control of the tenant and there is a reasonable likelihood that the tenant will comply with the SSN documentation requirement within ninety days.

Only verified Social Security Numbers or Alternate Identification Numbers must be entered into TDS for new tenants.

NOTE: Staff must not use Internal Revenue Service (IRS) Tax ID

numbers in lieu of Social Security Numbers.


http://www.socialsecurity.gov/


(3) Addition of New Family Member

Any family member who seeks permission to permanently join a household, except for individuals who do not contend legal immigration status, is subject to the Social Security Number disclosure requirement. At the time of the submission of NYCHA form 040.012, Permanent Permission Request for a Family Member/Additional Person to Live with a Development Tenant, if the tenant does not comply with the SSN disclosure requirement, the Property Manager processes the Permanent Permission Request as follows:

• If the new family member has a valid SSN and the family is unable to

provide the required SSN documentation, the request for the addition of the new family member is disapproved.

• If the family member is over the age of six and does not have a valid SSN, the request for permission to permanently join the household is disapproved.

• If the family member is under the age of six and does not have a valid SSN, the request for the addition of the new family member may be approved if the family member is otherwise eligible. The tenant has 90 days to produce the SSN with an extension of one additional 90-day period if the tenant is unable to produce the child’s SSN due to unforeseen circumstances. The child may be added with an Alternate Identification Number which must be replaced with a valid SSN when it is submitted.

In the event that the tenant fails to submit SSN documentation after the 180-day period has expired, the development Property Manager initiates termination of tenancy action for Breach of Lease.

(4) HUD Alternate Identification Number (AID)

Existing tenants exempt from disclosing a SSN may use an Alternate Identification Number. Upon receipt of verification of a valid Social Security Number, staff discontinues use of the Alternate Identification Number and replaces it with the SSN. If a valid Social Security Number is not available, then a HUD Alternate Identification Number must be requested.

Development staff requests a HUD Alternate Identification Number by completing and forwarding via Movaris to the Income Verification Unit (IVU) for processing, NYCHA form 040.651, Request for Alternate I.D. – Public Housing, or NYCHA form 059.299, Request for Alternate I.D.—Leased Housing, and providing all requested information, including:



• Reasons for no Social Security Number • Alien Registration Number, if applicable • Reasons for no Alien Registration Number, if applicable • Copy of Declaration of Citizenship Status, NYCHA form 040.601 • Copy of other supporting documents

Staff may refer to Management Manual Chapter I, Occupancy, Appendix E Alternate Identification Numbers for Family Members, for further information.

b. Last Name/First Name

The Last Name/First Name must be verified via the original Social Security Card, and must match the name exactly as it appears on the Social Security Card or Social Security Administration records.

NOTE: Tenants who are ineligible for a Social Security Card may

verify Last Name/First Name via the original Birth Certificate, Marriage Certificate, Certificate of Domestic Partnership, Passport, State Identification Card or Drivers License, as appropriate.

In order to avoid “Fatal Errors,” data entry of Last Name and First Name in the Tenant Data System must omit all punctuation and use Roman numerals or indicate Senior, Junior, etc. For example, variations of the Last Name: Brown First Name: Joseph might be: Joseph Brown, Joseph A Brown, Joseph Brown Sr, or Joseph Brown III. For multiple surnames, omit hyphens and allow a space between names. For example, Joseph Smith-Brown must be entered in TDS as Joseph Smith Brown.

c. Date of Birth

Date of Birth must be verified through the original Birth Certificate. If the birth certificate is unavailable, the following documents are acceptable forms of verification for date of birth: Baptismal Certificate, Marriage Certificate, Certificate of Domestic Partnership, Passport, State Identification Card or Drivers License, Military Discharge Papers, or Social Security Administration Award Letter.

d. Gender

Gender must be verified through the original Birth Certificate, Marriage Certificate, Certificate of Domestic Partnership, Passport, State Identification Card or Drivers License, as appropriate

Note: Staff may also use the following original immigration and naturalization documents to verify identity, as applicable:



• Permanent Resident Card • Resident Alien Card • Alien Registration Receipt Card • Employment Authorization Document • Refugee Travel Document • Certificate of Naturalization

NOTE: The Applications and Tenancy Administration Department, Income

Verification Unit (212-306-6600), will coordinate with development staff ongoing efforts to identify and correct potential data entry errors. Staff may refer to APPENDIX H, Correction of Tenant Data in HUD Multi-Family Tenant Characteristics System (MTCS) - Public Housing Program for further information.

2. Tenant Personal Identifiers/Key Fields Corrections

Staff must enter corrections to key fields in TDS by accessing TDS Manager’s Menu-Option 28, Update SSN/LName/FName/DOB/Gender, or by completing an Annual Income Review (if due) and follow up with tenant within 90 days to obtain required documents for identity verification.

The Property Manager or designee must approve the correction to key field(s) in TDS by accessing Property Manager’s Menu - Option 29, SSN/Names/DOB/Gender Mgr. Approval. Transactions will not be completed in TDS unless approved by a designated supervisor.

Failure to submit identity verification documents to development staff results in Termination of Tenancy action on the grounds of Breach of Rules and Regulations.

G. DEDUCTION VERIFICATION

HUD requires NYCHA to verify deductions given to tenants. Deduction verification must follow the same hierarchy (levels) as income verification, as applicable. Staff is required to obtain verification of deductions at the highest level, to the fullest extent possible.

NOTE: Option 28 is used only to update key fields of existing family members, including head of household. It is not used to delete or add family members. For head of household or family member changes, an Annual Review, Interim Change or Post-Approval Adjustment must be done by the Property Manager or designee.



The verification of deductions must be consistent with the Income Verification Process detailed in Section VI. D.

Staff should be aware that:

• Certain deductions may be already verified with permanent documents in the

tenant folder, e.g., the deduction for elderly families may be verified with a birth certificate, and the disability deduction may be verified with the Applications and Tenancy Administration Department forms on file.

• Certain deductions cannot be obtained using Level 5 Verification, e.g., student status cannot be confirmed using a database.

Staff should indicate on the Checklist that a Level of Deduction Verification is “not applicable.” If Third Party Written Verification is not available, Tenant Document Review is acceptable.

Deduction verification includes determination of eligibility for deductions and verification of the amount of deductions, e.g., child care and medical expenses.

1. Minors

A birth certificate must be used to verify this deduction. However, if the tenant folder does not contain a photocopy of a birth certificate, photocopies of any of the following original documentation of birth dates is acceptable:

• Court papers, verifying age • Drivers license, NYS Non-Drivers ID • Passport • Alien Registration Card, verified on a one-time basis by the SAVE System • Citizenship/Naturalization documents • Entry on first page of Application for Project Apartment, NYCHA form

070.002, in Family Information Section, in “Office Use” column, indicating that birth certificates were reviewed

2. Elderly Family

a. Age

If the deduction is based on the head of household or spouse being 62 years of age or older, a birth certificate or other appropriate documentation, is sufficient verification for this deduction. Verification of the receipt of Social Security retirement benefits or Medicare is also acceptable proof of elderly status.



b. Disability

A deduction based on the head of household or spouse being disabled must be verified with:

• Up-Front Verification of the receipt of Social Security disability benefits, or • Third Party Written Verification from a qualified professional with

knowledge of the tenant’s disability status, using the form, Third Party Verification of Disability, NYCHA form 040.582

• Award letter, indicating proof of receipt of disability benefits from the Social Security Administration

However, the tenant folder may already have on file forms from the Applications and Tenancy Administration Department that sufficiently verify the disability.

3. Full – Time Student

A deduction based on a member of the household 18 years of age or older having full – time student status must be verified from a Third Party, using the form Third Party Verification of Full-Time Student Status, NYCHA form 040.578 or original school letter verifying school full-time attendance.

4. Medical Expenses

A deduction based on projected unreimbursed medical expenses must be verified from a Third Party, using the form Third Party Verification of Medical Expenses, NYCHA form 040.579 or original receipt or printout verifying unreimbursed medical expenses.

Refer to Exhibit 8, Federal Deductions (Statutory) for explanation of acceptable medical expenses.

5. Handicap Assistance

A deduction based on unreimbursed attendant care and/or auxiliary apparatus for disabled members of the household must be verified from a Third Party, using the form Third Party Verification of Handicap Assistance Expenses, NYCHA form 040.580 or original document verifying unreimbursed attendant care and/or auxiliary apparatus.

6. Child Care/Dependent Care/Handicap Care Expenses

A deduction based on unreimbursed child care, dependent care, or handicap care expenses must be verified from a Third Party, using the form Third Party Verification of Child/Dependent Care and Handicap Care, NYCHA form 040.581 or original document verifying unreimbursed child care, dependent care, or handicap care expenses.



7. Mailing

When necessary, staff must request Third Party Written Verification of Deductions by mailing directly to the income source:

• A copy of the Third Party Verification – Consent to Release Information form

(file the original in the tenant folder) • An original Third Party Deduction Verification form (file a copy in the tenant

folder) • A stamped return envelope, self-addressed to the Management Office,

indicating the tenant’s account number on the lower right corner

NOTE: Staff shall mask information when mailing these forms, as indicated in Section VI. D. 4. b. (1) and (2), in order to protect the confidentiality of resident information. If a family member fails to comply with additional information requests for any deduction, the Income Review should be completed without the claimed deduction.

H. ASSET INCOME VERIFICATION

1. Verification of Asset Income

The verification of asset income must be conducted on assets that the family currently possesses and generates income.

a. Level 4-Third Party Written Verification

Staff must request verification of income from assets directly from a Third Party by mail, fax, or other reliable means, using Third Party Verification of Assets on Deposit, NYCHA form 040.583. If a financial institution advises staff that a fee is required for Level 4 -Third Party Written Verification, the request shall be discontinued, and staff should proceed to Level 2 –Tenant Document Review.

In the event of Misrepresentation or Non-verifiable Income cases, the Property Manager may use his/her discretion in proceeding with Level 4 -Third Party Written Verification from a financial institution or use the Internal Revenue Service (IRS) Form 4506-T, Request for Transcript of Tax Return, NYCHA form 040.575, if the total worth of the asset is $5,000 or greater. Staff may refer to GM 3710 Revised, Misrepresentation of Income, for further guidance on the misrepresentation of income.



b. Level 2- Tenant Document Review

If Level 4-Third Party Written Verification is unavailable, staff must verify income from assets by review of documents and signed statement(s) verifying the current value asset(s) received directly from members of the household, e.g., savings passbooks, bank statements, brokerage statements, official income tax records, real estate appraisals, and other property appraisals, as applicable.

Staff shall make an explanatory entry in the Interview Record section of the Checklist.

2. Verification of Disposed Asset Income

Third-Party Written Verification is not required for an asset that the family member no longer possesses, e.g., cash gifts, property, business assets and personal assets, and assets placed in non-revocable trusts, unless the family member(s) disposed of the asset for less than fair market value during the two years prior to the effective date of examination or reexamination of Annual Income Review or Interim Change. Staff may require household member(s) to complete NYCHA form 040.694, Disposition of Assets Notice, if applicable, i.e., if there are discrepancies with information provided by other family members.

NOTE: Assets disposed of due to foreclosure, bankruptcy sale, or as

part of a separation or divorce settlement (where a dollar amount is undetermined), are not considered assets disposed of for less than fair market value.

I. THIRD PARTY VERIFICATION AND NEW TENANTS/TRANSFERS

1. Identification

Prior to signing, each lessee, both new rentals and existing, must show two (2) pieces of signature identification, one of which must contain a photograph. Staff shall photocopy the identification and attach the copy to the back of the lease. If the signature does not appear on the same side as the photograph, staff must copy both sides.

2. Enterprise Income Verification (EIV) at Rental

Before renting an apartment to a new applicant or transferee, development staff must conduct a duplicate ID search for all family members using the Enterprise Income Verification (EIV) Existing Tenant Search Report. Upon selection of the applicant/ transfer from Tenant Selection and Assignment Plan (TSAP), development staff enters the social security numbers of all household members into the EIV Existing Tenant Search Report.



If no information is found for any member of the household, staff can proceed with the rental.

a. EIV Indicates a Duplicate ID

If the EIV Existing Tenant Search Report indicates a duplicate ID on the application or transfer for a NYCHA development or a Section 8 Housing Choice Voucher holder, development staff must verify the identity and the current residency of the new applicant or transferee with the duplicate tenant ID in the HUD EIV Report as follows:

• Reviews documents in the new tenant application or transfer request, with

the HUD EIV reports, to determine if the Social Security Number is accurate and, if necessary, makes corrections in TSAP or TDS.

• Determines if there is a pending move-out, intra-project or inter-project transfer within NYCHA’s Public Housing or Section 8 Program (including City/State & Project Based programs) and communicates with LHD or the originating NYCHA development, to determine when the TDS or Leased Housing Department (LHD) Mainframe transaction will be completed. For emergency transfers, receiving development staff contacts Field Liaison Division (FLD) to ascertain if there is a pending emergency transfer.

• For transferees, the originating development must correct all HUD-EIV fatal errors, including Alternate IDs, immediately.

• Obtains from the applicant/transferee, if a pending move-out or transfer within NYCHA, or from FLD if an emergency transfer, the following documents before renting the apartment and forwards the original to the originating development, FLD, or the LHD rental team, with a copy to the tenant’s folder:

(1) For non – lessee applicant/transferee, eighteen years of age or older,

obtains NYCHA form 040.643, Family Member Removal Notice, signed by both the vacating family member and lessee. The originating development verifies the lessee’s signature.

In the event that the lessee is unable or unwilling to sign the Family Member Removal Notice, the receiving development staff accepts the Family Member Removal Notice from the vacating family member and forwards it to the originating development.

The originating development staff:

• Determines why lessee will not sign Family Member Removal Notice • Verifies vacating family member’s new address. For emergency cases,

contact FLD to verify applicant/transferee moved. • Sends a letter to the lessee with a copy of the Family Member

Removal Notice, informing the lessee that s(he) should contact the development Management Office within 10 business days if s(he) feels the Family Member Removal Notice is improper or incorrect. If there is



no dispute, the vacating family member should be removed from TDS. If the Family Member Removal Notice is disputed, development Property Manager must investigate, and, if necessary, initiate legal action or refer to the Office of the Inspector General (OIG).

(2) For lessee applicant/transferees, obtains NYCHA form 040.032, Notice of

Intent to Vacate, signed by the lessee and distributes for signature verification to the originating development or ATAD as follows:

• Non – emergency applications/transfers - Originating development • Emergency applications/transfers – Receiving development sends

“Notice” to FLD after marking out new address. FLD contacts originating development to verify signatures and advises renting development of signature verification.

b. EIV Indicates Duplicate ID in another PHA

If the duplicate tenancy is in another Public Housing Authority as a tenant or Section 8 Voucher holder, development staff must:

• Verify the primary residence of the applicant/transferee by requesting the

following verification documents from the applicant/transferee as part of the rental interview: current lease, utility bills, bank statements, school letters, and family court documents for shared custody situations and forward verification documents to the Applications and Tenancy Administration Department, Income Verification Unit

• Contact the Applications and Tenancy Administration Department, Income Verification Unit, at 212 306-6600 immediately, upon determining duplicate tenancy in another PHA. ATAD staff contacts the other Public Housing Authority to verify residency and provides guidance to development staff within 7 business days about whether to rent the apartment or refers development staff to ATAD’s Field Liaison Division (FLD) for eligibility guidance.

c. Duplicate ID Unresolved

If the duplicate tenancy cannot be resolved by development or ATAD’s Income Verification Unit staff, development staff contacts within 7 business days the designated liaison of ATAD’s Field Liaison Division (FLD) for guidance, if duplicate ID status cannot be resolved by correcting data or verifying pending TDS/LHD Mainframe transaction, as indicated in Sections VI. I. 2. a. and b.



3. Third Party and Citizenship Verification at Rental

a. Citizenship Status Verification

NYCHA form 040.601, Declaration of Citizenship Status, must be completed and signed for every household member. Refer to Sections VI. A. 2. f. (4) and VI. E. for information regarding the citizenship status verification process.

b. Consent to Release

Both public housing and project-based tenants must complete and sign NYCHA form 040.608, Third Party Information-Consent to Release Information or NYCHA form 059.293 (Alternate to HUD Form 9886).

c. Identity Verification

Refer to Section VI. F. for guidance regarding the Identity Verification Process.

(1) Social Security Number

Copies of original social security cards, for every household member, if not already included in the application, must be made and placed on the left side of the tenant folder at rental. Refer to Section VI. F. 1. Tenant Personal Identifiers/Key Fields

NOTE: Residents who are ineligible for a Social Security Card may verify Last Name/First Name via the original Birth Certificate, Marriage Certificate, Certificate of Domestic Partnership, Passport, State Identification Card or Drivers License, as appropriate.

(2) Third Party Verification of Household Income

Development staff must use the Enterprise Income Verification (EIV) System to access the Income Report of the new tenant to confirm/validate family-reported income within 90 days of the admission date. Income discrepancies must be resolved with the family within 30 days of the Income Report date as follows: (a) If there is no income discrepancy, development staff uses current

tenant provided documents to calculate annual income.

(b) If there is an income discrepancy, development staff must:

i. Discuss the income discrepancy with the tenant ii. Request the tenant to provide documentation confirming, or

disputing, the income discrepancy



iii. Request third party verification from the income source, if the

tenant is unable to provide acceptable documentation iv. If the family failed to report complete and accurate income

information, refer to GM 3710 Revised, Misrepresentation of Income, for guidelines regarding the treatment of Misrepresentation cases.

J. QUALITY CONTROL

The Property Manager must perform a complete audit of Income Reviews, using the following minimum sampling requirements:

TABLE II

QUALITY CONTROL REQUIREMENTS FOR PROPERTY MANAGER

Number of Reviews Scheduled for Quarter

Minimum Number Requiring Supervisory Review

50 or less 5 51 - 600 5 plus one for each 50

601 - 2000 16 plus one for each 100 More than 2000 30 plus one for each 200

The Property Manager selects a sample that in his/her judgment is an accurate representation of Income Reviews completed by all income reviewers for all types of income.

The Property Manager reviews the Income Review Checklist for consistency and completeness, and checks all documents and calculations for accuracy and compliance with procedure before authorizing approval in TDS.

In addition, the Property Manager must print, sign, date and check the box labeled “QC” (Quality Control) next to their signatures for all audited income reviews.

If an individual Housing Assistant has a high Income Review error rate, the Property Manager performs additional audits beyond the minimum requirements and arranges for Income Review training through the Human Resources Department, Professional Development and Training (PDT) Unit, as needed.

K. INCOME DISCREPANCIES

If the Income Review indicates a discrepancy in income information obtained using different levels of verification, the method of resolution depends on whether a

NOTE: The Property Manager maintains the Manager’s Income Review Audit Control, NYCHA form 040.602, as a record of all Income Reviews that were audited.



substantial discrepancy exists. A substantial discrepancy is defined as one that is $200 or more per month.

1. Discrepancies Less Than $200 per Month

• If Third Party UIV, Written or Oral Verification income data is less than

current tenant provided income information, staff must use tenant-provided documents to calculate anticipated annual income, after written or oral verification of the higher income.

• If Third Party UIV, Written or Oral Verification income data is more than current tenant provided income information, staff must use the UIV income data to calculate anticipated annual income, unless the tenant provides documentation of a change in circumstances, e.g., change in employment and reduction in working hours. Upon receipt of acceptable tenant provided documentation of a change in circumstances, staff shall use tenant provided documents to calculate anticipated annual income, after written or oral verification of the lower income.

• Staff must use the highest income reported, unless otherwise noted.

2. Discrepancies Equal to or Greater Than $200 per Month

In cases where Third Party UIV, Written or Oral Verification income data is substantially discrepant than tenant provided income information, staff must use the following procedure:

• Match tenant’s Social Security Number, name, and date of birth in the tenant

folder with the TDS data. • Match tenant’s Social Security Number on the Third Party Verification –

Consent to Release Information form with TDS data. • If there are Social Security Number discrepancies, request tenant to submit

original Social Security card or annual Social Security earnings statement. • If the Social Security Number, name, or date of birth is incorrect, make

correction in TDS.

Staff may refer to Section VI. F. 1. Tenant Personal Identifiers/Key Fields, for guidance on accurate data entry.

a. Third Party Written Verification, if not yet requested must be attempted from

the income source. If not obtained, then Third Party Oral Verification must be attempted.

b. If staff is unable to obtain Third Party Verification of UIV income data, staff is required to have all family members, 18 years or older, complete and sign:

• IRS Form 4506-T, Request for Transcript of Tax Return, form 040.575,

and • Request for Social Security Statement8, NYCHA form 040.610

8 This form is used to request the Social Security Administration to send a Social Security



c. Historical income data must be reviewed for patterns of employment and/or

receipt of other income, when income cannot be readily anticipated, e.g., cases of seasonal employment, and non-fixed working hours.

d. Staff must analyze all income verification obtained and attempt to resolve the income discrepancy.

e. Staff must only use income data no older than 60 days from the date of receipt to calculate annual income.

f. Staff must follow up to resolve the problem for the current Income Review as well as previous Income Reviews that may be affected by the time period of the disputed income.

g. Additional information must be requested from a Third Party, if necessary. h. An Income Discrepancy interview must be conducted with the member of the

household whose income is in question, if necessary. The Income Discrepancy Letter, NYCHA form 040.597, must be sent notifying the member of the household that an income discrepancy exists and the interview date.

• At the interview, the Housing Assistant must provide the member of the

household with a detailed explanation of the income discrepancy. • If the member of the household disagrees with any source(s) and/or

amount of verified income, the member of the household must be given the opportunity to verify all income source(s) and/or amount in dispute within 30 days.

• If tenant verification of disputed income is not received within 30 days or is insufficient, staff must complete the Income Review using the income verified by Third Party UIV, Written or Oral Verification, or Tenant Document Review, whichever amount is higher.

• If the tenant fails to appear for the scheduled interview and doesn’t reschedule, staff must complete the Income Review using the income verified by Third Party UIV, Written or Oral Verification or Tenant Document Review, whichever amount is higher.

i. If tenants verify that EIV data is incorrect, they should be advised to contact

the income source, e.g., employer for possible Social Security Number corrections.

j. If tenants suspect that another person may be using their Social Security Number, they should be advised to file a police report and contact the Social Security Administration and Internal Revenue Service.

Earnings Statement (summary of gross earnings for each year that the family member has worked in his/her lifetime).



3. Retroactive Charges and Credits

a. “No Change” Income Discrepancies

Retroactive charges or credits should not be assessed if the review indicates that income projections were completed accurately at the time of the Income Review but actual earnings were higher due to factors of no fault to the family member, such as changes in rates of pay and earned overtime between Annual Income Reviews.

b. Prior Year(s) Discrepancies

When resolution of the income discrepancy indicates that the tenant was not charged the correct amount of rent for prior year(s), staff must:

Recalculate the income for the Annual Review Period(s)

(1) Calculate appropriate rent increase or decrease (2) Assess retroactive rent charge, in compliance with NOTE below or apply

appropriate credit

L. FAILURE OF TENANT TO PROVIDE INFORMATION

If the tenant fails to provide required information, termination action may be initiated depending on the type of missing information. Refer to Table B, Actions Required for Missing Annual Review Information, for guidance on initiating Termination of Tenancy.

M. FILE MANAGEMENT

Each tenant folder must be organized, as indicated, and contain the following documents:

NOTE: For cases being referred to the NYCHA Office of Inspector General (OIG) for Misrepresentation action, staff must: • Calculate and process new rents in the Tenant Data System

(TDS) resulting from Misrepresentation of Income without delay

• Manually calculate, but not enter, retroactive charges and interest in Tenant Data System (TDS), until the NYCHA Office of Inspector General (OIG) has been contacted and further instructions are received from the NYCHA OIG

Refer to GM3710, Revised Misrepresentation of Income, and NYCHA Management Manual, Chapter IV, Termination Of Tenancy for further information.



1. Left Side of Folder

Documents to be filed include, but are not limited to:

• Interview Record, NYCHA form 040.006 • Tenant Data Summary, NYCHA form 040.062 • Residential Lease Agreement • Photocopies of Birth Certificates • Photocopies of Social Security Cards, or other official documents verifying

Social Security Numbers for all members of the household, over six years of age, including HUD Alternate Identification Numbers (AID)

• Citizenship Status forms • Photocopies of Non-citizen Alien Registration Cards and other immigration

documents • Move-in and Collect Notice • Application

2. Right Side of Folder

Documents to be filed include, but are not limited to:

All Income Review documents, in chronological order, with file separators or tabs that indicate the appropriate Annual Review Year, as follows:

• Checklist as a cover page (legal size paper) for each Annual Review or

Interim Rent Change section • Lease Addendum and/or Rent Change Notices (RCNs) • TDS Income Review Transcript • Occupant’s Affidavit of Income • HUD 9886 or 9887 Release, or alternate • Screen “print-outs” from UIV databases • Verification of Employment forms (Third Party and tenant submitted) • Other Income Verification forms • Deduction Verification forms • IRS Request for Transcript of Tax Return • Income Discrepancy letters • All other documents related to Income Reviews

NOTE: For details on the organization of the tenant folder, refer to GM-3718, Tenant Folder.

VII. DETERMINING THE RENT

TDS uses the adjusted net income, the household's total gross income less total deductions, and selects the appropriate rent from one of the following possible rent categories:



A. STATUTORY RENT

In Federal, State and City-built developments, the statutory rent is thirty percent (30%) of the Adjusted Net Income for Rent. The Adjusted Net Income for Rent is calculated by subtracting Statutory Deductions from Gross Income.

B. MINIMUM RENT

The lowest rent that may be charged, regardless of the tenant's income.

• At Public Housing Developments, the minimum rent is $0.00. • At Section 8 New Construction/ Substantial Rehabilitation, the minimum rent

is $25. • At Section 8 Tenant-Based and Project-Based voucher holders in City/State

built developments, the minimum rent is $50.

C. SCHEDULED HRA RENT (Welfare or Public Assistance Rent)

1. All developments except for Section 8 New Construction / Substantial Rehabilitation

A fixed amount TDS charges to full public assistance recipients based upon the number of persons on the HRA Budget (Exhibit 6).

2. Section 8 New Construction / Substantial Rehabilitation

A fixed amount TDS charges to full public assistance recipients that must be greater than the Minimum Rent of $25.

TDS selects the rent based upon HRA's Maximum Shelter Allowance for the number of persons on the HRA Budget. The Maximum Shelter Allowance is based upon the number of persons on the HRA budget and if the family is with or without children (Exhibit 6).

D. MIXED CITIZENSHIP FAMILY

TDS will prorate the rent of a household with one or more members who are non-citizens without eligible status. The rent will be higher than the Statutory Rent but not more than the Flat Rent.

E. FLAT RENT - Public Housing

For Public Housing residents, flat rent is the greatest amount of rent a tenant can pay for a particular size apartment.



NYCHA charges rent at the lower of either:

• Income Based Rent: rent based on 30% of all household income (which does not include excludable income or allowable deductions), or

• Flat Rent: rent based on a percentage of the Fair Market Rent for the New York area, with different amounts based on apartment size. (Exhibit 2)

Note that neither income based rent nor flat rent include additional charges, such as recurring electricity reimbursement fees for a major appliance.

NOTE: Residents paying Flat Rent are now entitled to the utility allowance starting with the 2014 Fourth Quarter Annual Income Reviews, effective 2/1/2015.

F. CONTRACT RENT - Section 8

For Section 8 Tenant-Based and Project-Based voucher holders and Section 8 New Construction residents, the maximum rent is the contract rent.

G. RESIDENT EMPLOYEES/SITE CARETAKERS/RESIDENT POLICE OFFICERS

1. Rent Determination/Verification of Family Composition

TDS sets the rent based on the schedule in Exhibit 10 regardless of income, with rent changes effective on August 1. Staff must verify family composition each year.

In addition to determining the appropriate rent, TDS applies the following adjustments to the tenant's rent: • Monthly Telephone credit of $10.10 for Resident Employees. This credit does

not apply to Resident Site Caretakers and Resident Police Officers. • All additional charges and credits that apply to other tenants, e.g., reserved

space parking, terraces, and electric for air-conditioners, utility credit if utilities paid by tenants (Exhibit 9).

2. Termination of Resident Status

Persons in this category who terminate their residency status, e.g., transfer, accept promotion, retire, terminate employment, and remain in residence, become subject to an Annual Income Review. TDS selects the rent in the same manner as all other tenants. Refer to Standard Procedure 040:51:2, Resident Employees, for details.



H. SENIOR RESIDENT ADVISOR

This type of Resident Employee is hired to assist senior citizens in senior developments. TDS sets the rent at zero ($0) when staff enters the proper category of residency.

VIII. ADDITIONAL CHARGES

NYCHA has established additional charges for air conditioning, parking, freezers, and portable dishwashers. The first time a charge is added to a tenant's account, it is entered into TDS. At subsequent annual reviews, TDS will automatically add the amount of the charge to the tenant's rent.

IX. UTILITY ALLOWANCES

Tenants in certain developments pay their own utilities. NYCHA grants a monthly allowance to the tenant's rent (Exhibit 9).

NOTE: Residents paying Flat Rent are now entitled to the utility allowance starting with the 2014 Fourth Quarter Annual Income Reviews, effective 2/1/2015.

X. RETROACTIVE CHARGES AND CREDITS

TDS DOES NOT CALCULATE RETROACTIVE CHARGES OR CREDITS. Staff must calculate charges and credits and enter the amount in the TDS System. Staff must make a corresponding electronic entry in the Interview Records program and on NYCHA form 040.598A, Income Review Checklist #2 that details the reason for the charge or credit.

A. RETROACTIVE CHARGES

Assess only for Late Submission or Misrepresentation:

1. Late submission

The tenant failed to submit information and verification in time to permit the completion of the Annual Income Review before the close of the quarter. Staff charges back to the effective date of change for the tenant's income review quarter.

2. Misrepresentation

The tenant misrepresented the amount of income on a previous year's Occupant's Affidavit of Income. Charge back to the effective date of change for the tenant's income review quarter in the first year income was misrepresented.



B. RETROACTIVE CREDITS

Issue back to the effective date of change for the tenant’s income review quarter when an administrative delay prevents the completion of the Annual Income Review in time to decrease the rent by its effective date if the resident has submitted all information needed to complete the review on time.

XI. RENT CHANGE NOTICES (RCN) & INCOME REVIEW TRANSCRIPTS

A. COMPLETION OF REVIEW AND FORMS PREPARATION

After the tenant's family composition and income have been verified and entered, TDS completes the Annual Income Review upon the Property Manager/Assistant Property Manager's approval. TDS then generates the Rent Change Notices (RCN) and Admission/Income Review Transcripts, which must be signed by the Property Manager/Assistant Property Manager.

The RCN and Annual Review Transcript contain the following information:

• The new rent and its effective date • The amount of the monthly rent increase or decrease and the reason for the

change • Any applicable additional charges • Any applicable utilities allowance credit • An explanation of any retroactive charge or retroactive credit

B. MAILING OF RENT CHANGE NOTICES

1. Rent Increase

Rent increases require a calendar month's notice. Accordingly, the RCN must be mailed so that the tenant receives it at least one full calendar month before the effective date of change indicated on the RCN.

2. Rent Decrease

A calendar month's notice is not required. Mail the RCN so that the tenant receives it before the effective date of change indicated on the RCN. NOTE: Send only the Rent Change Notice generated by TDS.

C. DISTRIBUTION AND FILING

1. Rent Change Notice

Distribute as follows:

• Original to the tenant



• One copy to the Bookkeeping Office • One copy to the tenant folder

2. TRANSCRIPTS

File in the tenant's folder.

XII. FREDERICK E. SAMUEL APARTMENTS

This development has two separate programs, each funded by a different source. Gross income is determined in the same manner as all other developments. However, the method use to calculate net adjusted income and determine rent varies depending on the funding source. In addition, all tenants at Frederick E. Samuel Apartments pay for their own electric; consequently, Monthly Utility Allowances apply (see Exhibit 9). All other Annual Income Review rules apply.

A. City-Funded Program

Apply Federal Deductions (Exhibit 8) to determine adjusted net income. Select the rent that corresponds to the adjusted net income and the appropriate apartment size from the Frederick E. Samuel Apartments Rent Schedule, which is available at the development.

B. Section 8 Program

The Section 8 program at Frederick E. Samuel Apartments is administered by the New York State Division of Housing and Community Renewal.

Apply Federal Deductions (Exhibit 8) to determine the adjusted net income, which must be calculated to establish eligibility for continued occupancy and to use for statistical purposes by the development, NYCHA, and the New York State Division of Housing and Community Renewal.

TDS calculates the rent, after deducting the Utility Allowance, by apartment size regardless of income as follows:

APARTMENT SIZE RENT

STUDIO - 0 BEDROOMS 3 ROOMS - 1 BEDROOM 4 ROOMS - 2 BEDROOM 5 ROOMS - 3 BEDROOM 6 ROOMS - 4 BEDROOM

$437 $531 $625 $783 $877



XIII. SECTION 8 DEVELOPMENTS

The following developments are in the Section 8 New Construction/Property Disposition program:

NEW CONSTRUCTION: Bronxchester, Saratoga Square, Campos Plaza I

PROPERTY DISPOSITION: East 4th Street, East 120th Street, Fabria, Milbank-Frawley

Under this program, tenants pay 30% of their income for rent. Tenants pay for their own utilities; NYCHA deducts a utility allowance, which varies by development. Refer to Management Manual, Chapter V, Administration of Section 8 Project-Based Program for reviewing and verifying income and calculating the rent for tenants residing in these developments.

XIV. INTERIM RENT CHANGES A change in a tenant's source of income that occurs between Annual Reviews that requires a rent adjustment is referred to as an Interim Rent Change. An Interim Change is entered in TDS and, in addition to a rent adjustment, may result in a retroactive charge or credit.

For all rent changes approved in the Tenant Data System (TDS) on or after December 7, 2009, federal income deductions, income exclusions, and minimum rents shall apply for all developments in the following programs: Federal, City, State, City / State Section 8, Project Based Section 8 and Multi – Family Home Ownership Program (MHOP)

Regardless of the type of change, Housing Assistants must continue to remind their tenants of the requirement to report all income and family composition changes as they occur.

Housing Assistants must electronically record the following in the Interview Records program and on NYCHA form 040.598A, Income Review Checklist #2: • Type of change • Reason for the change • Date of the change • Date and type of verification requested and submitted

A. INTERIM RENT REDUCTION

A decrease to income may qualify for an interim rent reduction. The effective date of a rent reduction will depend on when the tenant notifies Management of the decrease.



• NOTIFICATION WITHIN 30 DAYS - The effective date of change is the first of

the month following the date on which the decrease occurred.

• NOTIFICATION AFTER 30 DAYS - The effective date of change is the first of the month following the date of notification of the change, unless the tenant satisfactorily demonstrates that the failure to report the change was beyond his/her control.

NOTE: Some situations may require a two (2) month waiting period before

changing the rent with a retroactive credit for the waiting period.

1. Public Assistance

If a family member begins receiving public assistance or terminates receipt of public assistance, the family qualifies for an interim reduction in rent, with no waiting period, if the new income would result in a decrease in rent. If the decrease or termination of public assistance benefits is followed by new or increased earned income, the family member may be entitled to an Earned Income Disallowance (see Section III. F., Earned Income Disallowance (EID)).

2. Permanent Loss of a Family Member with Income

A rent reduction, with no waiting period, may result from any of the following situations:

• An employed household member dies or permanently moves out • A household member who was receiving Social Security, Supplemental

Security Income, and/or pension dies or permanently moves out • An employed household member retires or permanently leaves the job market

NOTE: Separation of a husband and wife may be considered permanent if legal

action has started or the separation occurs in a family which has no history of prior separations. If a couple has repeated separations, defer the interim change for three months to establish separation as permanent.

3. Long-term Unemployment or Worker’s Compensation

A rent reduction may result when a full-time employed household member becomes unemployed for at least two months as a result of a strike, layoff or work-related injury/illness. The rent reduction is effective the first of the month following notification or after a two month waiting period, whichever is later, with a retroactive credit for any waiting period if applicable.



4. Enlistment in the United States Armed Services

A rent reduction, with no waiting period, may result when a household member enlists in the Armed Forces of the United States. This also applies to a household member who is serving as an enlisted member or officer in any Reserve or National Guard Unit of the U.S. Armed Forces and is called up for full-time active duty.

5. Rent Hardship

A family may qualify for an Interim Rent Change based on rent hardship if ALL the following conditions are met:

• There is a 5% reduction to gross income, AND • Current rent is more than 30% of the net income, AND • Reduction in income has lasted at least two months

6. Rent Reduction Examples

a. Rent Reduction WITH a Retroactive Credit: A tenant reports to on February

5th that her son, whose income had been included in the Annual Income Review, entered the Armed Forces on January 27th. Since the tenant reported the change within the required 30 days, the rent is reduced effective March 1st, with a retroactive credit back to February 1st.

b. Rent Reduction with NO Retroactive Credit: A tenant reports on March 5th

that her son, whose income had been included in the Annual Income Review, entered the Armed Forces on January 27th. Since the tenant failed to report the change within the 30 days as required, the rent will be reduced as of April 1st with no retroactive credit.

B. INTERIM RENT INCREASES

The following situations qualify as grounds for an interim rent increase:

1. Approval of Permanent Permission Request for Additional Person to Join

Household

Immediately after the Property Manager’s approval of NYCHA form 040.012, Permanent Permission Request for a Family Member/Additional Person To Live With a Development Tenant, staff shall complete an interim change to include the additional person’s income in the household income calculation.

2. Occupant's Affidavit of Income Filed Late

If the tenant submits the Occupant's Affidavit of Income and all the necessary documents after the completion of the Annual Income Review, i.e., Non-Verifiable Income Rent charged, staff shall complete an Interim Rent Change to:



a. Calculate the income and determine the correct rent,

b. Assess a Retroactive Surcharge to the Annual Review Rent Effective Date if

the new verified income's rent is greater than the previous verified income's rent (prior to NVI Rent). If the new rent is less than the previous rent, the tenant receives no retroactive credit.

3. Interim Rent Reduction with Income Subsequently Restored

When a tenant’s rent is reduced during the Interim Period because of Unemployment, Loss of Earned/Other Income, OR Rent Hardship, AND the income has subsequently been restored during the same period, one of the following will occur:

• Notification Within 30 Days - If the tenant reported the change within 30

days, staff shall increase the rent effective the first of the month that occurs at least one calendar month after the date the change occurred with NO retroactive surcharge.

• Notification After 30 Days - If the tenant fails to report the change within the

30 days required, staff shall increase the rent effective the first of the month that occurs at least one calendar month after the date reported, AND assess a retroactive surcharge to the first of the month following the date the change occurred.

Examples

Rent Increase with NO Retroactive Charge: A tenant, unemployed since October 31st, received a rent reduction on February 1st, and resumes employment on July 1st. The tenant reports the reemployment to Management on July 15th. Since there must be a calendar month's notice of rent increase, the tenant's rent is increased as of September 1st, with no retroactive charge. Rent Increase WITH a Retroactive Charge: A tenant, unemployed since October 31st, received a rent reduction on February 1st, and resumes employment on July 1st. The tenant reports the reemployment to Management on August 28th. Since there must be a calendar month's notice of rent increase, the tenant's rent will be increased as of October 1st, with a retroactive charge back to July 1st.



NOTE: Staff must report the following patterns to the Property Manager/Assistant Property Manager: If a household member exhibits a pattern of unemployment followed by re-employment after the Annual Review quarters cut-off dates, the Property Manager may deem this household member as employed non-fixed. Staff shall: • Increase the rent based on the total income for the previous twelve

months effective the first of the month that occurs at least one calendar month after recalculating the income, AND

• Assess a retroactive surcharge to the first of the month following the date

of the Property Manager's determination. If a household exhibits a pattern of members with income leaving prior to the Annual Review and these same members or other persons with income rejoining the household after the Annual Review quarters cut-off dates, the Property Manager may include that member's/other person's income as of the date the person(s) joined the household if approved for permanent permission. Staff shall: • Increase the rent based on income that includes this person's income

effective the first of the month that occurs at least one calendar month after recalculating the income, AND

• Assess a retroactive surcharge to the first of the month following the date

the member joined/rejoined the household.

4. Earned Income Disallowance

Earned Income Disallowance (EID) is explained in Section III. F. Generally, a family member who qualifies for EID receives a 100% disallowance (or exclusion) of the new earned income for the first 12 month period and a 50% earned income disallowance for the next 12 month period, with a maximum disallowance period of 48 months.

C. EXAMPLES OF EARNED INCOME DISALLOWANCES

NOTE: The Earned Income Disallowance (EID) procedure is located in Section III. F. and the computerized TSAP process is explained in Appendix K. Examples based on manual worksheet calculations are located in Appendix L and are retained in the Management Manual for historical reference only.



D. NO INTERIM RENT CHANGE

The following situation does not qualify as grounds for an Interim Change. Staff includes new income only at the next Annual Income Review with no retroactive surcharge: • A household member's income increases after the quarter's cut-off date for the

current Annual Income Review, but before the Annual Review Rent Effective Date. NOTE: A household member, whose income increases by changing to

another income source (e.g., goes off public assistance) that would result in an increase in rent, may be entitled to an Earned Income Disallowance (EID) (see Section III. F. Earned Income Disallowance (EID)). If EID is NOT applicable, then the new income is calculated only at the next Annual Income Review with no retroactive surcharge. An interim rent change is not performed.

E. MISREPRESENTATION OF INCOME

During the period between Annual Reviews, if staff receives credible information that the tenant submitted a false Occupant's Affidavit of Income or any documents that misstated or concealed income for ANY Annual Review, after taking all necessary steps to verify the information, they shall:

1. If Income is NOT Verified

Raise rent to Non-Verifiable Income Rent and commence termination of tenancy proceedings (see Management Manual Chapter IV).

2. If Income is Verified

a. Increase rent effective the first of the month that occurs at least one full

month after the date of income calculation,

b. Assess a Retroactive Surcharge to the first of the month following the date the tenant began receiving the income,

c. Commence termination of tenancy proceedings (see Management Manual,

Chapter IV, Section IV. C. 11. c.).



XV. REVIEW/REVISION HISTORY PAGE

NEW YORK CITY HOUSING MANAGEMENT CHAPTER III

Review/Revision

Review/Revision Date

Sections Amended

1. 12/27/13 Appendix B - Revised the title name of Appendix B - from Flat Rent Increases to Flat Rent Schedule.

2. 12/27/13 Exhibit 2 - Explanatory title line of Exhibit 2 changed to: For Current Tenants – EFFECTIVE FIRST QUARTER, 2014 ANNUAL INCOME REVIEWS (1st Quarter Effective Date: 5/1/2014) For New And Transferring Tenants – EFFECTIVE FOR MOVE-IN CHARGE-FROM DATES THAT ARE ON OR AFTER January 1, 2014.

3. 12/27/13 Exhibit 2 - Updated the Flat Rent Schedule to reflect 2014 flat rent amounts.

4. 12/27/13 Page 226 - History Revision Page added. 5. 4/09/14 Exhibit 2 - Updated the minimum incomes

in the Flat Rent Schedule. 6. 1/30/15 Section VII.C.6. Revised to state that

starting with the 2015 First Quarter Annual Income Reviews, effective 5/1/2015, the imputed interest rate for assets is being lowered from 2% to .8%

7. 1/30/15 Section VIII.E. Note Box - Note Box updated to reflect that Flat Rent households are now entitled to the utility allowance effective 2/1/2015.

8. 1/30/15 Section X. Note Box - Note Box updated to reflect that Flat Rent households are now entitled to the utility allowance effective 2/1/2015.

9. 1/30/15 Appendix B – List of Exhibits, Exhibit 2 - Added a reference to the 2015 Flat Rents.

10. 1/30/15 Exhibit 2 – 2015 Flat Rent Schedule - Added 2015 Flat Rent schedule.

11. 1/30/15 Exhibit 9 – Monthly Utility Allowances- Flat Rent households are now entitled to the utility allowance effective 2/1/2015.



Review/Revision

Review/Revision Date

Sections Amended

12. 1/30/15 Exhibit 9A – FHA Homes – Monthly Utility Allowance for Heating and Hot Water - Flat Rent households are now entitled to the utility allowance effective 2/1/2015.

13. 1/30/15 Examples # 1, 2, 3, 5, 6, 7 and 8. 14. 4/17/15 Example #8 - Revised Example # 8,

Mixed Citizenship Families. 15. 8/21/15 Section VI. - Deleted section entitled

“Exemptions to Determine Eligibility.” 16. 1/21/16 Exhibit 2, Section XV, Appendix B -

Added 2016 Flat Rent Schedule Review/Revision History Page; Appendix B – List of Exhibits.

17. 03/08/16 Exhibit 2, Section XV - Added 2015 Flat Rent Schedule.

19. 02/24/17 Section VII. Determining the Rent (Subsection E.) FLAT RENT–Public Housing

20. 02/24/17 Appendix B – List of Exhibits 21. 02/24/17 Added - 2017 FLAT RENT Schedule. 22. 02/24/17 Exhibit 10 – Resident Employees

(Revised 2017) 23. 02/24/17 Appendix C – Examples #1, 2, 3, 5, 6,7

and 8 24. 11/28/17 Added - 2018 FLAT RENT Schedule.



APPENDIX A – INCOME REVIEW QUARTERS AND IMPORTANT DATES

EXAMPLE: 3rd Quarter Annual Review 2008. Annual Review covers period of: 7/1/2007 - 6/30/2008. 6/1/08: Annual Review packet sent by NYCHA to be received by tenant no later than 6/1/08 7/01/08: Annual Review documents due back from tenant 7/02/08 to 7/16/08: NVI Letter served on tenant. Requires tenant to submit documents within 30days. Mail between the 1st and 15th day after original Annual Review documents Due Date 7/31/08 to 8/30/08: Commence mailing Termination of Tenancy Letter(s) to tenant. Mail between the 30th and 60th day after original Annual Review

documents Due Date. Schedule the Termination Interview 7 days in advance, 11/1/08: Lease Effective Date - Send case to ATAD - Termination Unit for termination not before and no later than 10 calendar days after Lease Effective Date.

Mail 040.187A when case is sent to ATAD - Termination Unit.

Annual Review Quarter

Annual Review Dates for the

period of:

Annual Review Packet Sent

Given to

Tenant by this date:

(Mail at least 5

days before this date)

Annual Review

Documents Due

Due Date for

Tenant Submission of

all Annual Review

documents

A.I. Letter (040.297B)

Mail during these dates: - between the 1st and 15th day after Annual Review documents Due Date Due Date for tenant submission of documents is 15 days after Letter date.

Termination of Tenancy Letter

(040.185)*

Mail during these dates:

- between the 30th and 60th day after Annual Review

documents Due Date

Termination of tenancy interviews are scheduled 7

days in advance.

*if tenant does not appear, promptly send 040.186 for second scheduled interview

Lease (Annual Review)

Effective Date

Mail 040.187A when case is sent to

ATAD - Termination Unit.

Submit NVI cases to ATAD - Termination Unit not before and

no later than 10 calendar days after

Lease Effective Date

1st 1/1-12/31

12/1

1/1 1/2 -1/16 1/31 - 3/1 May 1

2nd 4/1-3/31 3/1 4/1 4/2 - 4/16 5/1 - 5/31 August 1 3rd 7/1-6/30 6/1 7/1 7/2 - 7/16 73/1 - 8/30 November 1 4th 10/1-9/30 9/1 10/1 10/2 - 10/16 10/31 -11/29 February 1



TABLE B – ACTIONS REQUIRED OR MISSING ANNUAL REVIEW INFORMATION

Missing / Incomplete Document(s) that Tenant is Required to Submit9 (if one or more of the following items are missing or incomplete)

Document Missing Termination Specification

Complete Annual Review

Do Not Complete Annual Review

(Refer for termination) Occupant’s Affidavit of Income BRR-NVI MD-34 / Pay stubs / Other verification BRR-NVI Benefit / Award Letters (if Not Available in Databases) BRR-NVI Own Business forms BRR-NVI Social Security Number Verification BRR-NVI IRS 4506 T 10 BRR-NVI Citizenship forms BRR-NVI All Releases - Consent to Release Information etc BRR-NVI All Tenant - provided Information Needed for Third Party Verification (e.g. Address , telephone / fax of Third Party)

BRR-NVI

Affirmation of Non – Employment BRR-NVI Verification that Family Member is Out of Household BRR-NVI DOG/CAT affidavit BRR Disability status N/A Window Guard Section BRR Deduction Verification ( Note - no deduction allowed if unverified)

N/A

NYCHA Approval of Requests for New Family Members to Reside 11 BRR

Highlights of House Rules, Lease Terms and Policy BRR

LLC-I Development Annual Review Documents- Lease Addendum and Rent Change Notice signatures, Student Status Verification Form, LLC-I Additional Family Member Form

BRR

9 After no response to required Additional Information letters 10 Effective 3rd Quarter, 2005, this form is only required for income discrepancy cases, own business tenants, or at a Property Manager’s discretion when (s)he suspects that income has not been fully or accurately disclosed 11 Complete Annual Review excluding proposed family member



APPENDIX B – LIST OF EXHIBITS

EXHIBIT

NAME

1 CONTINUED OCCUPANCY LIMITS AND EXEMPTIONS 2 2013, 2014, 2015, 2016 and 2017 FLAT RENT SCHEDULES 3 SOCIAL SECURITY BENEFIT INCREASES

3A 2012 MEDICARE PART B MONTHLY PREMIUM AMOUNTS 4 MONTHLY SSI AMOUNTS 5 PUBLIC ASSISTANCE - BASIC ALLOWANCES 6 HRA RENT ALLOWANCES 7 HRA RENT ALLOWANCES FOR SECTION 8 VOUCHER

HOLDERS 8 FEDERAL (STATUTORY) DEDUCTIONS 9 MONTHLY UTILITY ALLOWANCES

9A FHA HOMES - MONTHLY UTILITY ALLOWANCES* for HEATING AND HOT WATER

10 RESIDENT EMPLOYEES



EXHIBIT 1 – CONTINUED OCCUPANCY LIMITS AND EXEMPTIONS

CONTINUED OCCUPANCY LIMITS NUMBER OF PERSONS

ADMINISTRATIVE CONTINUED OCCUPANCY

LIMITS* 1 2 3 4 5 6 7 8

$59,550 * $68,050 * $76,600 * $85,050 * $91,900* $98,650*

$105,450* $112,300*

*Send to the Continued Occupancy Board if net income exceeds this amount after applying the following exemptions: 1. EARNED INCOME OF MINORS - Exclude all earned income of minors under 21 years of age. This applies to earned

income received by minor members of the family, other than the head of household, from gainful employment, unemployment insurance, or other compensation that results from employment, such as disability benefits or workers’ compensation.

2. EARNINGS OF SECONDARY WAGE EARNERS - Exclude earnings of secondary wage earners up to $2,000. This

includes income received from employment, pension, or any other source by an adult member of the family, other than the principle wage earner. However, the maximum exemption for all adult secondary wage earners in a family may not exceed $4,000 per year.

3. SOCIAL SECURITY OR PENSION - Exclude Social Security payments or pension up to $75 a month for persons 62

years of age or older.

NOTE: These exemptions are allowed in addition to all deductions for rent.



EXHIBIT 2 – 2018 FLAT RENT SCHEDULE – Starting with 1st Quarter Annuals and Going Forward Until Further Notice

For Current Tenants – EFFECTIVE FOR FIRST QUARTER, 2018 ANNUAL INCOME REVIEWS (1st Quarter Effective Date: 5/1/2018) For New and Transferring Tenants – EFFECTIVE FOR MOVE-IN CHARGE-FROM DATES THAT ARE ON OR AFTER January 1, 2018.

Apartment Size (Number of Bedrooms)

NYCHA’s FY 2018 Flat Rent

0 Bedroom (Studio) $1,211

1 Bedroom (3 Room) $1,246 2 Bed

room (4 Room) $1,431 3 Bedroom (5 Room) $1,824 4 Bedroom (6 Room) $1,950 5 Bedroom (7 Room) $2,242

6 Bedroom or More (8 Room or More) $2,534 NOTE: For a small number of apartments, the TDS computer system lists an apartment as having a bedroom size/room size that is different from the flat rent table above. If there is a difference, the bedroom size will be used to determine the flat rent. For example, the chart above lists a one bedroom apartment as having three rooms. If TDS lists a specific two bedroom apartment as a three room apartment, the flat rent is calculated using the two bedroom apartment size.



EXHIBIT 2 – 2017 FLAT RENT SCHEDULE – Starting with 1st Quarter Annuals and Going Forward Until Further Notice For Current Tenants – EFFECTIVE FOR FIRST QUARTER, 2017 ANNUAL INCOME REVIEWS (1st Quarter Effective Date: 5/1/2017) For New And Transferring Tenants – EFFECTIVE FOR MOVE-IN CHARGE-FROM DATES THAT ARE ON OR AFTER January 1, 2017.


NYCHA’s FY 2017 Flat Rent

0 Bedroom (Studio) $1,149

1 Bedroom (3 Room) $1,206 2 Bedroom (4 Room) $1,391 3 Bedroom (5 Room) $1,787 4 Bedroom (6 Room) $1,927 5 Bedroom (7 Room) $2,216

6 Bedroom or More (8 Room or More) $2,505 NOTE: For a small number of apartments, the TDS computer system lists an apartment as having a bedroom size/room size that is different from the flat rent table above. If there is a difference, the bedroom size is always used to determine the flat rent. For example: The chart above lists a one bedroom apartment as having three rooms. If TDS lists a specific two bedroom apartment as a three room apartment, the flat rent is calculated using the two bedroom apartment size.



EXHIBIT 2 – 2016 FLAT RENT SCHEDULE – For 1st Quarter Annuals ONLY

For Current Tenants –ONLY EFFECTIVE FOR FIRST QUARTER, 2016 ANNUAL INCOME REVIEWS (1st Quarter Effective Date: 5/1/2016) For New And Transferring Tenants – EFFECTIVE FOR MOVE-IN CHARGE-FROM DATES THAT ARE ON OR AFTER January 1, 2016.

Household Size

Adjusted Net Household

Income After Deductions

Efficiency Adjusted Net Household


Three Rooms Adjusted Net Household


Four Rooms Adjusted Net Household


Five Rooms Adjusted Net Household


Six Rooms Adjusted Net Household


Seven Rooms Adjusted

Net Household

Income After

Deductions

Eight Rooms

2016 2016 2016 2016 2016 2016 2016

1

$25,600 to $35,250 $732 $26,760 to

$35,250 $770 $31,680 to $37,320 $891 $40,760 to

$48,000 $1,146 $45,680 to $53,800 $1,262 $52,480 to

$61,880 $1,452 $59,360 to $69,960 $1,641

$35,251 to $47,000 $827 $35,251 to

$47,000 $870 $37,321 to $47,400 $1,006 $48,001 to

$60,920 $1,294 $53,801 to $68,280 $1,425 $61,881 to

$78,520 $1,639 $69,961 to $88,760 $1,853

$47,001 to $58,750 $1,021 $47,001 to

$58,750 $1,074 $47,401 to $58,750 $1,242 $60,921 to

$67,880 $1,598 $68,281 to $74,760 $1,759 $78,521 to

$86,000 $2,023 $88,761 to $97,200 $2,287

Above $58,750 $1,085 Above $58,750 $1,141 Above $58,750 $1,320 Above $67,880 $1,697 Above $74,760 $1,869 Above $86,000 $2,150 Above $97,200 $2,430

2

$25,600 to $40,300 $732 $26,760 to

$40,300 $770 $31,680 to $40,300 $891 $40,760 to

$48,000 $1,146 $45,680 to $53,800 $1,262 $52,480 to

$61,880 $1,452 $59,360 to $69,960 $1,641

$40,301 to $53,700 $827 $40,301 to

$53,700 $870 $40,301 to $53,700 $1,006 $48,001 to

$60,920 $1,294 $53,801 to $68,280 $1,425 $61,881 to

$78,520 $1,639 $69,961 to $88,760 $1,853

$53,701 to $67,150 $1,021 $53,701 to

$67,150 $1,074 $53,701 to $67,150 $1,242 $60,921 to

$67,880 $1,598 $68,281 to $74,760 $1,759 $78,521 to

$86,000 $2,023 $88,761 to $97,200 $2,287


3

$25,600 to $45,350 $732 $26,760 to

$45,350 $770 $31,680 to $45,350 $891 $40,760 to

$48,000 $1,146 $45,680 to $53,800 $1,262 $52,480 to

$61,880 $1,452 $59,360 to $69,960 $1,641

$45,351 to $60,400 $827 $45,351 to

$60,400 $870 $45,351 to $60,400 $1,006 $48,001 to

$60,920 $1,294 $53,801 to $68,280 $1,425 $61,881 to

$78,520 $1,639 $69,961 to $88,760 $1,853

$60,401 to $75,550 $1,021 $60,401 to

$75,550 $1,074 $60,401 to $75,550 $1,242 $60,921 to

$75,550 $1,598 $68,281 to $75,550 $1,759 $78,521 to

$86,000 $2,023 $88,761 to $97,200 $2,287


4

$25,600 to $50,350 $732 $26,760 to

$50,350 $770 $31,680 to $50,350 $891 $40,760 to

$50,350 $1,146 $45,680 to $53,800 $1,262 $52,480 to

$61,880 $1,452 $59,360 to $69,960 $1,641

$50,351 to $67,100 $827 $50,351 to

$67,100 $870 $50,351 to $67,100 $1,006 $50,351 to

$67,100 $1,294 $53,801 to $68,280 $1,425 $61,881 to

$78,520 $1,639 $69,961 to $88,760 $1,853

$67,101 to $83,900 $1,021 $67,101 to

$83,900 $1,074 $67,101 to $83,900 $1,242 $67,101 to

$83,900 $1,598 $68,281 to $83,900 $1,759 $78,521 to

$86,000 $2,023 $88,761 to $97,200 $2,287


5

$25,600 to $54,400 $732 $26,760 to

$54,400 $770 $31,680 to $54,400 $891 $40,760 to

$54,400 $1,146 $45,680 to $54,400 $1,262 $52,480 to

$61,880 $1,452 $59,360 to $69,960 $1,641

$54,401 to $72,500 $827 $54,401 to

$72,500 $870 $54,401 to $72,500 $1,006 $54,401 to

$72,500 $1,294 $54,401 to $72,500 $1,425 $61,881 to

$78,520 $1,639 $69,961 to $88,760 $1,853

$72,501 to $90,650 $1,021 $72,501 to

$90,650 $1,074 $72,501 to $90,650 $1,242 $72,501 to

$90,650 $1,598 $72,501 to $90,650 $1,759 $78,521 to

$90,650 $2,023 $88,761 to $97,200 $2,287




EXHIBIT 2 – 2016 FLAT RENT SCHEDULE - For 1st Quarter Annuals ONLY

Household Size





Three Rooms Adjusted Net

Household Income After Deductions

Four Rooms Adjusted Net


Five Rooms Adjusted Net


Six Rooms Adjusted Net


Seven Rooms


Income After

Deductions

Eight Rooms

2016 2016 2016 2016 2016 2016 2016

6

$25,600 to $58,450 $732 $26,760 to

$58,450 $770 $31,680 to $58,450 $891 $40,760 to

$58,450 $1,146 $45,680 to $58,450 $1,262 $52,480 to

$61,880 $1,452 $59,360 to $69,960 $1,641

$58,451 to $77,850 $827 $58,451 to

$77,850 $870 $58,451 to $77,850 $1,006 $58,451 to

$77,850 $1,294 $58,451 to $77,850 $1,425 $61,881 to

$78,520 $1,639 $69,961 to $88,760 $1,853

$77,851 to $97,350 $1,021 $77,851 to

$97,350 $1,074 $77,851 to $97,350 $1,242 $77,851 to

$97,350 $1,598 $77,851 to $97,350 $1,759 $78,521 to

$97,350 $2,023 $88,761 to $97,350 $2,287


7

$25,600 to $62,450 $732 $26,760 to

$62,450 $770 $31,680 to $62,450 $891 $40,760 to

$62,450 $1,146 $45,680 to $62,450 $1,262 $52,480 to

$62,450 $1,452 $59,360 to $69,960 $1,641

$62,451 to $83,250 $827 $62,451 to

$83,250 $870 $62,451 to $83,250 $1,006 $62,451 to

$83,250 $1,294 $62,451 to $83,250 $1,425 $62,451 to

$83,250 $1,639 $69,961 to $88,760 $1,853

$83,251 to $104,050 $1,021 $83,251 to

$104,050 $1,074 $83,251 to $104,050 $1,242 $83,251 to

$104,050 $1,598 $83,251 to $104,050 $1,759 $83,251 to

$104,050 $2,023 $88,761 to $104,050 $2,287


8

$25,600 to $66,500 $732 $26,760 to

$66,500 $770 $31,680 to $66,500 $891 $40,760 to

$66,500 $1,146 $45,680 to $66,500 $1,262 $52,480 to

$66,500 $1,452 $59,360 to $69,960 $1,641

$66,501 to $88,600 $827 $66,501 to

$88,600 $870 $66,501 to $88,600 $1,006 $66,501 to

$88,600 $1,294 $66,501 to $88,600 $1,425 $66,501 to

$88,600 $1,639 $69,961 to $88,760 $1,853

$88,601 to $110,750 $1,021 $88,601 to

$110,750 $1,074 $88,601 to $110,750 $1,242 $88,601 to

$110,750 $1,598 $88,601 to $110,750 $1,759 $88,601 to

$110,750 $2,023 $88,761 to $110,750 $2,287


9

$25,600 to $70,500 $732 $26,760 to

$70,500 $770 $31,680 to $70,500 $891 $40,760 to

$70,500 $1,146 $45,680 to $70,500 $1,262 $52,480 to

$70,500 $1,452 $59,360 to $70,500 $1,641

$70,501 to $93,950 $827 $70,501 to

$93,950 $870 $70,501 to $93,950 $1,006 $70,501 to

$93,950 $1,294 $70,501 to $93,950 $1,425 $70,501 to

$93,950 $1,639 $70,501 to $93,950 $1,853

$93,951 to $117,500 $1,021 $93,951 to

$117,500 $1,074 $93,951 to $117,500 $1,242 $93,951 to

$117,500 $1,598 $93,951 to $117,500 $1,759 $93,951 to

$117,500 $2,023 $93,951 to $117,500 $2,287


10

$25,600 to $74,550 $732 $26,760 to

$74,550 $770 $31,680 to $74,550 $891 $40,760 to

$74,550 $1,146 $45,680 to $74,550 $1,262 $52,480 to

$74,550 $1,452 $59,360 to $74,550 $1,641

$74,551 to $99,350 $827 $74,551 to

$99,350 $870 $74,551 to $99,350 $1,006 $74,551 to

$99,350 $1,294 $74,551 to $99,350 $1,425 $74,551 to

$99,350 $1,639 $74,551 to $99,350 $1,853

$99,351 to $124,200 $1,021 $99,351 to

$124,200 $1,074 $99,351 to $124,200 $1,242 $99,351 to

$124,200 $1,598 $99,351 to $124,200 $1,759 $99,351 to

$124,200 $2,023 $99,351 to $124,200 $2,287




EXHIBIT 2 – 2016 FLAT RENT SCHEDULE - For 1st Quarter Annuals ONLY

Household Size













Seven Rooms Adjusted Net


Eight Rooms

2016 2016 2016 2016 2016 2016 2016

11

$25,600 to $78,550 $732 $26,760 to

$78,550 $770 $31,680 to $78,550 $891 $40,760 to

$78,550 $1,146 $45,680 to $78,550 $1,262 $52,480 to

$78,550 $1,452 $59,360 to $78,550 $1,641

$78,551 to $104,700 $827 $78,551 to

$104,700 $870 $78,551 to $104,700 $1,006 $78,551 to

$104,700 $1,294 $78,551 to $104,700 $1,425 $78,551 to

$104,700 $1,639 $78,551 to $104,700 $1,853

$104,701 to $130,900 $1,021 $104,701 to

$130,900 $1,074 $104,701 to $130,900 $1,242 $104,701 to

$130,900 $1,598 $104,701 to $130,900 $1,759 $104,701 to

$130,900 $2,023 $104,701 to $130,900 $2,287

Above $130,900 $1,085 Above $130,900 $1,141 Above $130,900 $1,320 Above $130,900 $1,697 Above $130,900 $1,869 Above $130,900 $2,150 Above

$130,900 $2,430

12

$25,600 to $82,600 $732 $26,760 to

$82,600 $770 $31,680 to $82,600 $891 $40,760 to

$82,600 $1,146 $45,680 to $82,600 $1,262 $52,480 to

$82,600 $1,452 $59,360 to $82,600 $1,641

$82,601 to $110,050 $827 $82,601 to

$110,050 $870 $82,601 to $110,050 $1,006 $82,601 to

$110,050 $1,294 $82,601 to $110,050 $1,425 $82,601 to

$110,050 $1,639 $82,601 to $110,050 $1,853

$110,051 to $137,600 $1,021 $110,051 to

$137,600 $1,074 $110,051 to $137,600 $1,242 $110,051 to

$137,600 $1,598 $110,051 to $137,600 $1,759 $110,051 to

$137,600 $2,023 $110,051 to $137,600 $2,287


$137,600 $2,430

13

$25,600 to $86,650 $732 $26,760 to

$86,650 $770 $31,680 to $86,650 $891 $40,760 to

$86,650 $1,146 $45,680 to $86,650 $1,262 $52,480 to

$86,650 $1,452 $59,360 to $86,650 $1,641

$86,651 to $115,450 $827 $86,651 to

$115,450 $870 $86,651 to $115,450 $1,006 $86,651 to

$115,450 $1,294 $86,651 to $115,450 $1,425 $86,651 to

$115,450 $1,639 $86,651 to $115,450 $1,853

$115,451 to $144,350 $1,021 $115,451 to

$144,350 $1,074 $115,451 to $144,350 $1,242 $115,451 to

$144,350 $1,598 $115,451 to $144,350 $1,759 $115,451 to

$144,350 $2,023 $115,451 to $144,350 $2,287


$144,350 $2,430

14

$25,600 to $90,650 $732 $26,760 to

$90,650 $770 $31,680 to $90,650 $891 $40,760 to

$90,650 $1,146 $45,680 to $90,650 $1,262 $52,480 to

$90,650 $1,452 $59,360 to $90,650 $1,641

$90,651 to $120,800 $827 $90,651 to

$120,800 $870 $90,651 to $120,800 $1,006 $90,651 to

$120,800 $1,294 $90,651 to $120,800 $1,425 $90,651 to

$120,800 $1,639 $90,651 to $120,800 $1,853

$120,801 to $151,050 $1,021 $120,801 to

$151,050 $1,074 $120,801 to $151,050 $1,242 $120,801 to

$151,050 $1,598 $120,801 to $151,050 $1,759 $120,801 to

$151,050 $2,023 $120,801 to $151,050 $2,287


$151,050 $2,430

15

$25,600 to $94,700 $732 $26,760 to

$94,700 $770 $31,680 to $94,700 $891 $40,760 to

$94,700 $1,146 $45,680 to $94,700 $1,262 $52,480 to

$94,700 $1,452 $59,360 to $94,700 $1,641

$94,701 to $126,150 $827 $94,701 to

$126,150 $870 $94,701 to $126,150 $1,006 $94,701 to

$126,150 $1,294 $94,701 to $126,150 $1,425 $94,701 to

$126,150 $1,639 $94,701 to $126,150 $1,853

$126,151 to $157,750 $1,021 $126,151 to

$157,750 $1,074 $126,151 to $157,750 $1,242 $126,151 to

$157,750 $1,598 $126,151 to $157,750 $1,759 $126,151 to

$157,750 $2,023 $126,151 to $157,750 $2,287


$157,750 $2,430

Directions for Reading the NEW 2016 Flat Rent Schedule Step 1: Find the total household size in the column on the left side of the table. Total household size is the number of persons authorized to live in the apartment. Step 2: Find the apartment size based on the number of rooms in the apartment in the row across the top of the table. Step 3: The new rent is based on the household's total adjusted net household income after deductions within the income range, by household size and apartment size. Example: A four person household (see the Household Size 4 row) in a four room apartment with a total adjusted income after deductions of $41,500 (see Total Adjusted Net Household Income after Deductions column)

Rent is $891.



EXHIBIT 2 – 2016 FLAT RENT SCHEDULE – For 2nd, 3rd, and 4th Quarters Only

For Current Tenants – EFFECTIVE ON OR AFTER SECOND QUARTER, 2016 ANNUAL INCOME REVIEWS (2ND Quarter Effective Date: 8/1/2016) For New And Transferring Tenants – EFFECTIVE FOR MOVE-IN CHARGE-FROM DATES THAT ARE ON OR AFTER AUGUST 1, 2016.

Household Size














Net Household

Income After

Deductions

Eight Rooms

2016 2016 2016 2016 2016 2016 2016

1

$27,480 to $35,250 $861 $28,680 to

$35,250 $902 $34,000 to $38,360 $1,054 $43,720 to

$49,360 $1,355 $49,000 to $55,320 $1,502 $56,320 to

$63,600 $1,727 $63,680 to $71,920 $1,953

$35,251 to $47,000 $905 $35,251 to

$47,000 $948 $38,361 to $47,400 $1,108 $49,361 to

$60,920 $1,426 $55,321 to $68,280 $1,581 $63,601 to

$78,520 $1,818 $71,921 to $88,760 $2,056

$47,001 to $58,750 $1,034 $47,001 to

$58,750 $1,086 $47,401 to $58,750 $1,257 $60,921 to

$64,720 $1,617 $68,281 to $72,560 $1,779 $78,521 to

$83,440 $2,046 $88,761 to $94,320 $2,313


2

$27,480 to $40,300 $861 $28,680 to

$40,300 $902 $34,000 to $40,300 $1,054 $43,720 to

$49,360 $1,355 $49,000 to $55,320 $1,502 $56,320 to

$63,600 $1,727 $63,680 to $71,920 $1,953

$40,301 to $53,700 $905 $40,301 to

$53,700 $948 $40,301 to $53,700 $1,108 $49,361 to

$60,920 $1,426 $55,321 to $68,280 $1,581 $63,601 to

$78,520 $1,818 $71,921 to $88,760 $2,056

$53,701 to $67,150 $1,034 $53,701 to

$67,150 $1,086 $53,701 to $67,150 $1,257 $60,921 to

$67,150 $1,617 $68,281 to $72,560 $1,779 $78,521 to

$83,440 $2,046 $88,761 to $94,320 $2,313


3

$27,480 to $45,350 $861 $28,680 to

$45,350 $902 $34,000 to $45,350 $1,054 $43,720 to

$49,360 $1,355 $49,000 to $55,320 $1,502 $56,320 to

$63,600 $1,727 $63,680 to $71,920 $1,953

$45,351 to $60,400 $905 $45,351 to

$60,400 $948 $45,351 to $60,400 $1,108 $49,361 to

$60,920 $1,426 $55,321 to $68,280 $1,581 $63,601 to

$78,520 $1,818 $71,921 to $88,760 $2,056

$60,401 to $75,550 $1,034 $60,401 to

$75,550 $1,086 $60,401 to $75,550 $1,257 $60,921 to

$75,550 $1,617 $68,281 to $75,560 $1,779 $78,521 to

$83,440 $2,046 $88,761 to $94,320 $2,313


4

$27,480 to $50,350 $861 $28,680 to

$50,350 $902 $34,000 to $50,350 $1,054 $43,720 to

$50,350 $1,355 $49,000 to $55,320 $1,502 $56,320 to

$63,600 $1,727 $63,680 to $71,920 $1,953

$50,351 to $67,100 $905 $50,351 to

$67,100 $948 $50,351 to $67,100 $1,108 $50,351 to

$67,100 $1,426 $55,321 to $68,280 $1,581 $63,601 to

$78,520 $1,818 $71,921 to $88,760 $2,056

$67,101 to $83,900 $1,034 $67,101 to

$83,900 $1,086 $67,101 to $83,900 $1,257 $67,101 to

$83,900 $1,617 $68,281 to $83,900 $1,779 $78,521 to

$83,900 $2,046 $88,761 to $94,320 $2,313


5

$27,480 to $54,400 $861 $28,680 to

$54,400 $902 $34,000 to $54,400 $1,054 $43,720 to

$54,400 $1,355 $49,000 to $55,320 $1,502 $56,320 to

$63,600 $1,727 $63,680 to $71,920 $1,953

$54,401 to $72,500 $905 $54,401 to

$72,500 $948 $54,401 to $72,500 $1,108 $54,401 to

$72,500 $1,426 $55,321 to $72,500 $1,581 $63,601 to

$78,520 $1,818 $71,921 to $88,760 $2,056

$72,501 to $90,650 $1,034 $72,501 to

$90,650 $1,086 $72,501 to $90,650 $1,257 $72,501 to

$90,650 $1,617 $72,501 to $90,650 $1,779 $78,521 to

$90,650 $2,046 $88,761 to $94,320 $2,313





Household Size













Seven Rooms


Income After

Deductions

Eight Rooms

2016 2016 2016 2016 2016 2016 2016

6

$27,480 to $58,450 $861 $28,680 to

$58,450 $902 $34,000 to $58,450 $1,054 $43,720 to

$58,450 $1,355 $49,000 to $58,450 $1,502 $56,320 to

$63,600 $1,727 $63,680 to $71,920 $1,953

$58,451 to $77,850 $905 $58,451 to

$77,850 $948 $58,451 to $77,850 $1,108 $58,451 to

$77,850 $1,426 $58,451 to $77,850 $1,581 $63,601 to

$78,520 $1,818 $71,921 to $88,760 $2,056

$77,851 to $97,350 $1,034 $77,851 to

$97,350 $1,086 $77,851 to $97,350 $1,257 $77,851 to

$97,350 $1,617 $77,851 to $97,350 $1,779 $78,521 to

$97,350 $2,046 $88,761 to $97,350 $2,313


7

$27,480 to $62,450 $861 $28,680 to

$62,450 $902 $34,000 to $62,450 $1,054 $43,720 to

$62,450 $1,355 $49,000 to $62,450 $1,502 $56,320 to

$63,600 $1,727 $63,680 to $71,920 $1,953

$62,451 to $83,250 $905 $62,451 to

$83,250 $948 $62,451 to $83,250 $1,108 $62,451 to

$83,250 $1,426 $62,451 to $83,250 $1,581 $63,601 to

$83,250 $1,818 $71,921 to $88,760 $2,056

$83,251 to $104,050 $1,034 $83,251 to

$104,050 $1,086 $83,251 to $104,050 $1,257 $83,251 to

$104,050 $1,617 $83,251 to $104,050 $1,779 $83,251 to

$104,050 $2,046 $88,761 to $104,050 $2,313


8

$27,480 to $66,500 $861 $28,680 to

$66,500 $902 $34,000 to $66,500 $1,054 $43,720 to

$66,500 $1,355 $49,000 to $66,500 $1,502 $56,320 to

$66,500 $1,727 $63,680 to $71,920 $1,953

$66,501 to $88,600 $905 $66,501 to

$88,600 $948 $66,501 to $88,600 $1,108 $66,501 to

$88,600 $1,426 $66,501 to $88,600 $1,581 $66,501 to

$88,600 $1,818 $71,921 to $88,760 $2,056

$88,601 to $110,750 $1,034 $88,601 to

$110,750 $1,086 $88,601 to $110,750 $1,257 $88,601 to

$110,750 $1,617 $88,601 to $110,750 $1,779 $88,601 to

$110,750 $2,046 $88,761 to $110,750 $2,313


9

$27,480 to $70,500 $861 $28,680 to

$70,500 $902 $34,000 to $70,500 $1,054 $43,720 to

$70,500 $1,355 $49,000 to $70,500 $1,502 $56,320 to

$70,500 $1,727 $63,680 to $71,920 $1,953

$70,501 to $93,950 $905 $70,501 to

$93,950 $948 $70,501 to $93,950 $1,108 $70,501 to

$93,950 $1,426 $70,501 to $93,950 $1,581 $70,501 to

$93,950 $1,818 $71,921 to $93,950 $2,056

$93,951 to $117,500 $1,034 $93,951 to

$117,500 $1,086 $93,951 to $117,500 $1,257 $93,951 to

$117,500 $1,617 $93,951 to $117,500 $1,779 $93,951 to

$117,500 $2,046 $93,951 to $117,500 $2,313


10

$27,480 to $74,550 $861 $28,680 to

$74,550 $902 $34,000 to $74,550 $1,054 $43,720 to

$74,550 $1,355 $49,000 to $74,550 $1,502 $56,320 to

$74,550 $1,727 $63,680 to $74,550 $1,953

$74,551 to $99,350 $905 $74,551 to

$99,350 $948 $74,551 to $99,350 $1,108 $74,551 to

$99,350 $1,426 $74,551 to $99,350 $1,581 $74,551 to

$99,350 $1,818 $74,551 to $99,350 $2,056

$99,351 to $124,200 $1,034 $99,351 to

$124,200 $1,086 $99,351 to $124,200 $1,257 $99,351 to

$124,200 $1,617 $99,351 to $124,200 $1,779 $99,351 to

$124,200 $2,046 $99,351 to $124,200 $2,313





Household Size















Eight Rooms

2016 2016 2016 2016 2016 2016 2016

11

$27,480 to $78,550 $861 $28,680 to

$78,550 $902 $34,000 to $78,550 $1,054 $43,720 to

$78,550 $1,355 $49,000 to $78,550 $1,502 $56,320 to

$78,550 $1,727 $63,680 to $78,550 $1,953

$78,551 to $104,700 $905 $78,551 to

$104,700 $948 $78,551 to $104,700 $1,108 $78,551 to

$104,700 $1,426 $78,551 to $104,700 $1,581 $78,551 to

$104,700 $1,818 $78,551 to $104,700 $2,056

$104,701 to $130,900 $1,034 $104,701 to

$130,900 $1,086 $104,701 to $130,900 $1,257 $104,701 to

$130,900 $1,617 $104,701 to $130,900 $1,779 $104,701 to

$130,900 $2,046 $104,701 to $130,900 $2,313


$130,900 $2,457

12

$27,480 to $82,600 $861 $28,680 to

$82,600 $902 $34,000 to $82,600 $1,054 $43,720 to

$82,600 $1,355 $49,000 to $82,600 $1,502 $56,320 to

$82,600 $1,727 $63,680 to $82,600 $1,953

$82,601 to $110,050 $905 $82,601 to

$110,050 $948 $82,601 to $110,050 $1,108 $82,601 to

$110,050 $1,426 $82,601 to $110,050 $1,581 $82,601 to

$110,050 $1,818 $82,601 to $110,050 $2,056

$110,051 to $137,600 $1,034 $110,051 to

$137,600 $1,086 $110,051 to $137,600 $1,257 $110,051 to

$137,600 $1,617 $110,051 to $137,600 $1,779 $110,051 to

$137,600 $2,046 $110,051 to $137,600 $2,313


$137,600 $2,457

13

$27,480 to $86,650 $861 $28,680 to

$86,650 $902 $34,000 to $86,650 $1,054 $43,720 to

$86,650 $1,355 $49,000 to $86,650 $1,502 $56,320 to

$86,650 $1,727 $63,680 to $86,650 $1,953

$86,651 to $115,450 $905 $86,651 to

$115,450 $948 $86,651 to $115,450 $1,108 $86,651 to

$115,450 $1,426 $86,651 to $115,450 $1,581 $86,651 to

$115,450 $1,818 $86,651 to $115,450 $2,056

$115,451 to $144,350 $1,034 $115,451 to

$144,350 $1,086 $115,451 to $144,350 $1,257 $115,451 to

$144,350 $1,617 $115,451 to $144,350 $1,779 $115,451 to

$144,350 $2,046 $115,451 to $144,350 $2,313


$144,350 $2,457

14

$27,480 to $90,650 $861 $28,680 to

$90,650 $902 $34,000 to $90,650 $1,054 $43,720 to

$90,650 $1,355 $49,000 to $90,650 $1,502 $56,320 to

$90,650 $1,727 $63,680 to $90,650 $1,953

$90,651 to $120,800 $905 $90,651 to

$120,800 $948 $90,651 to $120,800 $1,108 $90,651 to

$120,800 $1,426 $90,651 to $120,800 $1,581 $90,651 to

$120,800 $1,818 $90,651 to $120,800 $2,056

$120,801 to $151,050 $1,034 $120,801 to

$151,050 $1,086 $120,801 to $151,050 $1,257 $120,801 to

$151,050 $1,617 $120,801 to $151,050 $1,779 $120,801 to

$151,050 $2,046 $120,801 to $151,050 $2,313


$151,050 $2,457

15

$27,480 to $94,700 $861 $28,680 to

$94,700 $902 $34,000 to $94,700 $1,054 $43,720 to

$94,700 $1,355 $49,000 to $94,700 $1,502 $56,320 to

$94,700 $1,727 $63,680 to $94,700 $1,953

$94,701 to $126,150 $905 $94,701 to

$126,150 $948 $94,701 to $126,150 $1,108 $94,701 to

$126,150 $1,426 $94,701 to $126,150 $1,581 $94,701 to

$126,150 $1,818 $94,701 to $126,150 $2,056

$126,151 to $157,750 $1,034 $126,151 to

$157,750 $1,086 $126,151 to $157,750 $1,257 $126,151 to

$157,750 $1,617 $126,151 to $157,750 $1,779 $126,151 to

$157,750 $2,046 $126,151 to $157,750 $2,313


$157,750 $2,457

Directions for Reading the NEW 2016 Flat Rent Schedule Step 1: Find the total household size in the column on the left side of the table. Total household size is the number of persons authorized to live in the apartment. Step 2: Find the apartment size based on the number of rooms in the apartment in the row across the top of the table. Step 3: The new rent is based on the household's total adjusted net household income after deductions within the income range, by household size and apartment size. Example: A four person household (see the Household Size 4 row) in a four room apartment with a total adjusted income after deductions of $41,500 (see Total Adjusted Net Household Income after Deductions column) Rent is $1,054. .



EXHIBIT 2 – 2015 FLAT RENT SCHEDULE – 1st, 2nd and 3rd Quarters

For Current Tenants – Annual Income Reviews- Effective From: 1st Quarter, 2015 (Effective: 5/1/2015)–Through: 3rd Quarter 2015 (Effective: 11/1/2015) For New And Transferring Tenants – EFFECTIVE FOR MOVE-IN CHARGE-FROM DATES From January 1, 2015 – October 31, 2015.

Household Size














Net Household

Income After

Deductions

Eight Rooms

2015 2015 2015 2015 2015 2015 2015

1

$25,600 to $35,250 $640 $26,760 to

$35,250 $669 $31,680 to $37,320 $792 $40,760 to

$48,000 $1,019 $45,680 to $53,800 $1,142 $52,480 to

$61,880 $1,312 $59,360 to $69,960 $1,484

$35,251 to $47,000 $754 $35,251 to

$47,000 $787 $37,321 to $47,400 $933 $48,001 to

$60,920 $1,200 $53,801 to $68,280 $1,345 $61,881 to

$78,520 $1,547 $69,961 to $88,760 $1,749

$47,001 to $58,750 $957 $47,001 to

$58,750 $999 $47,401 to $58,750 $1,185 $60,921 to

$64,720 $1,523 $68,281 to $72,560 $1,707 $78,521 to

$83,440 $1,963 $88,761 to $94,320 $2,219


2

$25,600 to $40,300 $640 $26,760 to

$40,300 $669 $31,680 to $40,300 $792 $40,760 to

$48,000 $1,019 $45,680 to $53,800 $1,142 $52,480 to

$61,880 $1,312 $59,360 to $69,960 $1,484

$40,301 to $53,700 $754 $40,301 to

$53,700 $787 $40,301 to $53,700 $933 $48,001 to

$60,920 $1,200 $53,801 to $68,280 $1,345 $61,881 to

$78,520 $1,547 $69,961 to $88,760 $1,749

$53,701 to $67,150 $957 $53,701 to

$67,150 $999 $53,701 to $67,150 $1,185 $60,921 to

$67,150 $1,523 $68,281 to $72,560 $1,707 $78,521 to

$83,440 $1,963 $88,761 to $94,320 $2,219


3

$25,600 to $45,350 $640 $26,760 to

$45,350 $669 $31,680 to $45,350 $792 $40,760 to

$48,000 $1,019 $45,680 to $53,800 $1,142 $52,480 to

$61,880 $1,312 $59,360 to $69,960 $1,484

$45,351 to $60,400 $754 $45,351 to

$60,400 $787 $45,351 to $60,400 $933 $48,001 to

$60,920 $1,200 $53,801 to $68,280 $1,345 $61,881 to

$78,520 $1,547 $69,961 to $88,760 $1,749

$60,401 to $75,550 $957 $60,401 to

$75,550 $999 $60,401 to $75,550 $1,185 $60,921 to

$75,550 $1,523 $68,281 to $75,550 $1,707 $78,521 to

$83,440 $1,963 $88,761 to $94,320 $2,219


4

$25,600 to $50,350 $640 $26,760 to

$50,350 $669 $31,680 to $50,350 $792 $40,760 to

$50,350 $1,019 $45,680 to $53,800 $1,142 $52,480 to

$61,880 $1,312 $59,360 to $69,960 $1,484

$50,351 to $67,100 $754 $50,351 to

$67,100 $787 $50,351 to $67,100 $933 $50,351 to

$67,100 $1,200 $53,801 to $68,280 $1,345 $61,881 to

$78,520 $1,547 $69,961 to $88,760 $1,749

$67,101 to $83,900 $957 $67,101 to

$83,900 $999 $67,101 to $83,900 $1,185 $67,101 to

$83,900 $1,523 $68,281 to $83,900 $1,707 $78,521 to

$83,900 $1,963 $88,761 to $94,320 $2,219


5

$25,600 to $54,400 $640 $26,760 to

$54,400 $669 $31,680 to $54,400 $792 $40,760 to

$54,400 $1,019 $45,680 to $54,400 $1,142 $52,480 to

$61,880 $1,312 $59,360 to $69,960 $1,484

$54,401 to $72,500 $754 $54,401 to

$72,500 $787 $54,401 to $72,500 $933 $54,401 to

$72,500 $1,200 $54,401 to $72,500 $1,345 $61,881 to

$78,520 $1,547 $69,961 to $88,760 $1,749

$72,501 to $90,650 $957 $72,501 to

$90,650 $999 $72,501 to $90,650 $1,185 $72,501 to

$90,650 $1,523 $72,501 to $90,650 $1,707 $78,521 to

$90,650 $1,963 $88,761 to $94,320 $2,219





Household Size













Seven Rooms


Income After

Deductions

Eight Rooms

2015 2015 2015 2015 2015 2015 2015

6

$25,600 to $58,450 $640 $26,760 to

$58,450 $669 $31,680 to $58,450 $792 $40,760 to

$58,450 $1,019 $45,680 to $58,450 $1,142 $52,480 to

$61,880 $1,312 $59,360 to $69,960 $1,484

$58,451 to $77,850 $754 $58,451 to

$77,850 $787 $58,451 to $77,850 $933 $58,451 to

$77,850 $1,200 $58,451 to $77,850 $1,345 $61,881 to

$78,520 $1,547 $69,961 to $88,760 $1,749

$77,851 to $97,350 $957 $77,851 to

$97,350 $999 $77,851 to $97,350 $1,185 $77,851 to

$97,350 $1,523 $77,851 to $97,350 $1,707 $78,521 to

$97,350 $1,963 $88,761 to $97,350 $2,219


7

$25,600 to $62,450 $640 $26,760 to

$62,450 $669 $31,680 to $62,450 $792 $40,760 to

$62,450 $1,019 $45,680 to $62,450 $1,142 $52,480 to

$62,450 $1,312 $59,360 to $69,960 $1,484

$62,451 to $83,250 $754 $62,451 to

$83,250 $787 $62,451 to $83,250 $933 $62,451 to

$83,250 $1,200 $62,451 to $83,250 $1,345 $62,451 to

$83,250 $1,547 $69,961 to $88,760 $1,749

$83,251 to $104,050 $957 $83,251 to

$104,050 $999 $83,251 to $104,050 $1,185 $83,251 to

$104,050 $1,523 $83,251 to $104,050 $1,707 $83,251 to

$104,050 $1,963 $88,761 to $104,050 $2,219


8

$25,600 to $66,500 $640 $26,760 to

$66,500 $669 $31,680 to $66,500 $792 $40,760 to

$66,500 $1,019 $45,680 to $66,500 $1,142 $52,480 to

$66,500 $1,312 $59,360 to $69,960 $1,484

$66,501 to $88,600 $754 $66,501 to

$88,600 $787 $66,501 to $88,600 $933 $66,501 to

$88,600 $1,200 $66,501 to $88,600 $1,345 $66,501 to

$88,600 $1,547 $69,961 to $88,760 $1,749

$88,601 to $110,750 $957 $88,601 to

$110,750 $999 $88,601 to $110,750 $1,185 $88,601 to

$110,750 $1,523 $88,601 to $110,750 $1,707 $88,601 to

$110,750 $1,963 $88,761 to $110,750 $2,219


9

$25,600 to $70,500 $640 $26,760 to

$70,500 $669 $31,680 to $70,500 $792 $40,760 to

$70,500 $1,019 $45,680 to $70,500 $1,142 $52,480 to

$70,500 $1,312 $59,360 to $70,500 $1,484

$70,501 to $93,950 $754 $70,501 to

$93,950 $787 $70,501 to $93,950 $933 $70,501 to

$93,950 $1,200 $70,501 to $93,950 $1,345 $70,501 to

$93,950 $1,547 $70,501 to $93,950 $1,749

$93,951 to $117,500 $957 $93,951 to

$117,500 $999 $93,951 to $117,500 $1,185 $93,951 to

$117,500 $1,523 $93,951 to $117,500 $1,707 $93,951 to

$117,500 $1,963 $93,951 to $117,500 $2,219


10

$25,600 to $74,550 $640 $26,760 to

$74,550 $669 $31,680 to $74,550 $792 $40,760 to

$74,550 $1,019 $45,680 to $74,550 $1,142 $52,480 to

$74,550 $1,312 $59,360 to $74,550 $1,484

$74,551 to $99,350 $754 $74,551 to

$99,350 $787 $74,551 to $99,350 $933 $74,551 to

$99,350 $1,200 $74,551 to $99,350 $1,345 $74,551 to

$99,350 $1,547 $74,551 to $99,350 $1,749

$99,351 to $124,200 $957 $99,351 to

$124,200 $999 $99,351 to $124,200 $1,185 $99,351 to

$124,200 $1,523 $99,351 to $124,200 $1,707 $99,351 to

$124,200 $1,963 $99,351 to $124,200 $2,219





Household Size















Eight Rooms

2015 2015 2015 2015 2015 2015 2015

11

$25,600 to $78,550 $640 $26,760 to

$78,550 $669 $31,680 to $78,550 $792 $40,760 to

$78,550 $1,019 $45,680 to $78,550 $1,142 $52,480 to

$78,550 $1,312 $59,360 to $78,550 $1,484

$78,551 to $104,700 $754 $78,551 to

$104,700 $787 $78,551 to $104,700 $933 $78,551 to

$104,700 $1,200 $78,551 to $104,700 $1,345 $78,551 to

$104,700 $1,547 $78,551 to $104,700 $1,749

$104,701 to $130,900 $957 $104,701 to

$130,900 $999 $104,701 to $130,900 $1,185 $104,701 to

$130,900 $1,523 $104,701 to $130,900 $1,707 $104,701 to

$130,900 $1,963 $104,701 to $130,900 $2,219

Above $130,900 $1,017 Above $130,900 $1,062 Above $130,900 $1,259 Above $130,900 $1,618 Above $130,900 $1.814 Above $130,900 $2,086 Above

$130,900 $2,358

12

$25,600 to $82,600 $640 $26,760 to

$82,600 $669 $31,680 to $82,600 $792 $40,760 to

$82,600 $1,019 $45,680 to $82,600 $1,142 $52,480 to

$82,600 $1,312 $59,360 to $82,600 $1,484

$82,601 to $110,050 $754 $82,601 to

$110,050 $787 $82,601 to $110,050 $933 $82,601 to

$110,050 $1,200 $82,601 to $110,050 $1,345 $82,601 to

$110,050 $1,547 $82,601 to $110,050 $1,749

$110,051 to $137,600 $957 $110,051 to

$137,600 $999 $110,051 to $137,600 $1,185 $110,051 to

$137,600 $1,523 $110,051 to $137,600 $1,707 $110,051 to

$137,600 $1,963 $110,051 to $137,600 $2,219


$137,600 $2,358

13

$25,600 to $86,650 $640 $26,760 to

$86,650 $669 $31,680 to $86,650 $792 $40,760 to

$86,650 $1,019 $45,680 to $86,650 $1,142 $52,480 to

$86,650 $1,312 $59,360 to $86,650 $1,484

$86,651 to $115,450 $754 $86,651 to

$115,450 $787 $86,651 to $115,450 $933 $86,651 to

$115,450 $1,200 $86,651 to $115,450 $1,345 $86,651 to

$115,450 $1,547 $86,651 to $115,450 $1,749

$115,451 to $144,350 $957 $115,451 to

$144,350 $999 $115,451 to $144,350 $1,185 $115,451 to

$144,350 $1,523 $115,451 to $144,350 $1,707 $115,451 to

$144,350 $1,963 $115,451 to $144,350 $2,219


$144,350 $2,358

14

$25,600 to $90,650 $640 $26,760 to

$90,650 $669 $31,680 to $90,650 $792 $40,760 to

$90,650 $1,019 $45,680 to $90,650 $1,142 $52,480 to

$90,650 $1,312 $59,360 to $90,650 $1,484

$90,651 to $120,800 $754 $90,651 to

$120,800 $787 $90,651 to $120,800 $933 $90,651 to

$120,800 $1,200 $90,651 to $120,800 $1,345 $90,651 to

$120,800 $1,547 $90,651 to $120,800 $1,749

$120,801 to $151,050 $957 $120,801 to

$151,050 $999 $120,801 to $151,050 $1,185 $120,801 to

$151,050 $1,523 $120,801 to $151,050 $1,707 $120,801 to

$151,050 $1,963 $120,801 to $151,050 $2,219


$151,050 $2,358

15

$25,600 to $94,700 $640 $26,760 to

$94,700 $669 $31,680 to $94,700 $792 $40,760 to

$94,700 $1,019 $45,680 to $94,700 $1,142 $52,480 to

$94,700 $1,312 $59,360 to $94,700 $1,484

$94,701 to $126,150 $754 $94,701 to

$126,150 $787 $94,701 to $126,150 $933 $94,701 to

$126,150 $1,200 $94,701 to $126,150 $1,345 $94,701 to

$126,150 $1,547 $94,701 to $126,150 $1,749

$126,151 to $157,750 $957 $126,151 to

$157,750 $999 $126,151 to $157,750 $1,185 $126,151 to

$157,750 $1,523 $126,151 to $157,750 $1,707 $126,151 to

$157,750 $1,963 $126,151 to $157,750 $2,219


$157,750 $2,358

Directions for Reading the 2015 Flat Rent Schedule Step 1: Find the total household size in the column on the left side of the table. Total household size is the number of persons authorized to live in the apartment. Step 2: Find the apartment size based on the number of rooms in the apartment in the row across the top of the table. Step 3: The new rent is based on the household's total adjusted net household income after deductions within the income range, by household size and apartment size. Example: A four person household (see the Household Size 4 row) in a four room apartment with a total adjusted income after deductions of $41,500 (see Total Adjusted Net Household Income after Deductions column)

Rent is $792



EXHIBIT 2 –2015 FLAT RENT SCHEDULE - 4th Quarter Only

For Current Tenants – Annual Income Reviews- ONLY 4th Quarter, 2015 (Effective: 11/1/2015) For New And Transferring Tenants – EFFECTIVE FOR MOVE-IN CHARGE-FROM DATES From November 1, 2015 – December 31, 2015.

Household Size














Net Household

Income After

Deductions

Eight Rooms

2015 2015 2015 2015 2015 2015 2015

1

$25,600 to $35,250 $687 $26,760 to

$35,250 $717 $31,680 to $37,320 $850 $40,760 to

$48,000 $1,093 $45,680 to $53,800 $1,225 $52,480 to

$61,880 $1,408 $59,360 to $69,960 $1,592

$35,251 to $47,000 $775 $35,251 to

$47,000 $810 $37,321 to $47,400 $959 $48,001 to

$60,920 $1,234 $53,801 to $68,280 $1,383 $61,881 to

$78,520 $1,590 $69,961 to $88,760 $1,798

$47,001 to $58,750 $957 $47,001 to

$58,750 $999 $47,401 to $58,750 $1,185 $60,921 to

$64,720 $1,523 $68,281 to $72,560 $1,707 $78,521 to

$83,440 $1,963 $88,761 to $94,320 $2,219


2

$25,600 to $40,300 $687 $26,760 to

$40,300 $717 $31,680 to $40,300 $850 $40,760 to

$48,000 $1,093 $45,680 to $53,800 $1,225 $52,480 to

$61,880 $1,408 $59,360 to $69,960 $1,592

$40,301 to $53,700 $775 $40,301 to

$53,700 $810 $40,301 to $53,700 $959 $48,001 to

$60,920 $1,234 $53,801 to $68,280 $1,383 $61,881 to

$78,520 $1,590 $69,961 to $88,760 $1,798

$53,701 to $67,150 $957 $53,701 to

$67,150 $999 $53,701 to $67,150 $1,185 $60,921 to

$67,150 $1,523 $68,281 to $72,560 $1,707 $78,521 to

$83,440 $1,963 $88,761 to $94,320 $2,219


3

$25,600 to $45,350 $687 $26,760 to

$45,350 $717 $31,680 to $45,350 $850 $40,760 to

$48,000 $1,093 $45,680 to $53,800 $1,225 $52,480 to

$61,880 $1,408 $59,360 to $69,960 $1,592

$45,351 to $60,400 $775 $45,351 to

$60,400 $810 $45,351 to $60,400 $959 $48,001 to

$60,920 $1,234 $53,801 to $68,280 $1,383 $61,881 to

$78,520 $1,590 $69,961 to $88,760 $1,798

$60,401 to $75,550 $957 $60,401 to

$75,550 $999 $60,401 to $75,550 $1,185 $60,921 to

$75,550 $1,523 $68,281 to $75,550 $1,707 $78,521 to

$83,440 $1,963 $88,761 to $94,320 $2,219


4

$25,600 to $50,350 $687 $26,760 to

$50,350 $717 $31,680 to $50,350 $850 $40,760 to

$50,350 $1,093 $45,680 to $53,800 $1,225 $52,480 to

$61,880 $1,408 $59,360 to $69,960 $1,592

$50,351 to $67,100 $775 $50,351 to

$67,100 $810 $50,351 to $67,100 $959 $50,351 to

$67,100 $1,234 $53,801 to $68,280 $1,383 $61,881 to

$78,520 $1,590 $69,961 to $88,760 $1,798

$67,101 to $83,900 $957 $67,101 to

$83,900 $999 $67,101 to $83,900 $1,185 $67,101 to

$83,900 $1,523 $68,281 to $83,900 $1,707 $78,521 to

$83,900 $1,963 $88,761 to $94,320 $2,219


5

$25,600 to $54,400 $687 $26,760 to

$54,400 $717 $31,680 to $54,400 $850 $40,760 to

$54,400 $1,093 $45,680 to $54,400 $1,225 $52,480 to

$61,880 $1,408 $59,360 to $69,960 $1,592

$54,401 to $72,500 $775 $54,401 to

$72,500 $810 $54,401 to $72,500 $959 $54,401 to

$72,500 $1,234 $54,401 to $72,500 $1,383 $61,881 to

$78,520 $1,590 $69,961 to $88,760 $1,798

$72,501 to $90,650 $957 $72,501 to

$90,650 $999 $72,501 to $90,650 $1,185 $72,501 to

$90,650 $1,523 $72,501 to $90,650 $1,707 $78,521 to

$90,650 $1,963 $88,761 to $94,320 $2,219




EXHIBIT 2 – 2015 FLAT RENT SCHEDULE - 4th Quarter Only

Household Size













Seven Rooms


Income After

Deductions

Eight Rooms

2015 2015 2015 2015 2015 2015 2015

6

$25,600 to $58,450 $687 $26,760 to

$58,450 $717 $31,680 to $58,450 $850 $40,760 to

$58,450 $1,093 $45,680 to $58,450 $1,225 $52,480 to

$61,880 $1,408 $59,360 to $69,960 $1,592

$58,451 to $77,850 $775 $58,451 to

$77,850 $810 $58,451 to $77,850 $959 $58,451 to

$77,850 $1,234 $58,451 to $77,850 $1,383 $61,881 to

$78,520 $1,590 $69,961 to $88,760 $1,798

$77,851 to $97,350 $957 $77,851 to

$97,350 $999 $77,851 to $97,350 $1,185 $77,851 to

$97,350 $1,523 $77,851 to $97,350 $1,707 $78,521 to

$97,350 $1,963 $88,761 to $97,350 $2,219


7

$25,600 to $62,450 $687 $26,760 to

$62,450 $717 $31,680 to $62,450 $850 $40,760 to

$62,450 $1,093 $45,680 to $62,450 $1,225 $52,480 to

$62,450 $1,408 $59,360 to $69,960 $1,592

$62,451 to $83,250 $775 $62,451 to

$83,250 $810 $62,451 to $83,250 $959 $62,451 to

$83,250 $1,234 $62,451 to $83,250 $1,383 $62,451 to

$83,250 $1,590 $69,961 to $88,760 $1,798

$83,251 to $104,050 $957 $83,251 to

$104,050 $999 $83,251 to $104,050 $1,185 $83,251 to

$104,050 $1,523 $83,251 to $104,050 $1,707 $83,251 to

$104,050 $1,963 $88,761 to $104,050 $2,219


8

$25,600 to $66,500 $687 $26,760 to

$66,500 $717 $31,680 to $66,500 $850 $40,760 to

$66,500 $1,093 $45,680 to $66,500 $1,225 $52,480 to

$66,500 $1,408 $59,360 to $69,960 $1,592

$66,501 to $88,600 $775 $66,501 to

$88,600 $810 $66,501 to $88,600 $959 $66,501 to

$88,600 $1,234 $66,501 to $88,600 $1,383 $66,501 to

$88,600 $1,590 $69,961 to $88,760 $1,798

$88,601 to $110,750 $957 $88,601 to

$110,750 $999 $88,601 to $110,750 $1,185 $88,601 to

$110,750 $1,523 $88,601 to $110,750 $1,707 $88,601 to

$110,750 $1,963 $88,761 to $110,750 $2,219


9

$25,600 to $70,500 $687 $26,760 to

$70,500 $717 $31,680 to $70,500 $850 $40,760 to

$70,500 $1,093 $45,680 to $70,500 $1,225 $52,480 to

$70,500 $1,408 $59,360 to $70,500 $1,592

$70,501 to $93,950 $775 $70,501 to

$93,950 $810 $70,501 to $93,950 $959 $70,501 to

$93,950 $1,234 $70,501 to $93,950 $1,383 $70,501 to

$93,950 $1,590 $70,501 to $93,950 $1,798

$93,951 to $117,500 $957 $93,951 to

$117,500 $999 $93,951 to $117,500 $1,185 $93,951 to

$117,500 $1,523 $93,951 to $117,500 $1,707 $93,951 to

$117,500 $1,963 $93,951 to $117,500 $2,219


10

$25,600 to $74,550 $687 $26,760 to

$74,550 $717 $31,680 to $74,550 $850 $40,760 to

$74,550 $1,093 $45,680 to $74,550 $1,225 $52,480 to

$74,550 $1,408 $59,360 to $74,550 $1,592

$74,551 to $99,350 $775 $74,551 to

$99,350 $810 $74,551 to $99,350 $959 $74,551 to

$99,350 $1,234 $74,551 to $99,350 $1,383 $74,551 to

$99,350 $1,590 $74,551 to $99,350 $1,798

$99,351 to $124,200 $957 $99,351 to

$124,200 $999 $99,351 to $124,200 $1,185 $99,351 to

$124,200 $1,523 $99,351 to $124,200 $1,707 $99,351 to

$124,200 $1,963 $99,351 to $124,200 $2,219




EXHIBIT 2 – 2015 FLAT RENT SCHEDULE – 4TH Quarter Only

Household Size















Eight Rooms

2015 2015 2015 2015 2015 2015 2015

11

$25,600 to $78,550 $687 $26,760 to

$78,550 $717 $31,680 to $78,550 $850 $40,760 to

$78,550 $1,093 $45,680 to $78,550 $1,225 $52,480 to

$78,550 $1,408 $59,360 to $78,550 $1,592

$78,551 to $104,700 $775 $78,551 to

$104,700 $810 $78,551 to $104,700 $959 $78,551 to

$104,700 $1,234 $78,551 to $104,700 $1,383 $78,551 to

$104,700 $1,590 $78,551 to $104,700 $1,798

$104,701 to $130,900 $957 $104,701 to

$130,900 $999 $104,701 to $130,900 $1,185 $104,701 to

$130,900 $1,523 $104,701 to $130,900 $1,707 $104,701 to

$130,900 $1,963 $104,701 to $130,900 $2,219


$130,900 $2,358

12

$25,600 to $82,600 $687 $26,760 to

$82,600 $717 $31,680 to $82,600 $850 $40,760 to

$82,600 $1,093 $45,680 to $82,600 $1,225 $52,480 to

$82,600 $1,408 $59,360 to $82,600 $1,592

$82,601 to $110,050 $775 $82,601 to

$110,050 $810 $82,601 to $110,050 $959 $82,601 to

$110,050 $1,234 $82,601 to $110,050 $1,383 $82,601 to

$110,050 $1,590 $82,601 to $110,050 $1,798

$110,051 to $137,600 $957 $110,051 to

$137,600 $999 $110,051 to $137,600 $1,185 $110,051 to

$137,600 $1,523 $110,051 to $137,600 $1,707 $110,051 to

$137,600 $1,963 $110,051 to $137,600 $2,219


$137,600 $2,358

13

$25,600 to $86,650 $687 $26,760 to

$86,650 $717 $31,680 to $86,650 $850 $40,760 to

$86,650 $1,093 $45,680 to $86,650 $1,225 $52,480 to

$86,650 $1,408 $59,360 to $86,650 $1,592

$86,651 to $115,450 $775 $86,651 to

$115,450 $810 $86,651 to $115,450 $959 $86,651 to

$115,450 $1,234 $86,651 to $115,450 $1,383 $86,651 to

$115,450 $1,590 $86,651 to $115,450 $1,798

$115,451 to $144,350 $957 $115,451 to

$144,350 $999 $115,451 to $144,350 $1,185 $115,451 to

$144,350 $1,523 $115,451 to $144,350 $1,707 $115,451 to

$144,350 $1,963 $115,451 to $144,350 $2,219


$144,350 $2,358

14

$25,600 to $90,650 $687 $26,760 to

$90,650 $717 $31,680 to $90,650 $850 $40,760 to

$90,650 $1,093 $45,680 to $90,650 $1,225 $52,480 to

$90,650 $1,408 $59,360 to $90,650 $1,592

$90,651 to $120,800 $775 $90,651 to

$120,800 $810 $90,651 to $120,800 $959 $90,651 to

$120,800 $1,234 $90,651 to $120,800 $1,383 $90,651 to

$120,800 $1,590 $90,651 to $120,800 $1,798

$120,801 to $151,050 $957 $120,801 to

$151,050 $999 $120,801 to $151,050 $1,185 $120,801 to

$151,050 $1,523 $120,801 to $151,050 $1,707 $120,801 to

$151,050 $1,963 $120,801 to $151,050 $2,219


$151,050 $2,358

15

$25,600 to $94,700 $687 $26,760 to

$94,700 $717 $31,680 to $94,700 $850 $40,760 to

$94,700 $1,093 $45,680 to $94,700 $1,225 $52,480 to

$94,700 $1,408 $59,360 to $94,700 $1,592

$94,701 to $126,150 $775 $94,701 to

$126,150 $810 $94,701 to $126,150 $959 $94,701 to

$126,150 $1,234 $94,701 to $126,150 $1,383 $94,701 to

$126,150 $1,590 $94,701 to $126,150 $1,798

$126,151 to $157,750 $957 $126,151 to

$157,750 $999 $126,151 to $157,750 $1,185 $126,151 to

$157,750 $1,523 $126,151 to $157,750 $1,707 $126,151 to

$157,750 $1,963 $126,151 to $157,750 $2,219


$157,750 $2,358

Directions for Reading the NEW REVISED 2015/2016 Flat Rent Schedule Step 1: Find the total household size in the column on the left side of the table. Total household size is the number of persons authorized to live in the apartment. Step 2: Find the apartment size based on the number of rooms in the apartment in the row across the top of the table. Step 3: The new rent is based on the household's total adjusted net household income after deductions within the income range, by household size and apartment size. Example: A four person household (see the Household Size 4 row) in a four room apartment with a total adjusted income after deductions of $41,500 (see Total Adjusted Net Household Income after Deductions column)

Rent is $850.



EXHIBIT 2 – 2014 FLAT RENT SCHEDULE

For Current Tenants – EFFECTIVE FIRST QUARTER, 2014 ANNUAL INCOME REVIEWS (1st Quarter Effective Date: 5/1/2014) For New And Transferring Tenants – EFFECTIVE FOR MOVE-IN CHARGE-FROM DATES THAT ARE ON OR AFTER January 1, 2014

Household Size














Net Household

Income After

Deductions

Eight Rooms

2014 2014 2014 2014 2014 2014 2014

1

$23,280 to $34,900 $582 $24,320 to

$34,900 $608 $28,800 to $34,900 $720

$34,901 to $46,500 $698 $34,901 to

$46,500 $729 $34,901 to $46,500 $864

$46,501 to $58,100 $872 $46,501 to

$58,100 $911 $46,501 to $58,100 $1,080

Above $58,100 $989 Above $58,100 $1,033 Above $58,100 $1,224 Above $62,960 $1,574 Above $70,560 $1.764 Above $81,120 $2,028 Above $91,720 $2,293

2

$23,280 to $39,850 $582 $24,320 to

$39,850 $608 $28,800 to $39,850 $720

$39,851 to $53,150 $698 $39,851 to

$53,150 $729 $39,851 to $53,150 $864

$53,151 to $66,400 $872 $53,151 to

$66,400 $911 $53,151 to $66,400 $1,080 $55,560 to

$66,400 $1,389

Above $66,400 $989 Above $66,400 $1,033 Above $66,400 $1,224 Above $66,400 $1,574 Above $70,560 $1,764 Above $81,120 $2,028 Above $91,720 $2,293

3

$23,280 to $44,850 $582 $24,320 to

$44,850 $608 $28,800 to $44,850 $720 $37,040 to

$44,850 $926

$44,851 to $59,800 $698 $44,851 to

$59,800 $729 $44,851 to $59,800 $864 $44,851 to

$59,800 $1,111

$59,801 to $74,700 $872 $59,801 to

$74,700 $911 $59,801 to $74,700 $1,080 $59,801 to

$74,700 $1,389 $62,240 to $74,700 $1,556


4

$23,280 to $49,800 $582 $24,320 to

$49,800 $608 $28,800 to $49,800 $720 $37,040 to

$49,800 $926 $41,520 to $49,800 $1,038

$49,801 to $66,400 $698 $49,801 to

$66,400 $729 $49,801 to $66,400 $864 $49,801 to

$66,400 $1,111 $49,801 to $66,400 $1,245

$66,401 to $83,000 $872 $66,401 to

$83,000 $911 $66,401 to $83,000 $1,080 $66,401 to

$83,000 $1,389 $66,401 to $83,000 $1,556 $71,600 to

$83,000 $1,790


5

$23,280 to $53,800 $582 $24,320 to

$53,800 $608 $28,800 to $53,800 $720 $37,040 to

$53,800 $926 $41,520 to $53,800 $1,038

$53,801 to $71,750 $698 $53,801 to

$71,750 $729 $53,801 to $71,750 $864 $53,801 to

$71,750 $1,111 $53,801 to $71,750 $1,245 $57,280 to

$71,750 $1,432

$71,751 to $89,650 $872 $71,751 to

$89,650 $911 $71,751 to $89,650 $1,080 $71,751 to

$89,650 $1,389 $71,751 to $89,650 $1,556 $71,751 to

$89,650 $1,790





Household Size













Seven Rooms


Income After

Deductions

Eight Rooms

2014 2014 2014 2014 2014 2014 2014

6

$23,280 to $57,800 $582 $24,320 to

$57,800 $608 $28,800 to $57,800 $720 $37,040 to

$57,800 $926 $41,520 to $57,800 $1,038 $47,720 to

$57,800 $1,193

$57,801 to $77,050 $698 $57,801 to

$77,050 $729 $57,801 to $77,050 $864 $57,801 to

$77,050 $1,111 $57,801 to $77,050 $1,245 $57,801 to

$77,050 $1,432

$77,051 to $96,300 $872 $77,051 to

$96,300 $911 $77,051 to $96,300 $1,080 $77,051 to

$96,300 $1,389 $77,051 to $96,300 $1,556 $77,051 to

$96,300 $1,790 $80,960 to $96,300 $2,024


7

$23,280 to $61,800 $582 $24,320 to

$61,800 $608 $28,800 to $61,800 $720 $37,040 to

$61,800 $926 $41,520 to $61,800 $1,038 $47,720 to

$61,800 $1,193

$61,801 to $82,350 $698 $61,801 to

$82,350 $729 $61,801 to $82,350 $864 $61,801 to

$82,350 $1,111 $61,801 to $82,350 $1,245 $61,801 to

$82,350 $1,432 $64,760 to $82,350 $1,619

$82,351 to $102,950 $872 $82,351 to

$102,950 $911 $82,351 to $102,950 $1,080 $82,351 to

$102,950 $1,389 $82,351 to $102,950 $1,556 $82,351 to

$102,950 $1,790 $82,351 to $102,950 $2,024


8

$23,280 to $65,750 $582 $24,320 to

$65,750 $608 $28,800 to $65,750 $720 $37,040 to

$65,750 $926 $41,520 to $65,750 $1,038 $47,720 to

$65,750 $1,193 $53,960 to $65,750 $1,349

$65,751 to $87,650 $698 $65,751 to

$87,650 $729 $65,751 to $87,650 $864 $65,751 to

$87,650 $1,111 $65,751 to $87,650 $1,245 $65,751 to

$87,650 $1,432 $65,751 to $87,650 $1,619

$87,651 to $109,600 $872 $87,651 to

$109,600 $911 $87,651 to $109,600 $1,080 $87,651 to

$109,600 $1,389 $87,651 to $109,600 $1,556 $87,651 to

$109,600 $1,790 $87,651 to $109,600 $2,024


9

$23,280 to $69,750 $582 $24,320 to

$69,750 $608 $28,800 to $69,750 $720 $37,040 to

$69,750 $926 $41,520 to $69,750 $1,038 $47,720 to

$69,750 $1,193 $53,960 to $69,750 $1,349

$69,751 to $93,000 $698 $69,751 to

$93,000 $729 $69,751 to $93,000 $864 $69,751 to

$93,000 $1,111 $69,751 to $93,000 $1,245 $69,751 to

$93,000 $1,432 $69,751 to $93,000 $1,619

$93,001 to $116,200 $872 $93,001 to

$116,200 $911 $93,001 to $116,200 $1,080 $93,001 to

$116,200 $1,389 $93,001 to $116,200 $1,556 $93,001 to

$116,200 $1,790 $93,001 to $116,200 $2,024


10

$23,280 to $73,750 $582 $24,320 to

$73,750 $608 $28,800 to $73,750 $720 $37,040 to

$73,750 $926 $41,520 to $73,750 $1,038 $47,720 to

$73,750 $1,193 $53,960 to $73,750 $1,349

$73,751 to $98,300 $698 $73,751 to

$98,300 $729 $73,751 to $98,300 $864 $73,751 to

$98,300 $1,111 $73,751 to $98,300 $1,245 $73,751 to

$98,300 $1,432 $73,751 to $98,300 $1,619

$98,301 to $122,850 $872 $98,301 to

$122,850 $911 $98,301 to $122,850 $1,080 $98,301 to

$122,850 $1,389 $98,301 to $122,850 $1,556 $98,301 to

$122,850 $1,790 $98,301 to $122,850 $2,024





Household Size















Eight Rooms

2014 2014 2014 2014 2014 2014 2014

11

$23,280 to $77,700 $582 $24,320 to

$77,700 $608 $28,800 to $77,700 $720 $37,040 to

$77,700 $926 $41,520 to $77,700 $1,038 $47,720 to

$77,700 $1,193 $53,960 to $77,700 $1,349

$77,701 to $103,600 $698 $77,701 to

$103,600 $729 $77,701 to $103,600 $864 $77,701 to

$103,600 $1,111 $77,701 to $103,600 $1,245 $77,701 to

$103,600 $1,432 $77,701 to $103,600 $1,619

$103,601 to $129,500 $872 $103,601 to

$129,500 $911 $103,601 to $129,500 $1,080 $103,601 to

$129,500 $1,389 $103,601 to $129,500 $1,556 $103,601 to

$129,500 $1,790 $103,601 to $129,500 $2,024

Above $129,500 $989 Above $129,500 $1,033 Above $129,500 $1,224 Above $129,500 $1,574 Above $129,500 $1,764 Above $129,500 $2,028 Above

$129,500 $2,293

12

$23,280 to $81,700 $582 $24,320 to

$81,700 $608 $28,800 to $81,700 $720 $37,040 to

$81,700 $926 $41,520 to $81,700 $1,038 $47,720 to

$81,700 $1,193 $53,960 to $81,700 $1,349

$81,701 to $108,900 $698 $81,701 to

$108,900 $729 $81,701 to $108,900 $864 $81,701 to

$108,900 $1,111 $81,701 to $108,900 $1,245 $81,701 to

$108,900 $1,432 $81,701 to $108,900 $1,619

$108,901 to $136,150 $872 $108,901 to

$136,150 $911 $108,901 to $136,150 $1,080 $108,901 to

$136,150 $1,389 $108,901 to $136,150 $1,556 $108,901 to

$136,150 $1,790 $108,901 to $136,150 $2,024


$136,150 $2,293

13

$23,280 to $85,700 $582 $24,320 to

$85,700 $608 $28,800 to $85,700 $720 $37,040 to

$85,700 $926 $41,520 to $85,700 $1,038 $47,720 to

$85,700 $1,193 $53,960 to $85,700 $1,349

$85,701 to $114,250 $698 $85,701 to

$114,250 $729 $85,701 to $114,250 $864 $85,701 to

$114,250 $1,111 $85,701 to $114,250 $1,245 $85,701 to

$114,250 $1,432 $85,701 to $114,250 $1,619

$114,251 to $142,800 $872 $114,251 to

$142,800 $911 $114,251 to $142,800 $1,080 $114,251 to

$142,800 $1,389 $114,251 to $142,800 $1,556 $114,251 to

$142,800 $1,790 $114,251 to $142,800 $2,024


$142,800 $2,293

14

$23,280 to $89,650 $582 $24,320 to

$89,650 $608 $28,800 to $89,650 $720 $37,040 to

$89,650 $926 $41,520 to $89,650 $1,038 $47,720 to

$89,650 $1,193 $53,960 to $89,650 $1,349

$89,651 to $119,550 $698 $89,651 to

$119,550 $729 $89,651 to $119,550 $864 $89,651 to

$119,550 $1,111 $89,651 to $119,550 $1,245 $89,651 to

$119,550 $1,432 $89,651 to $119,550 $1,619

$119,551 to $149,400 $872 $119,551 to

$149,400 $911 $119,551 to $149,400 $1,080 $119,551 to

$149,400 $1,389 $119,551 to $149,400 $1,556 $119,551 to

$149,400 $1,790 $119,551 to $149,400 $2,024


$149,400 $2,293

15

$23,280 to $93,650 $582 $24,320 to

$93,650 $608 $28,800 to $93,650 $720 $37,040 to

$93,650 $926 $41,520 to $93,650 $1,038 $47,720 to

$93,650 $1,193 $53,960 to $93,650 $1,349

$93,651 to $124,850 $698 $93,651 to

$124,850 $729 $93,651 to $124,850 $864 $93,651 to

$124,850 $1,111 $93,651 to $124,850 $1,245 $93,651 to

$124,850 $1,432 $93,651 to $124,850 $1,619

$124,851 to $156,050 $872 $124,851 to

$156,050 $911 $124,851 to $156,050 $1,080 $124,851 to

$156,050 $1,389 $124,851 to $156,050 $1,556 $124,851 to

$156,050 $1,790 $124,851 to $156,050 $2,024


$156,050 $2,293


Rent is $720




EFFECTIVE FIRST QUARTER, 2013 ANNUAL INCOME REVIEWS NEW AND TRANSFERRING TENANTS – EFFECTIVE FOR MOVE-IN CHARGE-FROM DATES THAT ARE ON OR AFTER January 1, 2013

Household Size














Net Household

Income After

Deductions

Eight Rooms

2013 2013 2013 2013 2013 2013 2013

1

$21,280 to $34,900 $532 $23,040 to

$34,900 $576 $25,640 to $34,900 $641

$34,901 to $46,500 $651 $34,901 to

$46,500 $704 $34,901 to $46,500 $783

$46,501 to $58,100 $828 $46,501 to

$58,100 $896 $46,501 to $58,100 $997 $49,040 to

$58,100 $1,226

Above $58,100 $946 Above $58,100 $1,024 Above $58,100 $1,139 Above $58,100 $1,402 Above $63,040 $1.576 Above $72,520 $1,813 Above $81,960 $2,049

2

$21,280 to $39,850 $532 $23,040 to

$39,850 $576 $25,640 to $39,850 $641 $31,520 to

$39,850 $788

$39,851 to $53,150 $651 $39,851 to

$53,150 $704 $39,851 to $53,150 $783 $39,851 to

$53,150 $964

$53,151 to $66,400 $828 $53,151 to

$66,400 $896 $53,151 to $66,400 $997 $53,151 to

$66,400 $1,226 $55,160 to $66,400 $1,379


3

$21,280 to $44,850 $532 $23,040 to

$44,850 $576 $25,640 to $44,850 $641 $31,520 to

$44,850 $788 $35,480 to $44,850 $887

$44,851 to $59,800 $651 $44,851 to

$59,800 $704 $44,851 to $59,800 $783 $44,851 to

$59,800 $964 $44,851 to $59,800 $1,084

$59,801 to $74,700 $828 $59,801 to

$74,700 $896 $59,801 to $74,700 $997 $59,801 to

$74,700 $1,226 $59,801 to $74,700 $1,379 $63,440 to

$74,700 $1,586


4

$21,280 to $49,800 $532 $23,040 to

$49,800 $576 $25,640 to $49,800 $641 $31,520 to

$49,800 $788 $35,480 to $49,800 $887

$49,801 to $66,400 $651 $49,801 to

$66,400 $704 $49,801 to $66,400 $783 $49,801 to

$66,400 $964 $49,801 to $66,400 $1,084 $49,840 to

$66,400 $1,246

$66,401 to $83,000 $828 $66,401 to

$83,000 $896 $66,401 to $83,000 $997 $66,401 to

$83,000 $1,226 $66,401 to $83,000 $1,379 $66,401 to

$83,000 $1,586 $71,720 to $83,000 $1,793


5

$21,280 to $53,800 $532 $23,040 to

$53,800 $576 $25,640 to $53,800 $641 $31,520 to

$53,800 $788 $35,480 to $53,800 $887 $40,800 to

$53,800 $1,020

$53,801 to $71,750 $651 $53,801 to

$71,750 $704 $53,801 to $71,750 $783 $53,801 to

$71,750 $964 $53,801 to $71,750 $1,084 $53,801 to

$71,750 $1,246 $56,360 to $71,750 $1,409

$71,751 to $89,650 $828 $71,751 to

$89,650 $896 $71,751 to $89,650 $997 $71,751 to

$89,650 $1,226 $71,751 to $89,650 $1,379 $71,751 to

$89,650 $1,586 $71,751 to $89,650 $1,793





Household Size













Seven Rooms


Income After

Deductions

Eight Rooms

2013 2013 2013 2013 2013 2013 2013

6

$21,280 to $57,800 $532 $23,040 to

$57,800 $576 $25,640 to $57,800 $641 $31,520 to

$57,800 $788 $35,480 to $57,800 $887 $40,800 to

$57,800 $1,020 $46,080 to $57,800 $1,152

$57,801 to $77,050 $651 $57,801 to

$77,050 $704 $57,801 to $77,050 $783 $57,801 to

$77,050 $964 $57,801 to $77,050 $1,084 $57,801 to

$77,050 $1,246 $57,801 to $77,050 $1,409

$77,051 to $96,300 $828 $77,051 to

$96,300 $896 $77,051 to $96,300 $997 $77,051 to

$96,300 $1,226 $77,051 to $96,300 $1,379 $77,051 to

$96,300 $1,586 $77,051 to $96,300 $1,793


7

$21,280 to $61,800 $532 $23,040 to

$61,800 $576 $25,640 to $61,800 $641 $31,520 to

$61,800 $788 $35,480 to $61,800 $887 $40,800 to

$61,800 $1,020 $46,080 to $61,800 $1,152

$61,801 to $82,350 $651 $61,801 to

$82,350 $704 $61,801 to $82,350 $783 $61,801 to

$82,350 $964 $61,801 to $82,350 $1,084 $61,801 to

$82,350 $1,246 $61,801 to $82,350 $1,409

$82,351 to $102,950 $828 $82,351 to

$102,950 $896 $82,351 to $102,950 $997 $82,351 to

$102,950 $1,226 $82,351 to $102,950 $1,379 $82,351 to

$102,950 $1,586 $82,351 to $102,950 $1,793


8

$21,280 to $65,750 $532 $23,040 to

$65,750 $576 $25,640 to $65,750 $641 $31,520 to

$65,750 $788 $35,480 to $65,750 $887 $40,800 to

$65,750 $1,020 $46,080 to $65,750 $1,152

$65,751 to $87,650 $651 $65,751 to

$87,650 $704 $65,751 to $87,650 $783 $65,751 to

$87,650 $964 $65,751 to $87,650 $1,084 $65,751 to

$87,650 $1,246 $65,751 to $87,650 $1,409

$87,651 to $109,600 $828 $87,651 to

$109,600 $896 $87,651 to $109,600 $997 $87,651 to

$109,600 $1,226 $87,651 to $109,600 $1,379 $87,651 to

$109,600 $1,586 $87,651 to $109,600 $1,793


9

$21,280 to $69,750 $532 $23,040 to

$69,750 $576 $25,640 to $69,750 $641 $31,520 to

$69,750 $788 $35,480 to $69,750 $887 $40,800 to

$69,750 $1,020 $46,080 to $69,750 $1,152

$69,751 to $93,000 $651 $69,751 to

$93,000 $704 $69,751 to $93,000 $783 $69,751 to

$93,000 $964 $69,751 to $93,000 $1,084 $69,751 to

$93,000 $1,246 $69,751 to $93,000 $1,409

$93,001 to $116,200 $828 $93,001 to

$116,200 $896 $93,001 to $116,200 $997 $93,001 to

$116,200 $1,226 $93,001 to $116,200 $1,379 $93,001 to

$116,200 $1,586 $93,001 to $116,200 $1,793


10

$21,280 to $73,750 $532 $23,040 to

$73,750 $576 $25,640 to $73,750 $641 $31,520 to

$73,750 $788 $35,480 to $73,750 $887 $40,800 to

$73,750 $1,020 $46,080 to $73,750 $1,152

$73,751 to $98,300 $651 $73,751 to

$98,300 $704 $73,751 to $98,300 $783 $73,751 to

$98,300 $964 $73,751 to $98,300 $1,084 $73,751 to

$98,300 $1,246 $73,751 to $98,300 $1,409

$98,301 to $122,850 $828 $98,301 to

$122,850 $896 $98,301 to $122,850 $997 $98,301 to

$122,850 $1,226 $98,301 to $122,850 $1,379 $98,301 to

$122,850 $1,586 $98,301 to $122,850 $1,793





Household Size















Eight Rooms

2013 2013 2013 2013 2013 2013 2013

11

$21,280 to $77,700 $532 $23,040 to

$77,700 $576 $25,640 to $77,700 $641 $31,520 to

$77,700 $788 $35,480 to $77,700 $887 $40,800 to

$77,700 $1,020 $46,080 to $77,700 $1,152

$77,701 to $103,600 $651 $77,701 to

$103,600 $704 $77,701 to $103,600 $783 $77,701 to

$103,600 $964 $77,701 to $103,600 $1,084 $77,701 to

$103,600 $1,246 $77,701 to $103,600 $1,409

$103,601 to $129,500 $828 $103,601 to

$129,500 $896 $103,601 to $129,500 $997 $103,601 to

$129,500 $1,226 $103,601 to $129,500 $1,379 $103,601 to

$129,500 $1,586 $103,601 to $129,500 $1,793


$129,500 $2,049

12

$21,280 to $81,700 $532 $23,040 to

$81,700 $576 $25,640 to $81,700 $641 $31,520 to

$81,700 $788 $35,480 to $81,700 $887 $40,800 to

$81,700 $1,020 $46,080 to $81,700 $1,152

$81,701 to $108,900 $651 $81,701 to

$108,900 $704 $81,701 to $108,900 $783 $81,701 to

$108,900 $964 $81,701 to $108,900 $1,084 $81,701 to

$108,900 $1,246 $81,701 to $108,900 $1,409

$108,901 to $136,150 $828 $108,901 to

$136,150 $896 $108,901 to $136,150 $997 $108,901 to

$136,150 $1,226 $108,901 to $136,150 $1,379 $108,901 to

$136,150 $1,586 $108,901 to $136,150 $1,793


$136,150 $2,049

13

$21,280 to $85,700 $532 $23,040 to

$85,700 $576 $25,640 to $85,700 $641 $31,520 to

$85,700 $788 $35,480 to $85,700 $887 $40,800 to

$85,700 $1,020 $46,080 to $85,700 $1,152

$85,701 to $114,250 $651 $85,701 to

$114,250 $704 $85,701 to $114,250 $783 $85,701 to

$114,250 $964 $85,701 to $114,250 $1,084 $85,701 to

$114,250 $1,246 $85,701 to $114,250 $1,409

$114,251 to $142,800 $828 $114,251 to

$142,800 $896 $114,251 to $142,800 $997 $114,251 to

$142,800 $1,226 $114,251 to $142,800 $1,379 $114,251 to

$142,800 $1,586 $114,251 to $142,800 $1,793


$142,800 $2,049

14

$21,280 to $89,650 $532 $23,040 to

$89,650 $576 $25,640 to $89,650 $641 $31,520 to

$89,650 $788 $35,480 to $89,650 $887 $40,800 to

$89,650 $1,020 $46,080 to $89,650 $1,152

$89,651 to $119,550 $651 $89,651 to

$119,550 $704 $89,651 to $119,550 $783 $89,651 to

$119,550 $964 $89,651 to $119,550 $1,084 $89,651 to

$119,550 $1,246 $89,651 to $119,550 $1,409

$119,551 to $149,400 $828 $119,551 to

$149,400 $896 $119,551 to $149,400 $997 $119,551 to

$149,400 $1,226 $119,551 to $149,400 $1,379 $119,551 to

$149,400 $1,586 $119,551 to $149,400 $1,793


$149,400 $2,049

15

$21,280 to $93,650 $532 $23,040 to

$93,650 $576 $25,640 to $93,650 $641 $31,520 to

$93,650 $788 $35,480 to $93,650 $887 $40,800 to

$93,650 $1,020 $46,080 to $93,650 $1,152

$93,651 to $124,850 $651 $93,651 to

$124,850 $704 $93,651 to $124,850 $783 $93,651 to

$124,850 $964 $93,651 to $124,850 $1,084 $93,651 to

$124,850 $1,246 $93,651 to $124,850 $1,409

$124,851 to $156,050 $828 $124,851 to

$156,050 $896 $124,851 to $156,050 $997 $124,851 to

$156,050 $1,226 $124,851 to $156,050 $1,379 $124,851 to

$156,050 $1,586 $124,851 to $156,050 $1,793


$156,050 $2,049


Rent is$641



EXHIBIT 3 - SOCIAL SECURITY BENEFITS INCREASES MEDICARE PART B PAYMENTS

STATE/CITY EXCLUSION FACTORS

YEAR * SOCIAL SECURITY INCREASE

MEDICARE PART B AMOUNT **

2013* 1.7%* $104.90-$335.70***

2012 3.6% $99.90-$319-70

2011 0% $96.40 - $353.60

2010 0% $96.40 - $353.60

2009 5.8% $96.40 - $308.30

2008 2.3% $96.40 - $238.40

2007 3.3% $93.50 - $161.40

2006 4.1% $88.50

2005 2.7% $78.20

*

Reflects the 1.7% Federal Cost of Living Adjustment (COLA) for January 2013.

**

Do not include if recipient also receives SSI. Include when calculating medical deductions if added to the check amount in the calculation of gross income.

*** Effective 1/1/13, Medicare Part B Premiums vary from $104.90-$335.70, depending upon income and tax filing status. The Basic $104.90 premium applies to the majority of our residents. Actual Medicare Premiums must be verified in accordance with current verification procedures.



EXHIBIT 3A – 2013 MEDICARE PART B MONTHLY PREMIUM AMOUNTS

Individual and Joint Tax Return Filers Beneficiaries who file an individual tax return with income:

Beneficiaries who file a joint tax return with income:

Income related monthly adjustment amount

Total monthly premium amount

Less than or equal to $85,000

Less than or equal to $170,000

$0.00 $104.90

Greater than $85,001 and less than or equal to $107,000


$42.00 $146.90



$104.90 $209.80



$167.80 $272.70

Greater than $214,000 Greater than $428,000 $230.80 $335.70

Married but Separate Tax Return Filers

Beneficiaries who are married but file a separate tax return from their spouse:

Income-related monthly adjustment amount

Total monthly premium amount

Less than or equal to $85,000 $0.00 $104.90


$167.80 $272.70

Greater than $129,000 $230.80 $335.70



EXHIBIT 4 - MONTHLY SSI AMOUNTS

EFFECTIVE JANUARY 1 OF YEAR INDICATED

LIVING ARRANGEMENTS 2013* 2012 2011 2010 2009 2008 2007 Individuals living alone

$797.00

$785.00

$761.00

$761.00

$761.00

$724.00

$710.00

Individuals living with others but paying own expenses

$733.00

$721.00

$697.00

$697.00

$697.00

$660.00

$646.00

Individuals living in the households of others and receiving maintenance and support

$496.34

$488.34

$472.34

$472.34

$472.34

$447.67

$438.34

Couple living alone

$1170.00

$1152.00

$1,115.00

$1,115.00

$1,115.00

$1,060.00

$1038.00

Couple living with others but paying own expenses

$1112.00

$1094.00

$1,057.00

$1,057.00

$1,057.00

$1,002.00

$980.00

Couple living in the household of others and receiving support and maintenance

$756.67

$744.00

$720.00

$720.00

$720.00

$683.34

$668.67

Payments may be less if the recipient has other income * Reflects the 1.7% Federal Cost of Living Adjustment (COLA) for January 2013



EXHIBIT 5 - PUBLIC ASSISTANCE - BASIC ALLOWANCES

FOR ALL TENANTS IN ALL PROGRAMS (EXCLUDING RENT)

FAMILY SIZE FULL PUBLIC ASSISTANCE ALLOWANCE

1 PERSON 2 PERSONS 3 PERSONS 4 PERSONS 5 PERSONS 6 PERSONS 7 PERSONS 8 PERSONS 9 PERSONS

10 PERSONS 11 PERSONS 12 PERSONS 13 PERSONS 14 PERSONS

15 PERSONS*

$1,645 $2,622 $3,492 $4,508 $5,564 $6,422 $7,292 $8,162 $9,032 $9,902

$10,772 $11,642 $12,512 $13,382 $14,252

* Add $870.00 for each welfare recipient over 15 persons.

Add $1200.00 to the Full Public Assistance Allowance for each household member with other income if Supplementary Public Assistance



EXHIBIT 6 – HRA RENT ALLOWANCES

YEAR 5 - HRA RENT ALLOWANCES Increased to NYS Maximum Shelter Allowance effective September 1, 2009

applies to:

• PUBLIC HOUSING TENANTS IN OCCUPANCY IN FEDERAL, CITY AND STATE DEVELOPMENTS (NOTE: This increase does NOT apply to Section 8 subsidy recipients living in NYCHA City/State

developments) • SECTION 8 NEW CONSTRUCTION / SUBSTANTIAL REHABILITATION • ALL NEW TENANTS ADMITTED TO NYCHA

NUMBER OF FAMILY MEMBERS ON

BUDGET

MONTHLY PUBLIC ASSISTANCE RENT

ALLOWANCE

ANNUAL PUBLIC ASSISTANCE RENT ALLOWANCE

FAMILIES WITHOUT CHILDREN

FAMILIES WITH

CHILDREN

FAMILIES WITHOUT CHILDREN

FAMILIES WITH CHILDREN

1 2 3 4 5 6 7

8+

$215 $250 $286 $312 $337 $349 $403 $421

$277 $283 $400 $450 $501 $524 $546 $546

$2,580 $3,000 $3,432 $3,744 $4,044 $4,188 $4,836 $5,052

$3,324 $3,396 $4,800 $5,400 $6,012 $6,288 $6,552 $6,552

* Public Assistance Rents for families With Children: “Children” are defined as family members: Under 18 years of age, or 18 years of age and a full-time student regularly attending a secondary

school, or the equivalent level of vocational or technical training, or a pregnant woman whose pregnancy has been medically verified.



EXHIBIT 7 – HRA RENT ALLOWANCES FOR SECTION 8 VOUCHER HOLDERS NOTE: APPLIES ONLY TO SECTION 8 SUBSIDY RECIPIENTS LIVING IN NYCHA

CITY/STATE BUILT DEVELOPMENTS

NUMBER OF

FAMILY MEMBERS ON

BUDGET

MONTHLY SECTION 8 MAXIMUM SHELTER

ALLOWANCE

ANNUAL

SECTION 8 MAXIMUM SHELTER

ALLOWANCE

1 124.00 1488 2 150.00 1800 3 207.00 2464 4 248.00 2976 5 289.00 3468 6 318.00 3816 7 346.00 4152 8 368.00 4416 9 390.00 4680 10 411.00 4932 11 433.00 5196 12 455.00 5460 13 477.00 5724 14 498.00 5976 15 520.00 6240 16 542.00 6504 17 564.00 6768 18 585.00 7020 19 607.00 7284 20 629.00 7548



EXHIBIT 8 – FEDERAL (STATUTORY) DEDUCTIONS

DEDUCTIONS FROM GROSS INCOME ALLOWED IN DETERMINING TENANTS ADJUSTED NET INCOME FOR ALL DEVELOPMENTS DEDUCTION EXPLANATION AMOUNT

MINORS

Applies to each member of the household who is: •under 18 years old, OR •18 years old or older AND disabled/handicapped, OR •a full-time student (minimum of 12 credits) Does not apply to the head of household, spouse, or foster children.

$480

ELDERLY and

DISABLED FAMILIES

Applies to Elderly and Disabled Families. • An elderly family is defined as a family whose head, spouse, or sole member is a person who is at

least 62 years old. • A disabled family is defined as a family whose head, spouse or sole member is a person with

disabilities.

$400

MEDICAL/DENTAL

EXPENSES

Refer to Form 040.579, Third Party

Verification of Medical Expenses,

and Publication IRSPub502*, IRS

Medical and Dental Expenses)

*Available in the Forms and Reference

Library (in “Other Publications”)

Page A

A. Eligible Families • Elderly and disabled families. If the elderly or disabled household is eligible for medical

deductions, then the medical expenses of all family members may be counted. B. Eligible Medical Expenses (Must be regular, ongoing, and anticipated) • Services of physicians and other health care professionals, and insurance premiums • Services of health care facilities • Prescription/non-prescription medicines • Dental Expenses • Eyeglasses, hearing aids, batteries, wheelchair, walker, and other supplies and equipment • Attendant care or periodic medical care • Or any other IRS allowable medical expense that is regular, ongoing, and anticipated NOTE: For SSI beneficiaries for whom a Third Party pays the Medicare part “B” premium, a medical deduction for the premium is not allowed. (The Enterprise Income Verification System [EIV] and Tenant Assessment Subsystem [TASS] databases indicate a Buy-in Code of “Y” if a Third Party pays the premium) C. Eligibility Requirements Medical deductions are to be based on unreimbursed, regular, ongoing, and anticipated medical expenses for the period of the Annual Review. Use the medical expenses incurred in the prior twelve months but not beyond that period, as follows: • Use the amount actually paid less any amount reimbursed by outside sources (e.g., insurance,

grants, and charitable organizations).

Expenses in excess of

3% of annual gross income



EXHIBIT 8 – FEDERAL (STATUTORY) DEDUCTIONS

DEDUCTIONS FROM GROSS INCOME ALLOWED IN DETERMINING TENANTS ADJUSTED NET INCOME FOR ALL DEVELOPMENTS DEDUCTION EXPLANATION AMOUNT

MEDICAL/DENTAL

EXPENSES Refer to Form 040.579, Third Party Verification of Medical Expenses, and Publication IRSPub502*, IRS Medical and Dental Expenses) *Available in the Forms and Reference Library (in “Other Publications”)

Page B

• Use form, Third Party Verification of Medical Expenses, NYCHA form 040.579, to ascertain the full cost of medical/dental expenses, which should be submitted to the health service provider / supplier who received payment.

D. Medicare Prescription Drug Discount Cards Medicare recipients who have the Medicare-approved prescription drug-discount card are entitled to

the full cost of medical and dental deductions prior to Medicare drug discounts. Staff must use the following procedure in computing medical expenses for these beneficiaries:

1. Verification of Eligibility

• For all tenants age 65 or older, requesting medical deductions, staff must request a copy of the Medicare-approved prescription drug card. If provided, follow instructions in Section D.2. If not provided, staff must use the verified unreimbursed medical expense (net cost).

2. Verification of Benefit

• Staff must send the form, Third Party Verification of Medical Expenses, NYCHA form 040.579, so that pharmacies or other suppliers can indicate the gross cost, any discounts or reimbursements received for prescription medicines, net cost, and the source of any discount or reimbursement

• Call the pharmacy or other suppliers to obtain the pre-discount (gross) cost if Third Party Written Verification is not successful.

If Third Party Written or Oral Verification is not available:

a. Use the information on the Medicare issued statements the tenant receives when paying for a prescription, or

b. The receipt from the pharmacy indicating the amount or co-payment paid for the prescription NOTE: If the family also has unreimbursed expenses for handicapped assistance, see deduction for Handicapped Assistance.

Expenses in excess

of 3% of annual gross

income



EXHIBIT 8 – FEDERAL (STATUTORY) DEDUCTIONS DEDUCTIONS FROM GROSS INCOME ALLOWED IN DETERMINING TENANTS ADJUSTED NET INCOME FOR ALL DEVELOPMENTS

DEDUCTION EXPLANATION AMOUNT HANDICAPPED ASSISTANCE

This applies to reasonable expenses that are not reimbursed (e.g., insurance, Medicare, grants, and charitable organizations) for attendant care and/or auxiliary apparatus for handicapped or disabled household members that are necessary to enable a household member (including a handicapped or disabled household member) to be employed. For elderly families, include Medical/Dental Expenses before applying the 3% threshold. • Non-elderly families are eligible for the Handicapped Deduction only. • Handicapped Assistance payments are deductible only to the extent of the income earned

as a result of such assistance. • The tenant must verify the exact payment with a statement signed by the care provider.

Does not apply to expenses paid either to a family member or reimbursed by an outside source.

Medical and handicapped assistance expenses

in excess of 3% of annual gross income

EXPENSES FOR THE CARE OF CHILDREN

Page C

A. Eligible Expenses Unreimbursed and anticipated child care expenses for the care of a child under 13 years of

age in order for a family member to engage in one of the following activities: employment, actively seeking employment, or furthering their education. Child care expenses cannot exceed the employment income that is included in annual income. There are no restrictions on who provides child care.

B. Verification of eligibility • Employment - Third Party Verification, Summary Of Earnings statement, W-2, pay stubs • Actively seeking employment - Unemployment insurance book, or verification from a

governmental agency* • Furthering education - Letter from an academic or vocational training institution* C. Verification of deduction • Written statement from day care provider* *If Third Party Written or Oral Verification is not available, use tenant-provided written verification.

Maximum allowable

child care fees: $50/week for one child

$80/week for more than one child



EXHIBIT 9 – MONTHLY UTILITY ALLOWANCES *

Number of

Bedrooms

ELECTRIC Monthly Utility

Allowances

GAS Con Edison

Cooking Gas Monthly Utility Allowances

GAS National Grid Energy Delivery Cooking Gas

Monthly Utility Allowances 0 (Efficiency) $48 $22 $21

1 $53 $25 $24 2 $59 $27 $26 3 $68 $27 $26 4 $74 $28 $27 5 $84 $28 $27 6 $102 $28 $27

*Residents paying Flat Rent are now entitled to the utility allowance starting with the 2014 Fourth Quarter Annual Income Reviews, effective 2/1/2015.

RESIDENTS PAY FOR THEIR OWN UTILITIES AT THE FOLLOWING DEVELOPMENTS: Bedford-Stuyvesant Rehab Phase I Belmont-Sutter Berry Street-South 9th St. Betances VI Boynton Ave. Bushwick II A,B,C,D,&E Campos Plaza II Claremont Rehab II,III,IV & V Claremont-Franklin Crown Heights Rehab Dome Site – New Construction East 165th St-Bryant Ave. East 173th St Vyse Ave Fenimore-Lefferts (Gas-Keyspan) FHA Homes I – X First Houses (Gas-Con Edison) Fort Washington Ave Franklin Ave. I, II & III (MHOP & Conv.) Kraus Mgt. Franklin Ave. I, II & III (MHOP & Conv.) Union Mgt. Frederick E. Samuel Apts. (City) Frederick E. Samuel MHOP I, II & III Frederick E. Samuel Section 8 Grampion Harrison Ave. A & B Highbridge – Anderson Highbridge -Nelson Hope Gardens Howard Ave. Howard Ave. - Park Place Hunts Point Rehab International Tower Jennings Street Lenox Road LES I, LES II, LES III, AND LES V Long Island Baptist Longfellow Ave. Rehab Macombs Road Manhattanville Groups II & III

Marcy-Greene Sites A & B Metro North Rehab Morris Heights Rehab Morris Park Senior Citizen Murphy Private New Lane Ocean Hill-Brownsville Park Rock Prospect Avenue MHOP P.S. 139 Conversion Ralph Avenue Randolph (Formerly W. 114th St) Reverend Brown (CBMC Site 115) Shelton Sondra Thomas Apartments South Bronx – Site 402 Southern Boulevard MHOP (500 Southern Blvd.) Stanton Street Stebbins-Hewitt Sterling Place Rehabs (Sterling-Buffalo) Sterling Place Rehabs (St. Johns-Sterling) Stuyvesant Gardens II (Sites 48A-49) Sutter-Union Tapscott Street Rehab Thurgood Marshall Plaza Twin Parks East Union Avenue - 163rd St Union Avenue - 166th St University Avenue Rehab U.P.A.C.A. 5 & 6 Vandalia Washington Heights Rehab I & II Washington Heights III (Audubon) Washington Heights III (Ft. Washington) Washington Heights IV-Groups C&D West Farms Road West Farms Square (MHOP & Conv.) Kraus Mgt. West Farms Square (MHOP & Conv.) Murphy West Tremont Groups I,II, & III



EXHIBIT 9A – FHA HOMES - MONTHLY UTILITY ALLOWANCES* for HEATING AND HOT

WATER

FHA HOMES – MONTHLY UTILITY ALLOWANCES for HEATING AND HOT WATER (HW)* Number

of Bedrooms


Allowance Heat & HW

GAS Monthly Utility

Allowance Heat & HW

OIL Monthly Utility

Allowance Heat & HW

OIL HEAT &

GAS HW Monthly Utility

Allowance Heat & HW

0 (Efficiency) $153 $78 $210 $152 1 $172 $87 $236 $171 2 $191 $97 $262 $189 3 $200 $102 $275 $199 4 $210 $107 $288 $208 5 $219 $112 $302 $218 6 $228 $116 $315 $228


For variations of utilities supplying heat and hot water: 1. Subtract the appropriate utility allowance for Hot Water (indicated in the table below) from

the appropriate monthly Heating and Hot Water Allowance (indicated in the Table above). 2. The remainder is the new monthly Heating Allowance. 3. Add to the new monthly Heating Allowance the appropriate utility allowance for Hot Water

(indicated in the Table below). 4. The sum is your new monthly Heating and Hot Water allowance for the variation of different

utilities supplying heat and hot water to your resident(s).

FHA HOMES – MONTHLY HOT WATER ONLY UTILITY ALLOWANCES* Number

of Bedrooms


Allowance HW Only

GAS Monthly Utility

Allowance HW Only

OIL Monthly Utility

Allowance HW Only

0 (Efficiency) $58 $21 $79 1 $65 $24 $89 2 $73 $26 $99 3 $76 $28 $104 4 $80 $29 $109 5 $83 $30 $114 6 $87 $32 $119




EXHIBIT 10 – RESIDENT EMPLOYEES (Revised 2017) The following is the monthly rent for a non-public housing tenant who resides in a NYCHA apartment and was given use of an apartment in connection with his/her employment. The resident does not have a public housing lease. The resident would have either a Resident Employee Lease or a Resident Police Officer Lease. The resident has one of the following titles:

• Resident Employee • Resident Site Caretaker • Resident Property Maintenance Supervisor (Resident Superintendent) • Assistant Resident Property Maintenance Supervisor (Resident Assistant

Superintendent) • Resident Police Officer

RENT Effective for First Quarter, 2017 Annual Income Reviews (1st quarter effective date: 5/1/2017. For transfers the effective date is January 1, 2017.)


Monthly Rent Applies to: • Resident Employee • Resident Property Maintenance

Supervisor (Resident Superintendent) • Assistant Resident Property

Maintenance Supervisor (Assistant Resident Superintendent)

• Resident Police Officer

Monthly Rent Applies to:

• Resident Site Caretaker

0 Bedroom (Studio) $347 $173 1 Bedroom (3 Room) $421 $210 2 Bedroom (4 Room) $495 $247 3 Bedroom (5 Room) $619 $309 4 Bedroom (6 Room) $693 $346

5 Bedroom (7 Room) – or more $797 $398 Note: The rent for a Senior Resident Advisor is $0.



FEDERAL 1. Fixed Employment 2. Social Security 3. Non-Fixed Employment 4. Full Public Assistance 5. Dual Income 6. Public Assistance with SSI 7. Supplementary Public Assistance 8. Mixed Citizenship Family FREDERICK E. SAMUEL APARTMENTS 9. Section 8 Program

APPENDIX C - EXAMPLES OF INCOME PROJECTIONS



EXAMPLE #1: FIXED EMPLOYMENT - FEDERAL FIRST QUARTER ANNUAL REVIEW: Lessee, spouse, and four (4) children, ages 6, 8, 10 & 12, reside in a three bedroom apartment. The lessee, whose rate of pay is $24,005 per year since 4/1/09, earned $29,045 in 2009. The lessee's previous rate of pay was $22,000 per year since 1/1/06. The spouse’s rate of pay is $11,284 since 10/1/07. He earned $11, 284 in 2009. The family pays $80.00 per week for child care.

LESSEE'S BASE INCOME BASE EARNINGS 1/1/09 TO 3/31/09 BASE EARNINGS 4/1/09 TO 12/31/09 TOTAL BASE EARNINGS

$22,000 X 90 DAYS ÷ 365 DAYS = $5,425 $24,005 X 275 DAYS ÷ 365 DAYS = $18,086

$23,511

LESSEE'S OVERTIME ACTUAL EARNINGS MINUS BASE EARNINGS TOTAL OVERTIME

$29,045 - $23,511

$5,534

LESSEE'S INCOME CURRENT PAY RATE + TOTAL OVERTIME LESSEE'S TOTAL INCOME

$24,005 + $5,534

$29,539

SPOUSE'S INCOME CURRENT PAY RATE

$11,284 GROSS INCOME LESSEE SPOUSE TOTAL GROSS INCOME

$29,539 + $11,284

$40,823

STATUTORY DEDUCTIONS (EXHIBIT 8) MINORS CHILD CARE TOTAL DEDUCTIONS

4 X $480.00 = $1,920 $80 X 52 = $4,160

$6,080

NET INCOME GROSS INCOME LESS TOTAL DEDUCTIONS ADJUSTED NET INCOME

$40,823 - $6,080

$34,743

DETERMINATION OF MONTHLY RENT STATUTORY RENT FLAT RENT - 5 ROOMS (Refer to EXHIBIT 2 for current FLAT rent amounts) NEW MONTHLY RENT *

30% of Adjusted Net Income $34,743 ÷ 40 = $869 $1,787 $869

*TDS compares the STATUTORY RENT to the FLAT RENT and charges the LESSER of the two.



EXAMPLE # 2: SOCIAL SECURITY - FEDERAL FIRST QUARTER ANNUAL REVIEW: The lessee, age 77, resides alone in a one (1) bedroom apartment. The lessee receives Social Security benefits of $705 per month, and submitted medical expense receipts for the past twelve months totaling $1010.

GROSS INCOME SOCIAL SECURITY + MEDICARE PAYMENT TOTAL GROSS INCOME

$705 + $96.40 (2009 amount) = $801.40 $801.40X 12 = $9,616.80

STATUTORY DEDUCTIONS (EXHIBIT 8) ELDERLY MEDICARE PAYMENT MEDICAL EXPENSES CLAIMED TOTAL MEDICAL EXPENSES LESS DEDUCTIBLE TOTAL MEDICAL DEDUCTION TOTAL DEDUCTIONS

$96.40 (2009 amount) X 12 = $1,156.80

+ $1,010.00 $2,166.80

Less 3% of $9,616.80 = $ 288.50

$2166.80 - $288.50 =

$ 400.00 $1,878.30 $2,278.30

NET INCOME GROSS INCOME LESS TOTAL DEDUCTIONS ADJUSTED NET INCOME

$9,617 - $2,278

$7,339

DETERMINATION OF MONTHLY RENT STATUTORY RENT FLAT RENT - 3 ROOMS ( Refer to EXHIBIT 2 for current FLAT rent amounts) NEW MONTHLY RENT *

30% of Adjusted Net Income $7339 ÷ 40 = $183 $1,206 $183

*TDS compares the STATUTORY RENT to the FLAT RENT and charges the LESSER of the two.



EXAMPLE # 3: NON-FIXED EMPLOYMENT - FEDERAL FIRST QUARTER ANNUAL REVIEW: Lessee, the lessee's retired parent who provides child care, and three children, ages 2, 4 & 7, reside in a three bedroom apartment. The lessee, who is employed in the garment industry, earned $7,800 in the past year. The lessee who is paid $5.00/hour and works a 40 hour week was unemployed 2/6/09 2/11/09and from 10/1/09 -12/24/09. The lessee received unemployment insurance benefits of $100/week during the 13 week period. The lessee's parent receives Social Security benefits of $267/month.

LESSEE'S INCOME 1/1/09 12/31/09 WAGES UNEMPLOYMENT INSURANCE LESSEE'S INCOME

$5.00 X 40 X 39 = $7,800.00 $100 x 13 = $1,300.00

$9,100.00

PARENT'S INCOME SOCIAL SECURITY + MEDICARE PAYMENT

$267 + $96.40 (2009 amount) X 12 = $4,360.80 GROSS INCOME LESSEE PARENT TOTAL GROSS INCOME

$9,100 $4,361

$13,461

STATUTORY DEDUCTIONS (EXHIBIT 8) MINORS

3 X $480 = $1,440 NET INCOME GROSS INCOME LESS TOTAL DEDUCTION ADJUSTED NET INCOME

$13,461 $1,440

$12,021

DETERMINATION OF MONTHLY RENT STATUTORY RENT FLAT RENT - 5 ROOMS (Refer to EXHIBIT 2 for current FLAT rent amounts) NEW MONTHLY RENT *

30% of Adjusted Net Income $12,021 ÷ 40 = $301 $1,787 $301

* TDS compares the STATUTORY RENT to the FLAT RENT and charges the LESSER of the two.



EXAMPLE # 4: FULL PUBLIC ASSISTANCE (HRA) - FEDERAL FIRST QUARTER ANNUAL REVIEW: Lessee, a 27 year old parent, and three children, ages 1, 4 & 6, reside in a two bedroom apartment. All family members are on the Public Assistance budget. The HRA budget letter indicates the tenant receives $187.83 semi-monthly.

PUBLIC ASSISTANCE INCOME

BASIC ALLOWANCE (Refer to EXHIBIT 5 for current PA BASIC ALLOWANCE amounts)

RENT ALLOWANCE (Refer to EXHIBIT 6 for current HRA RENT allowances)

TOTAL HRA ALLOWANCE

4 PERSONS = $4,508

4 PERSONS = $5,400

$9,908

AMOUNT REPORTED ON HRA BUDGET LETTER

$187.83 X 24 = $4,508

GROSS HRA INCOME *

$9,908

DETERMINATION OF MONTHLY RENT

HRA RENT ALLOWANCE (Refer to EXHIBIT 6 for

current HRA RENT allowances)

NEW MONTHLY RENT

$450

$450

* TDS compares the TOTAL HRA ALLOWANCE to the amount reported on the HRA BUDGET LETTER and projects the GREATER of the two as GROSS HRA INCOME.



EXAMPLE # 5: DUAL INCOME - FEDERAL FIRST QUARTER ANNUAL REVIEW: Lessee, a grandparent, aged 68, and two grandchildren, ages 10 and 12, reside in a two bedroom apartment. The lessee receives Social Security benefits of $379 per month, and the children receive Public Assistance. The HRA budget letter indicates that the two children received a total of $3228 in the past year. There were no medical expenses submitted for the year.

LESSEE'S GROSS INCOME SOCIAL SECURITY + MEDICARE PAYMENT

LESSEE'S TOTAL GROSS INCOME

$379 + $96.40 (2009 amount) = $475.40

$475.40 X 12 = $5,705.00 HRA INCOME FOR GRANDCHILDREN


RENT ALLOWANCE (Refer to EXHIBIT 6 for current HRA RENT allowances)*

TOTAL HRA ALLOWANCE

$2,622

$4,800 ÷ 3 Persons = $1600 x 2 persons = $3,200

$5,822

AMOUNT REPORTED ON HRA BUDGET LETTER

$3,228

GROSS INCOME LESSEE

HRA FOR GRANDCHILDREN ** TOTAL GROSS INCOME

$5,705

+ $5,822 $11,527

STATUTORY DEDUCTIONS ELDERLY FAMILY

MINORS MEDICARE PAYMENT

LESS DEDUCTIBLE MEDICAL DEDUCTION

TOTAL DEDUCTIONS

2 X $480.00 = $96.40 X 12 MOS = $1156.80

3% X $11,527 = $345.81 $1156.80 - $345.81 =

$ 400.00 $ 960.00

$ 811.00

$2,171.00 NET INCOME

TOTAL GROSS INCOME LESS TOTAL DEDUCTIONS ADJUSTED NET INCOME

$11,527.00 - $2,171.00

$9356.00 DETERMINATION OF MONTHLY RENT

STATUTORY RENT

HRA RENT ALLOWANCE (Refer to EXHIBIT 6 for current HRA RENT allowances)

FLAT RENT – FOUR ROOMS (Refer to EXHIBIT 2 for current FLAT rent amounts)

NEW MONTHLY RENT ***

30% of Adjusted Net Income $9,356 ÷ 40 = $234 $400 $1,391 $400

* Pro-rate the HRA RENT ALLOWANCE for the ratio of persons on the HRA Budget to the number of persons in the family. In the above example, 2/3 of the family is on the budget. ** TDS compares the TOTAL HRA ALLOWANCE to the amount reported on the HRA BUDGET LETTER and projects the GREATER of the two as GROSS HRA INCOME. *** If more than one half of the family is on the HRA Budget, TDS compares STATUTORY RENT with the HRA RENT ALLOWANCE and uses the GREATER of these two figures, then compares this figure with the Flat Rent and charges the LESSER of the two amounts. If one half or less of the family is on the HRA Budget, TDS compares only the STATUTORY RENT with the FLAT RENT and charges the LESSER of the two.



EXAMPLE # 6: PUBLIC ASSISTANCE WITH SSI - FEDERAL FIRST QUARTER ANNUAL REVIEW: Lessee, age 51, her daughter and her daughter's two children, ages 7 & 10 occupy a three bedroom apartment. The lessee receives Supplemental Security Income (SSI) in the amount of $697 monthly. The daughter and grandchildren receive a grant of $193.50 semi-monthly from HRA.

LESSEE'S GROSS INCOME SSI

$697.00(2009amount) X 12 = $8,364.00 HRA INCOME


HRA RENT ALLOWANCE (Refer to EXHIBIT 6 for current HRA RENT allowances)* TOTAL HRA ALLOWANCE

3 PERSONS = $3,492

3 PERSONS = $4,800

$8,292

AMOUNT REPORTED ON HRA BUDGET LETTER $193.50 X 24 = $4,644.00 YEARLY GROSS INCOME LESSEE HRA FOR DAUGHTER & GRANDCHILDREN ** TOTAL INCOME

$8,364 +$8,292

$16,656

STATUTORY DEDUCTIONS MINORS ELDERLY FAMILY TOTAL DEDUCTIONS

2 X $480 = $960.00 $400.00

$1,360.00

NET INCOME TOTAL GROSS INCOME LESS TOTAL DEDUCTIONS ADJUSTED NET INCOME

$16,656.00 - $1,360.00

$15,296.00

DETERMINATION OF MONTHLY RENT STATUTORY RENT HRA RENT ALLOWANCE

FLAT RENT – FIVE ROOMS (Refer to EXHIBIT 2 for current FLAT Rent amounts)

NEW MONTHLY RENT ***


* Full welfare rent allowance is used because more than half the family is on HRA Budget with SSI. ** TDS compares the TOTAL HRA ALLOWANCE to the amount reported on the HRA BUDGET LETTER and projects the GREATER of the two as GROSS HRA INCOME. *** If more than half of the family is on the HRA Budget, TDS compares STATUTORY RENT (30% of adjusted net income) with the HRA RENT ALLOWANCE and compares the GREATER of these two with Flat Rent and charges the LESSER of the two. If one half or less of the family is on the HRA Budget, TDS compares only the STATUTORY RENT with the FLAT RENT and charges the LESSER of the two.



EXAMPLE # 7: SUPPLEMENTARY PUBLIC ASSISTANCE - FEDERAL FIRST QUARTER ANNUAL REVIEW: Lessee, a 35 year old parent, and three children, ages 6, 9 & 12, reside in a two bedroom apartment. The lessee, who works during school hours, submits a Summary of Earnings Statement indicating an anticipated income of $4,275. The entire household is on the budget and the HRA Budget Letter indicates the family receives $150 semi-monthly.

HRA ALLOWANCE


ADD: SUPPLEMENTARY ALLOWANCE (Refer to EXHIBIT 5 for current PA BASIC ALLOWANCE

amounts) HRA RENT ALLOWANCE (Refer to EXHIBIT 6 for

current HRA RENT allowances)TOTAL NEEDS ALLOWANCE

LESS EMPLOYMENT INCOME

TOTAL HRA ALLOWANCE

4 PERSONS = $4,508 $1,200

4 PERSONS + $5,400 $11,108 -$4,275

$6833

AMOUNT REPORTED ON HRA BUDGET LETTER $150 X 24 = $3,600 GROSS INCOME

PUBLIC ASSISTANCE INCOME *

EMPLOYMENT INCOME

TOTAL GROSS INCOME

$6,833 + $4,275

$11,108 STATUTORY DEDUCTIONS

MINORS

TOTAL DEDUCTIONS

3 X $480 = $1,440

$1,440 NET INCOME

TOTAL GROSS INCOME

LESS TOTAL DEDUCTIONS

ADJUSTED NET INCOME

$11,108 $1,440

$9,668


STATUTORY RENT HRA RENT ALLOWANCE (Refer to EXHIBIT 6 for

current HRA RENT allowances) FLAT RENT – FOUR ROOMS (Refer to EXHIBIT 2 for

current FLAT rent amounts) NEW MONTHLY RENT **


* TDS compares the TOTAL HRA ALLOWANCE to the amount reported on the HRA BUDGET LETTER and projects the GREATER of the two as PUBLIC ASSISTANCE INCOME. * TDS compares the STATUTORY RENT to the HRA RENT ALLOWANCE, then compares the GREATER of the two with the FLAT RENT, and charges the LESSER of the two.



EXAMPLE # 8 MIXED CITIZENSHIP FAMILIES FIRST QUARTER ANNUAL REVIEW: Lessee, the lessee's retired parent who provides child care, and three children, ages 2, 4 & 7, reside in a three bedroom apartment. The lessee, a non-fixed worker who is employed in the garment industry, earned $7,800 in the past year. The lessee who is paid $5.00/hour and works a 40 hour week was unemployed 2/6/09 - 2/11/09 and from 10/1/09 -12/24/09. The lessee received unemployment insurance benefits of $100/week during the 13 week period. The lessee's parent has no eligible citizenship status receives a pension of $200.00 per month from a garment industry job.

LESSEE'S INCOME 1/1/09 - 12/31/09 WAGES UNEMPLOYMENT INSURANCE LESSEE'S INCOME

$5.00 X 40 X 39 = $7,800.00 $100 x 13 = $1,300.00

$9,100.00 PARENT'S INCOME PENSION

$200 X 12 = $2,400.00

GROSS INCOME LESSEE PARENT TOTAL GROSS INCOME

$9,100 $2,400

$11,500 STATUTORY DEDUCTIONS (EXHIBIT 8) MINORS

3 X $480 = $1,440

NET INCOME GROSS INCOME LESS TOTAL DEDUCTION ADJUSTED NET INCOME (ANI)

$11,500 $1,440 $10,060

DETERMINATION OF MONTHLY RENT FLAT RENT (Maximum Rent) - 5 ROOMS (Refer to EXHIBIT 2 for current FLAT rent amounts)

$1,787.00

STATUTORY SUBSIDIZED RENT [Total Tenant Payment (TTP)] of all family members, even members without eligible citizenship status: (30% of ANI = monthly Statutory Subsidized Rent (or ANI divided by 40)):

$10,060.00 ÷ 40 = $251.50

“Family Maximum Subsidy:” Flat Rent less Statutory Rent

$1,787.00 - $251.50 = $1,535.50

TOTAL NUMBER IN family with U.S. Citizenship or Eligible Immigration Status

4

TOTAL NUMBER IN FAMILY 5

“Member Maximum Subsidy:” Family Maximum Subsidy divided by the total number of persons in family.

$1535.50 ÷ 5 = $307.10

“Eligible Family Subsidy:” Member Maximum Subsidy multiplied by number in family with U.S. Citizenship or Eligible Immigration Status

$307.10 x 4 = $1228.40

MONTHLY RENT: Pro-Rated : Flat Rent less Eligible Family Subsidy

$1,787 – $1228.40 = $558.60

HUD requires a Housing Authority to ‘pro-rate’ the monthly rent to deny the housing subsidy to the family member(s) without eligible immigration status.



EXAMPLE # 9: FREDERICK E. SAMUEL - SECTION 8 TENANTS According to the Occupant's Affidavit of Income, the family consists of a parent and seven children. All family members receive Public Assistance. The family resides in a six-room apartment, and has been residing in public housing since November 20, 1995.

PUBLIC ASSISTANCE INCOME

BASIC ALLOWANCE (8 PEOPLE)

HRA RENT ALLOWANCE (Refer to EXHIBIT 6 for current HRA RENT allowances)* TOTAL ALLOWANCE

$8,162 + $5,052

$13,214


See Frederick E. Samuel Apartments Section 8 Chart

RENT

$877

*The Frederick E. Samuel Apartments Section 8 Program is administered as a State program. TDS will select the proper rent from the Frederick E. Samuel Apartments Section 8 Rent Chart.



APPENDIX D - THIRD PARTY VERIFICATION CENTRAL AGENCY CONTACTS

AGENCY FORM USED CENTRAL ADDRESS REMARKS

Internal Revenue Service (IRS)

Request for Transcript of Tax Return, NYCHA form 040.575

(IRS 4506T)

Internal Revenue Service RAIVS Team,

Stop 679 Andover, MA 05501

FAX (978) 247-9255

• Original form must be sent to the IRS

• Form must be dated within 60 days • Incomplete forms will not be

processed • Termination action must commence

if household member(s) fail to sign the 4506T form

• Do not mail a stamped, self-addressed envelope to the IRS.

U.S. Citizenship &

Immigration Service (INS)

U.S. Citizenship and

Immigration Services Document Verification Request, NYCHA

form 040.573

U.S. Citizenship & Immigration

Service 10 Fountain Plaza Buffalo, NY 14202

Attn: Immigration status Verification Unit

• Make copies of original documents “front & back” and attach to INS form

• Leave blank item 6 (Verification Number)

• Do not mail a stamped, self-addressed envelope to the INS.


Third Party Verification of

Unemployment Benefits, NYCHA form 040.589


Central Support Unit P.O. Box 15130

Albany, NY 12212-5130

• Third Party Oral Verification (Level 3) is not available.

• An entry in the Interview Record section of the Checklist should indicate “Level 3 not available per Dept. of Labor”

Human Resources

Administration Office of Child Support

Enforcement (OCSE)


Contributions/Support/Alimony , NYCHA form 040.584

OCSE Correspondence Services

P.O. Box 830 Canal St. Station

New York, NY 10013

• OCSE has records if the payer sends child support payments directly to OCSE, which are then issued to the family member

• Third Party Oral Verification (Level 3) is not available from OCSE

• An entry in the Interview Record section of the Checklist should indicate “Level 3 not available per OCSE”



APPENDIX D - THIRD PARTY VERIFICATION CENTRAL AGENCY CONTACTS

AGENCY FORM USED CENTRAL ADDRESS REMARKS

Human Resources

Administration Office of Child Support

Enforcement (OCSE)


Contributions/Support/Alimony , NYCHA form 040.584

OCSE Correspondence Services P.O. Box 830

Canal St. Station New York, NY 10013

• OCSE has records if the payer sends child support payments directly to OCSE, which are then issued to the family member

• Third Party Oral Verification (Level 3) is not available from OCSE

• An entry in the Interview Record section of the Checklist should indicate “Level 3 not available per OCSE”

New York State Workers’

Compensation Board


Workers Compensation, NYCHA form 040.587

For Workers’ Compensation:

New York State Workers’ Compensation Board

P.O. Box 5205 Binghamton, NY 13902-5205

• Third Party Oral Verification (Level 3) is not available.

• An entry in the Interview Record section of the Checklist should indicate “Level 3 not available per WCB”

For State Disability Benefits:

New York State Workers’ Compensation Board

Disability Benefits Bureau Jim Evans, Associate WC

Examiner 100 Broadway

Albany, NY 12241

Veteran’s Administration

Third Party Verification of Veterans Administration Benefits,

NYCHA form 040.588

U.S. Department of Veterans

Affairs NY Regional Office 245 W. Houston St.

New York, NY 10014

• Third Party Oral Verification (Level 3) is available

• Staff may call (212) 807-7229, extension 4877



APPENDIX E – HRA ELECTRONIC BUDGET LETTER (SAMPLE)

Annual Review Quarter: 1 Address: File Date: 12/22/03 Management Project: TEST HOUSES Map #: 999 123 ANY STREET 04A Project Name: TEST HOUSES Map #: 999 MANHATTAN, NY 19999 NYCHA Account # 999 – 002 –04A NYCHA HOH DUCK DONNA

PA PA Case: 9996598 PA Case Type FA Address: PA Case Name: DUCK DONNA FOR DUCKY 123 Any Street 4A Welfare Center: 99 Manhattan, NY 19999 FIRST NAME LAST NAME DOB SEX SSN SUFF Shelter Balance of Semi Monthly Payments

Amount Grant

DONNA DUCK 09/30/1970 F 612-34-5678 1 $143.00 $105.00 Income Code 9* $50.00 P IND. STATUS IND. REASON STATUS DATE

AC ** G6 04/10/2002 FIRST NAME LAST NAME DOB SEX SSN SUFF Shelter Balance of Semi Monthly Payments

Amount Grant

DUCKY DUCK 09/30/1970 M 881-23-4567 1 $.00 $.00 IND. STATUS IND. REASON STATUS DATE AC G6 04/10/2002

* 0 = Black Lung Disease/Spinal Bifida, 1 = Social Security Benefits, 2= Earned Income, 3 = Unemployment Insurance Benefits, 4 = NYS Disability Workers Compensation, 5 = Child Support Payment, 6 = Veteran’s Benefit, 9 = Income from Boarder/Lodger, A = SSI Benefit, B = Social Security Disability Benefit, G = Income from TEAP/WILDCAT, V = Veteran’s Disability Benefit, X = Child Support Bonus Benefit, Z = Other Income ** AC=ACTIVE, SI=SINGLE ISSUANCE, SA=SANCTIONED, FS=FOOD STAMPS ONLY



APPENDIX F - WMS BUDGET LETTER

PA Case: PA Case Type: Address: PA Case Name: Welfare Center:

FIRST NAME LAST NAME DOB SEX SSN SUFF Shelter Balance of Grant Semi Monthly Payments Amount ----- GABRIEL ----- PAYEE IND. STATUS IND. REASON STATUS DATE OCSE ----- FIRST NAME LAST NAME DOB SEX SSN SUFF Shelter Balance of Grant Semi Monthly Payments Amount ----- ----- PAYEE IND. STATUS IND. REASON STATUS DATE OCSE ----- END RECORD



APPENDIX G - VERIFICATION OF ELIGIBLE IMMIGRATION STATUS

Required Proof: For every member of the household declared to have eligible immigration status on the Declaration of Citizenship Status form, copies of one of the following documents must be submitted, if not currently on file in the tenant folder:

1. Form I - 551, Alien Registration Receipt Card (for permanent resident aliens) 2. Form I - 94, Arrival - Departure Record, with one of the following annotations:

• “Admitted as Refugee Pursuant to Section 207” • “Section 208” or “Asylum” • “Section 243(h)” or “Deportation Stayed by Attorney General” • “Paroled Pursuant to Section 212(d)(5) of the INA”

3. If Form I - 94, Arrival - Departure Record, is not annotated, then accompanied by

one of the following documents:

• A final court decision granting asylum (but only if no appeal is taken) • A letter from an INS asylum officer granting withholding of deportation (if

application is filed on or after October 1,1990) or from an INS district director granting asylum (if application is filed before October 1,1990);

• A court decision granting withholding of deportation • A letter from an INS asylum officer granting withholding of deportation (if

application is filed on or after October 1, 1990) 4. Form I - 688, Temporary Resident Card, which must be annotated “Section

245A” or “Section 210” 5. Form I - 688B, Employment Authorization Card, which must be annotated

“Provision of Law 274a.12(11)” or “Provision of Law 274a.12” 6. A receipt issued by the INS, indicating that an application for issuance of a

replacement document in one of the above listed categories has been made and the applicant’s entitlement to the document has been verified



APPENDIX H - CORRECTION OF TENANT DATA IN HUD MULTI-FAMILY TENANT

CHARACTERISTICS SYSTEM (MTCS) – PUBLIC HOUSING PROGRAM

The U.S. Department of Housing and Urban Development (HUD) requires NYCHA to electronically submit accurate Family Reports (HUD Forms 5005812) for all tenants. Incomplete or incompatible tenant data may be rejected by HUD as “Fatal Errors,” resulting in the submitted Forms 50058 deemed ”not reported.” HUD requires a minimum accuracy reporting rate of 95% for HUD Forms 50058. To achieve NYCHA’s objective of an accuracy reporting rate of 100%, Property Managers or designees must: • Ensure that all tenant data entries made in the Tenant Data System (TDS) are

accurate • Monitor HUD Fatal Error Reports in the TDS MTCS 50058 System • Correct Tenant Data System errors noted in Fatal Error Reports on a timely basis • Respond to all Alert Messages indicated in reports from the HUD Enterprise Income

Verification (EIV) System • Follow-up on all data in the HUD Enterprise Income Verification (EIV) System having

a “Failed Status” or indicating a Multiple-Subsidy, i.e., individuals receiving assistance through multiple Federal housing programs

NOTE: Failure to correct Fatal Errors in TDS results in unprocessed HUD Forms

50058 and may result in financial sanctions against NYCHA.

A. APPLICABILITY

This applies to all public housing developments and all Annual Reviews, Interim Changes, Post Approval Adjustments, Move-ins and Move-outs processed in the Tenant Data System.

B. ACCESS TO FATAL ERROR REPORTS

The Department of Information Technology - Business Solution Technology (ITBST) provides initial access to Fatal Error Reports for development and Property Management staff who have access to the Data Verification System (DVS).

Subsequent requests for access to Fatal Error Reports may be made by completing NYCHA form 130.042, IT Services Request, and requesting access to DVS.

12 Form 50059 Fatal Errors or discrepancies are applicable to Project Based Section 8 developments only and identified by a third party service provider who coordinates necessary corrections with development staff.



C. AVAILABLE FATAL ERROR REPORTS

Selected Fatal Error Reports are available for development and Property Management staff on the Intranet Home Page in the “Applications LOGIN “Section, using the “Data Warehouse” link. Staff accesses the Fatal Error Reports by navigating to the following fields: 1. MTCS 50058 Report 2. Error by Map Report 3. Borough and Development Names The following Data Warehouse reports are available:

Error by Map - This report provides a detailed description of the type of error that must be corrected in order for HUD to accept TDS data. This comprehensive report identifies fatal errors. Ratings by Map - This report provides information about each development’s accuracy reporting rate for HUD Forms 50058. Accounts Needing HUD Forms 50058 - This report provides information about each tenant account for which a 50058 is overdue, e.g., an overdue Annual Review, Move-out, or Move-in. How to Fix Errors- This report provides detailed information about how to fix Fatal Errors in HUD Forms 50058.

D. MONITORING FATAL ERROR REPORTS

1. Applications and Tenancy Administration Department (ATAD) Responsibilities

ATAD, Income Verification Unit, is responsible for:

• Monitoring Agency Wide Fatal Error Reports, on a monthly basis • Coordinating responses from NYCHA staff to other Public Housing Agencies

(PHA) regarding correction of Fatal Errors and end of participation (Move-outs) filings

• Providing technical assistance regarding correction of Fatal Errors

2. Property Management Department Responsibilities

Property Management Deputy Director or designee is responsible for:

• Monitoring Borough Fatal Error Reports, on a monthly basis, to ensure that development staff is correcting Fatal Errors, on a timely basis

3. Development Responsibilities

Property Manager or designee is responsible for:

• Monitoring Development Fatal Error Reports, on a weekly basis



• Processing Tenant Data System (TDS) corrections of Fatal Errors, on a timely

basis • Contacting other NYCHA developments to resolve Duplicate IDs and Multi-

Subsidy cases within NYCHA • Initiating, if applicable, legal action or referral to the Office of the Inspector

General • Referring cases to ATAD for investigation and follow-up with other Public

Housing Agencies (PHA) for unresolved Duplicate Tenant IDs and Multi-Subsidy cases

4. Department of Information Technology Business-Solution Technology (ITBST)

Responsibilities

ITBST is responsible for:

• Monitoring Fatal Error Reports, on a monthly basis • Processing Fatal Error corrections on a timely basis • Transmitting corrected HUD Forms - 50058 on a timely basis

5. Department of Research and Management Analysis Responsibilities

Research and Management Analysis is responsible for:

• Monitoring Fatal Error Reports, on a monthly basis • Processing Fatal Error corrections on a timely basis • Notifying ATAD and ITBST when Fatal Error corrections are completed

E. CORRECTION OF EXISTING FATAL ERRORS

1. Time Frames

Development staff corrects Development Fatal Errors within 30 days of the posting of error on the Intranet Home page.

2. Correction Methods

Development staff takes the following general steps to correct tenant identification errors caused by Last Name, First Name, Social Security Number, Birth Date, or Gender mismatches. For detailed information about error removal options, refer to Appendix I, Fatal Error Removal Options.

NOTE: If corrections to a Head of Household’s Last Name, First Name, Social Security Number, Birth Date or Gender are needed, development staff makes corrections in TDS via the Key Fields Update Option – Option 28- after verifying data in accordance with ADGM 20080009, Tenant Data System Key Fields Update Option. ATAD reviews Head of Household changes and requests from development staff additional documentation, as needed.



a. TDS Data Entry Mismatches

If a review of the tenant folder and HUD EIV Reports indicates that TDS data is inaccurate, development staff makes corrections to key fields in TDS by accessing TDS Main Menu -Option 28, Key Fields Update Option, or by completing an Annual Review (if due).

b. HUD Database Mismatches

If after reviewing HUD EIV Reports13 and tenant folder documents it is determined that TDS data matches folder documents, development staff sends NYCHA form 040.726, Verification of Tenant Data, to the tenant, requesting original identity documents, e.g., Social Security Card/Social Security benefit letter, Birth or Marriage Certificate or proof of residency documents such as current utility bill, benefit letter, and current school attendance letters, and processes as follows:

(1) Inaccurate TDS Data Entry

If after reviewing tenant submitted original documents and HUD EIV Reports it is determined that TDS data is inaccurate, development staff makes corrections to key fields in TDS by accessing TDS Main Menu -Option 28, Key Fields Update Option, or by completing an Annual Review (if due).

Corrections to Head of Household data are reviewed by ATAD. ATAD requests from development staff additional documentation, as needed.

(2) Accurate TDS Data Entry

If after reviewing tenant submitted original documents it is determined that TDS data is accurate, development staff:

• Reviews HUD EIV Reports to identify all discrepancies that have

resulted in a Fatal Error • Refers the tenant to the Social Security Administration (SSA) for the

correction of data in the SSA database. Staff may distribute NYCHA form 040.652, Application for a Social Security Card, to assist tenants.

• Obtains an Alternate Identification Number (AID) on a temporary basis14 to allow further investigation and correction of data discrepancy

13 HUD EIV reports identify data needing correction as a “Failed Status” or a Multiple-Subsidy Tenant. Staff must print, file, and distribute (where applicable) copies of HUD EIV Reports with Fatal Errors.

14 For more information about the issuance of Alternate Identification Numbers, refer to GM 3723, Alternate Identification Numbers for Family Members.



• Makes corrections to key fields in TDS by accessing TDS Manager’s

Main Menu -Option 28 , Key Fields Update Option, or by completing an Annual Review (if due).

• Follows-up with tenant within 90 days to determine if SSA information has been corrected and the use of an Alternate Identification Number is discontinued

• Notifies ATAD, Income Verification Unit, if the use of an Alternate Identification Number is discontinued by completing NYCHA form 040.651A, Replacement of Alternate ID-Public Housing

ATAD updates HUD records and notifies development staff when to update data in TDS.

NOTE: If a tenant responds to the Verification of Tenant Data form and requests additional time to obtain original documents, development staff members: Obtain Alternate Identification Number (AID) Enters corrections to key fields in TDS by accessing TDS Manager’s Main Menu -Option 28 , Key Fields Update Option, or by completing an Annual Review (if due). Follow-up with tenant within 90 days to obtain required documents Failure to submit required documents within 90 days requires Termination of Tenancy action on the grounds of Breach of Rules and Regulations.

(3) Failure by Tenant to Respond

If the tenant fails to respond to the Verification of Tenant Data form within 10 days, or fails to submit required documents within 90 days of any time extension, development staff:

• Initiates Termination of Tenancy action on the grounds of Breach of

Rules and Regulations • Obtains, if necessary, an Alternate Identification Number (AID) on a

temporary basis • Enters corrections to key fields in TDS by accessing TDS Manager’s

Main Menu -Option 28, Key Fields Update Option, or by completing an Annual Review (if due).

• Follows-up with tenant before the next Annual Review to determine if SSA information has been corrected and the use of Alternate Identification Number is discontinued

• Notifies ATAD, Income Verification Unit, if the use of an Alternate Identification Number is discontinued by completing NYCHA form 040.651A, Replacement of Alternate ID-Public Housing



c. Duplicate Tenant IDs / Personal Data

Duplicate Tenant IDs refer to the same tenant ID [Social Security or the Alternate ID number(s)] or same personal data information (name and birth date) that appears in other HUD records, e.g., NYCHA or other Public Housing Agency records.

Duplicate Tenant IDs are indicated on the Data Warehouse Report and on the HUD Enterprise Income Verification (EIV) Individual Household Summary Report.

Development staff must verify duplicate tenant identification and primary residency. The results of the verification process determine if one or more of the following actions are to be taken:

• Removal of Duplicate Tenant in TDS • Legal Action • Termination of Tenancy • Referral to the Office of the Inspector General

(1) Identity and Primary Residency Verification

(a) Tenant Folder Review

Development staff must verify the identity and primary residency of the individual with the Duplicate Tenant ID as follows:

• Reviews documents in the tenant folder and HUD EIV Reports to

determine if TDS entries are accurate and, if necessary, makes corrections in TDS, as noted in Section VI. A. 2. d. (1) (b).

• Determines if there is a pending move-out or transfer and

communicates with the other NYCHA developments, if applicable, to determine when the TDS transaction will be completed

(b) Tenant Interview

If development staff cannot resolve the Duplicate Tenant ID cases with a tenant folder and HUD EIV Report review, development staff sends the Verification of Tenant Data form to the tenant, requesting original identity documents, e.g., Social Security Card/Social Security benefit letter, Birth or Marriage Certificate, or proof of residency documents current utility bill, benefit letters, and current school attendance letters, and processes as follows:



i. Out of Household Family Member

If the tenant denies that the family member resides in the household, the tenant must complete and submit NYCHA form 040.643, Family Member Removal Notice, with appropriate documentation or an explanation why documents cannot be provided.

Upon submission of the Family Member Removal Notice, development staff removes the duplicate tenant from the family composition in TDS.

ii. Move-out

If the lessee states that the entire family has moved out of the apartment, development staff obtains a completed Notice of Intent to Vacate, NYCHA form 040.032, from the tenant and keys to the apartment. A referral should be made to the Office of the Inspector General for further guidance.

iii. Shared Custody

If after interviewing the tenant it is determined that a Duplicate Tenant ID may be due to shared custody of children, development staff identifies the primary guardian by requesting a Family Court or Custody Agreement and current school attendance verification and processes as follows: • If the duplicate tenancy involves another NYCHA development,

development staff coordinates with the other NYCHA development the removal in TDS of the child from the secondary guardian’s household.

• If the duplicate tenancy involves another Public Housing Agency

or NYCHA’s Section 8 program, development staff notifies the ATAD, Income Verification Unit, of the confirmed name of the primary guardian by faxing NYCHA form 040.725, Request for Verification of Duplicate Tenancy, with supporting documentation.

Supporting documentation includes all tenant submitted documentation and HUD EIV Summary and Existing Tenant Reports.



NOTE: HUD policy prohibits the listing of the same person on two

leases, and considers occupancy with the secondary guardian as a visitor situation, with no inclusion of the child as part of the family composition of the secondary guardian.

iv. Accurate Data – Duplicate Tenant IDs / Personal Data

If after reviewing tenant submitted original identity documents and HUD EIV Reports it is determined that TDS data is accurate, and individual’s identity and current residence has been determined, development staff notifies the ATAD, Income Verification Unit, by faxing NYCHA form 040.725, Request for Verification of Duplicate Tenancy, with supporting documentation.

After review, ATAD staff provides additional processing instructions to development staff.

v. Failure by Tenant to Respond

If the tenant fails to respond to the Verification of Tenant Data form within 10 days, development staff:

• Initiates Termination of Tenancy action on the grounds of

Breach of Rules and Regulations • Prints HUD EIV Individual Household Summary Reports and

files these Reports in the tenant folder • Notifies ATAD by e-mail before submission of case for

Termination of Tenancy action

(2) Unresolved Duplicate Tenant ID Cases

Applications and Tenancy Administration Department, Income Verification Unit, investigates all unresolved Duplicate Tenant ID cases and provides guidance to development staff on how to proceed. Development staff must promptly follow-up using ATAD’s instructions.

NOTE: The issuance of an Alternate Identification Number (AID) without ATAD authorization is prohibited for Duplicate Tenant ID cases.



F. PREVENTION OF FUTURE FATAL ERRORS

1. HUD EIV Summary Report Alert Messages

a. Current Tenants

Development staff, when accessing the EIV System, must promptly respond to all Alert Messages that are posted in the EIV Individual Household Summary Reports and Multiple Subsidy Tenant Reports. These Alert Messages give development staff advance notification of potential Fatal Errors and should be corrected immediately.

b. Applicants

For applicants selected from TSAP, development staff must check the HUD EIV Existing Tenant Report prior to mailing the rental call-in letter to determine if applicant is receiving Multiple-Subsidies. If there is a Multiple Subsidy situation, ATAD, Income Verification Unit, must be contacted for further instructions.

2. Auditing

a. Ratings by MAP Fatal Error Report

Property Managers must review this report to determine if there is a high error rate in development data.

b. Complete Audit

Property Manager must perform a complete audit of Income Reviews, using the following Table I minimum sampling requirements:

TABLE I QUALITY CONTROL REQUIREMENTS

FOR PROPERTY MANAGER Number of Reviews

Scheduled for Quarter Minimum Number Requiring

Supervisory Review 50 or less 5 51 - 600 5 plus one for each 50

601 - 2000 16 plus one for each 100 More than 2000 30 plus one for each 200

If an individual Housing Assistant has a high Income Review error rate, the Property Manager shall perform additional audits beyond the minimum requirements.



3. Training

Property Manager shall arrange for Income Review training through the Human Resources Department, Office of Professional Development and Training, as needed.

G. Technical Assistance

For technical assistance, call ATAD, Income Verification Unit staff at (212) 306-6600 and fax at (212) 306-6053.



APPENDIX I - FATAL ERROR REMOVAL OPTIONS

Error Code Error Description How To Fix

4136 FATAL: 4136 – Member’s Last Name cannot be blank. Correct TDS - Enter Member's Last Name.

4138 FATAL: 4138 -- Member’s Last Name must contain all alphabets.

Correct TDS - Re-enter Member's Last Name with alphabets (A - Z) only.

4140 FATAL: 4140 - Member’s First Name cannot be blank. Correct TDS - Enter Member's First Name.

4142 FATAL: 4142 - Member’s First Name must contain all alphabets.

Correct TDS - Re-enter Member's First Name with alphabets (A - Z) only.

4146 FATAL: 4146 - Member’s Date of Birth should be a valid date in MMDDYYYY format.

Correct TDS - Re-enter the Member's Date of Birth in MMDDYYYY format (e.g., 01/09/2001).

4164 FATAL: 4164 - SSN must be valued and 9-digits numeric or an AID issued by HUD.

1. Correct the SSN if TDS inaccurate or 2. Replace the suspect SSN with an AID and refer tenant to SSA for SSA corrections.

4166

FATAL: 4166 - SSN cannot not equal 000000000 111111111 222222222 333333333 444444444 555555555 666666666 777777777 888888888 999999999 123456789 987654321 009009009 or 090909090.

1. Correct the SSN with a valid SSN (SS card or SSA letter) or 2. Replace the suspect SSN with an AID and refer tenant to SSA for SSA corrections.

5266 FATAL: 5266 - AID is not valid.

1. Correct AID, Last Name, First Name, DOB or gender in TDS same as HUD AID information -document on file. 2. Contact ATAD- IVU for assistance before requesting a new AID and replace the invalid AID with the new AID. NOTE: All fields must match HUD's information.




Error Code Error Description How to Fix

5289 FATAL: 5289 - Invalid SSN: SSN cannot begin with 000.


5290 FATAL: 5290 - Invalid SSN: Fourth and fifth digits of SSN cannot be 00.


5291 FATAL: 5291 - Invalid SSN: SSN cannot end with 0000.


5294 FATAL: 5294 - An SSN/AID cannot appear more than once in the same Household.

1. Correct the SSN/AID if TDS inaccurate or 2. Replace the suspect SSN with an AID and refer tenant to SSA for SSA corrections.

5323 FATAL: 5323 - Based on the Social Security Administration numbering scheme, this SSN is invalid.






5324 FATAL: 5324 - This SSN has been found to be invalid upon verification with Social Security Administration.


5325 FATAL: 5325 - This SSN has been found to be Deceased upon verification with Social Security Administration.

1. Correct the SSN if TDS inaccurate or 2. Upon verification of deceased status, remove deceased from TDS.

5326 FATAL: 5326 - This SSN has been found to have an Incorrect Last Name upon verification with Social Security Administration.

1. Correct the SSN and/or Name if TDS inaccurate or 2.Refer tenant to SSA for SSA corrections, or 3.If TDS is accurate, contact ATAD.

5327 FATAL: 5327 - This SSN has been found to have an incorrect Date of Birth upon verification with Social Security Administration.

1. Correct the DOB if TDS inaccurate or 2.Refer tenant to SSA for SSA corrections, or 3.If TDS is accurate, contact ATAD.

5328

FATAL: 5328 - This SSN has been found to have an Incorrect Last Name upon verification with Social Security Administration. Non-income correction has been submitted for the Household, but the submitted Last Name for this Member is identical to the one in database.

1. Correct the Last Name if TDS inaccurate or 2.Refer tenant to SSA for SSA corrections, or 3.If TDS is accurate, contact ATAD.





5329 FATAL: 5329 - This SSN has been found to have an incorrect Date of Birth upon verification with Social Security Administration. Non-income correction has been submitted for the Household, but the submitted Date of Birth for this member is identical to the one in database.

1. Correct the DOB if TDS inaccurate or 2.Refer tenant to SSA for SSA corrections, or 3.If TDS is accurate, contact ATAD.

5331 FATAL: 5331 - Last Name, First Name, Date of Birth, or Gender, for this AID does not match with the existing information in database.

1. Correct AID, Last Name, First Name, DOB or Gender in TDS same as HUD AID information -document on file. 2. Contact IVU for assistance before requesting a new AID and replace the invalid AID with a new AID. NOTE: All fields must match HUD's information.

5332 FATAL: 5332 - The SSN/AID in this Household appears in other Households.

1. Correct the SSN/AID if TDS inaccurate or 2.Refer tenant to SSA for SSA corrections, or 3.If TDS is accurate, follow up with duplicate tenant as per GM 3748, Section VI.B.3. Duplicate Tenant IDs / Personal Data.



APPENDIX J-WORK NUMBER INCOME VERIFICATION – SAMPLE

The following information was provided by the employer to The Work Number® to act as their official agent for issuing employment verifications. Information not provided by the employer is left blank. Any inconsistency between the most recent start date and the total time with the company is due to prior work period.

Date: 10/31/2005 Information current as of: 10/17/2005 Employer: TALX Corporation SAMPLE Employee: RANDY W DOE Social Security Number: XXX-XX-XXXX Address: 1545 ORANGEDALE LANE

SOUTH HAMPTON , NY 63211 Employment Status: Active Most Recent Start Date: 03/19/1996 Total Time with Employer: 3 years 11 months Current Position: CUSTOMER RELATIONS Rate of Pay: Semi-Monthly Average Hours per Pay Period: 40 Current YTD Last Year Two Years Past Total Pay: 22781.49 56310.55 56482.44 Pay Period Date Pay Date Hours Worked Gross Earnings 10/17/2005 10/21/2005 74.26 520.56 10/3/2005 10/6/2005 74.96 610.92 9/19/2005 9/22/2005 20.4 102.00 9/5/2005 9/8/2005 80 3798.22 8/22/2005 8/25/2005 80 3798.23 8/8/2005 8/11/2005 80 3798.22 7/25/2005 7/28/2005 80 3798.22 7/11/2005 7/14/2005 80 3798.23 6/29/2005 7/2/2005 96 4322.26 6/15/2005 6/18/2005 92 4012.13 6/3/2005 6/6/2005 80 3798.22 5/20/2005 5/23/2005 80 3506.12 MEDICAL COVERAGE: Y Enterprise Medical DENTAL COVERAGE: Y Enterprise Dental Reference Number for this verification: 10639911

* Gross Earnings include Gross Base Wages, Bonuses, Commissions, Overtime, Reported Tips and any other form of reported compensation.



APPENDIX K- PROCESSING EID IN AS400

The EID process is now automated in AS400 as part of the annual review or interim rent change process. Upon indicating a household member is employed, new screens will appear that will assist in determining if the household and affected member is eligible for EID. Once eligible, AS400 will calculate the EID exclusion and start an EID clock which will assist in monitoring the two 12 month exclusion and 48 month maximum periods.

Timing of EID Processing - Annual vs. Interim Review Change: Although the underlying requirement for EID is an increase in income, which does not usually require an interim change, staff must process EID information in TDS as follows:

(1) Annual Review: When the new income is reported within the Annual Review quarter processing time, calculate EID as part of the annual review process.

(2) Interim Review: When the new income is reported outside the Annual Review quarter processing time, staff must complete an interim change to calculate EID.

Note:

When a family member transitions from welfare to work, staff must always first perform an interim change (even if the new income is reported within the Annual Review quarter processing time), in order to establish a pre-qualifying income based rent. See Welfare Conversion at Management Manual Chapter III, Section III. (F) (4) (c) (1).

Use of the EID TDS system will: • commence the tracking of applicable EID eligibility periods, • facilitate the identification of those who are or are not eligible for EID, • simplify EID rent calculations.



APPENDIX K- Processing EID in AS400

Employment to Work

Initiate an annual review or interim rent change as you normally would. On the first screen, (see below) indicate the date of notification the member became employed and the income date change. Since the EID process is an increase to income indicate EID on the last line of the increase section an place an ‘X’ next to it. Press F-1 to proceed.




When you get to the Income Matrix Screen, indicate a ‘Y’ for all the household income sources, including the new employment for the EID member. Press F-1 to continue.

Note: Maria above is the newly employed household member seeking EID.




Work through the screens for other household member incomes. DO NOT change any of the other member’s income sources or amounts. When you get to the screen prompting you for the number of jobs for the newly employed member, enter the information and continue.




Using a completed Summary of Earnings, Statement, pay stubs, or EIV printout, fill out the details regarding the new job on the Summary of Earning Calculator. (See below). Press F-1 to continue.




AS400 will calculate overtime as is appropriate. Press F-1 to continue.




The next screen is the first new EID screen, the Household Income List. This screen compares the new current income (including the new member’s job) with the prior income set from either the most recent annual income review or interim rent change. The current household income must increase to be able to move on with the EID process. If the income decreases or stays the same, a message will appear if you try to continue advising the household does not qualify for EID. If that occurs, press F-12 to bypass the EID process and continue to press F-12 to exit the interim change. (If the household does not qualify for EID the member’s new job will be included at the next annual review as per the normal process.)

If the household income increases, put an ‘X’ next to the members new income and press enter. You will then be prompted to press F-10 to confirm. Doing so will start the EID 48 month clock for “phasing” in the new employment income.




After confirming the household has qualified for the EID process, you will next be taken to the EID Eligibility Questionnaire screen. On this screen you will determine how the newly employed household member has qualified for EID.

• Lines 1 and 2 are set, based on the existing tenant information in the Tenant Data system.

• Enter the date the new income started. This date cannot be greater than the current date. This date will be used to start the EID calculator.

• You must then qualify the tenant with answering a Y (yes) to any one of the 4, 5, 6 or 7 questions.

If all questions remain N (no), the process will not continue. When you answer Y to line 5, you will get a list of the approved organizations. You must select the appropriate one. The list starts from A. For a name that starts from another letter, enter the first 2, 3 letters at the top of the screen and press enter. The new screens should have the organization name you need. If you do not see the name of the organization, you must cancel this review and contact REES to get the list updated. Contact the Assistant Director, Asset Building and Financial Literacy in the Department of Resident Economic Empowerment and Sustainability to have an organization added to the list. Once the list is updated, you can start the process all over again.




Pressing enter again on the member questionnare screen will take you to the EID Calculator screen. (see below) AS400 calculates the EID exclusion values. This screen is similar to the physical worksheet that was previously used to calculate the exclusion amount. The system does the calculation and sets the ‘clock’ dates accordingly. Line E is the full exclusion for the first 12 months of EID. Line F is the 50% exclusion projected for the second 12 month period. (These amounts may vary if the member’s employment income changes at the annual review time that fall during the EID period.) Press enter after reviewing this screen then you will be prompted to press F-10 to confirm and continue.




The Household Income list Screen will appear showing the letter “E” next to the EID member. This confirms that the EID clock has initiated. Press enter to continue.




Next you will be taken to the Statutory Expenses & Deductions screens. Deductions will be applied based upon existing data in AS400. Do not include any new deductions as part of the rent calculations if the EID is being processed as a result of an interim change. Any new deductions such as for child care expenses will be applied at the next scheduled annual income review. Press F-1 to continue.




The Calculation of Tenants New Rent is the next screen. Line 1a indicates the exclusion amount based upon the new EID members job. This amount is not included when determining rent. Press F-1 to continue.




The Summary Screen is next.

Note: The gross income amount on this scree does include the new EID members income however the rent amount is the same as the Calculation of New Tenant’s Rent screen wher the excluded income in eliminated. The Summary screen does note on the net income line that this is an EID case.

Press F-1 going forward to complete the EID process. Upon completion, your suprevisor must approve the EID interim or annual change via the Managers Approval process. A new lease addendum will print and a copy must be sent to the tenant and one must be filed in the folder.

Note: In most instances,the rent will not change due to the exclusion of the new earned income. However, rent may be affected due to minor changes in AS400 applied deductions and in situations where there is an increase to the already earned income. (This will be covered in the Self-Sufficiency section.)




Full Public Assistance to Employment In the situation where a household is receiving full public assistance the current rent is the PA shelter amount, and a member becomes employed, an interim rent change must be done before the EID process can be started, even if the EID income is reported during the annual review processing period. The reason for this is that the current PA shelter amounts for full welfare cases are in excess of 30% of the total income HRA provides the family. This can cause the EID process to result in an initial rent also greater than 30% of the new employment income. To correct this, an interim rent change is done to convert the PA income into a income based rent. This income based rent will become the prequalifying income for EID purposes. The following is the procedure for full public assistance shelter amount rent cases: Example: Single person household on full public assistance. Current rent is $215 full shelter amount. Total PA gross income = $4225 per year First initiate an interim rent chage as described in the Unemployed to Work section above. Forward through the initial screens until you get to the Public Assistance Calculator screen for the household budget. At this point Press F-12 to now cancel the PA.




You will be taken back to the Income Matrix screen. Now indicate a’Y’ in the empoyment field. (You will be creating an artificial employment situation to convert the PA income into an income based rent.) Press F-1 to continue.




On the next screen indicate a ‘1’ for current paying jobs then press F-1 to continue.




On the Summary of Earnings Calculator indicate “Welfare Conversion Income Based Rent” on the lines for employer name and occupation. Then in the field for current rate of pay, indicate the dollar amount of the current PA full budget, per year. (You can get this figure from the last annual or interim processed in AS400 or the prior transcript filed in the tenant folder.) Press F-1 to continue.




Enter to skip the new employer address screen and press F-1 to continue past the overtine calculator screen. The next screen will be the first EID screen, the Household Income List screen. You must skip this screen during this PA conversion process. Press F-12 to by pass it to the deductions screens.




AS400 will give those deductions that are applicable based on data in the system. At this time of the interim review processing, do not apply any other deductions such as child care expenses. (Other deductions may be claimed during the regular annual income review process.)




The Calculation of Tenants New Rent will now be income based using the same gross income as the PA budget amount. (The shelter amount of $215 rent, now becomes $96 – before additional charges are applied.)




The Summary shows the previous PA rent and the new converted rent. The new rent is to be retroactively applied, back to the first of the month following the actual verified date the member went to work. (Appropriate retroactive credit must also be provided if necessary.)

Press F-1 through to the end of the interim rent change. The supervisior must immediately approve the interim rent change, mail the lease addendum to the tenant and ensure a copy is filed in the folder. After approval of this conversion interim rent change, a second interim change must be processed for the purpose of starting the EID clock.




Proceed as normal with the second interim rent change, until you arrive again at the Summary of Earnings Calculator. Here you will now enter the name of the real new employer the occupation, and all income fields based on EIV, data, pay stubs or a submitted Summary of Earnings Statement. Press F-1 to continue. Enter the address information for the employer on the next screen and enter to continue.




Overtime (if any) will be calculated on the next screen. Press F-1 to continue.




The next screen will be the first EID screen, the Household Income List. Put an ‘X’ next to the member’s name and new employment income. (Household income must increase to continue.) Press enter to continue and you will then be prompted to press F-10 to confirm starting the EID clock.




The next screen is the EID Eligibility Questionnaire. Here you will enter the date employment actually began, and you will indicate a ‘Y’ for question 6. Press enter and then F-10 when prompted to confirm.




The next screen is the EID worksheet. Here you will see the prequalifying income is the income you processed during the first conversion interim rent change. Line ‘A’ is the new employment income that youe entered and line E is the full exclusion for the first 12 months of EID. (Line F is the 50% exclusion for the second 12 months of EID.) Press enter to continue after review and then F-10 to confirm. Note: Line E and F may change if the employment income changes at subsequent annual income reviews or is EID is suspended.




After confirming you will be taken back to the Household Income List where the letter ‘E’ will indicate the member is now active under the EID process. Press enter to move forward.




Next you will be taken to the Statutory Deduction screens. AS400 will apply those deductions that are now applicable based on existing data. (Additional deductions such as child care can be claimed and applied at the next annual income review process.) Press F-1 to continue.




The Calculation Screen will now show the exclusion amount on line 1a. As you can see, the rent will remain the same as was set during the 1st interim change done for the welfare conversion. Press F-1 to continue.




The Summary will now show the correct current earned income, previous and current rent. EID is noted on the net income for rent line. Press F-1 to continue through to the end of the interim process.




Self- Sufficiency / Training Participation – Increase to Earnings In a situation where a household member’s earning increase due to participation in a self-sufficiency or training program, the increase to earning is excluded as part of the houshold income. In AS400 process as follows: Initiate an interim change as described in the unemployment to employment scenario. At the Summary of Earnings Calculator you will see the employment information from the previous annual review or interim rent change that was processed. If the member has claimed and verified additional earnings as a result of the self-sufficiency rule, you are to change the information on this screen. Here for example the previous rate of pay was $12.50 per hour. (see the next screen)




As a result of participation in a authorized job training program the hourly wage went up to $20.00 per hour. Enter the data and press F-1 to continue. Enter the employer address information if different, then enter to continue.




Overtime if applicable will be projected. Press F-1 to continue.




The Household Incomes List will now reflect the new increase to the earned income. If the household income increases, proceed by pressing Enter and then F-10 to confirm.




The next screen is the EID Eligibility Questionnaire. Enter the date employment began and put a ‘Y’ for question number 5, participation in a self-sufficiency or job training program.




Starting with the next screen you will be required to indicate the organization the member participated with. (page down for additional organizations.) Again, if you do not see the name of the organization, you must cancel this review and contact REES to get the list updated. Contact the Assistant Director, Asset Building and Financial Literacy in the Department of Resident Economic Empowerment and Sustainability to have an organization added to the list. Once the list is updated, you can start the process all over again. Once you put an ‘X’ for the organization, press enter to return to the questionnaire screen. You will be prompted to press F-10 to confirm and continue.




You will next go to the EID Worksheet Calculator. After review, press enter and then F-10 to confirm.



APPENDIX K- Processing EID in AS400 The Houshold Incomes List will appear noting the letter ’E’ next to the EID member. The EID clock is now in effect. Press enter to move forward.




The next screens are the Statutory Deductions screens. Deductions will be applied based upon the data already entered from the last annual or interim rent changed processed prior to EID. Do not enter new deductions at this point. New deductions such as claims for child care expenses are to be made at the next annual income review. Press F-1 to continue.




The Calculation of the Tenant’s New Rent screen is next. Here the exclusion amount is noted on line 1a. Press F-1 to continue. The Summary page will follow. Press F-1 through to finalize the EID interim change for approval by the supervisor.




Annual Review Summary Screen




EID LOG From the managers menu select option 14.

This is the tracking log for EID. This is similar to the paper log currently in use. You can see who is on EID and the dates that reviews are due. If a review is due in the month you are viewing the log, the account will be flashing red to notify the manager to take some action. Use X to select an account to view any details. Selection of a specific tenant will show details indicating when a tenant started EID, then gets suspended and restarts EID. This is useful in for keeping track of the EID residents. If an EID tenant requires action, (such as the next interim rent change beginning the second 12 month period) the name, account and data will flash in red as a reminder.




Fred Jones

Alice Mayson

Mary Lewis

Joe Jackson

Howard Dodge



APPENDIX K- Processing EID in AS400 Account Detail Screen




Suspension of EID After the EID process begins if the EID family member has a reduction in earned income or looses their job another interim change must be done to suspend the EID clock that is built into the AS400 process.. If the member returns to work another change (at an interim or annual review) is completed to again restart the EID clock. The member has 48 months from the initial date they had an increase to earnings or went to work to take advantage of EID.




The following Activity Log screen show examples of suspension dates.

Fred Jones

Alice Mayson

Mary Lewis

Joe Jackson

Howard Dodge




The Administrative Process If a resident comes in requesting EID or to declare an increase in income you must initiate the EID process if they qualify under the three qualifying events described in this manual Additional Procedure Effective March 2012, EID procedures including the AS400 automation will be available for all developments. The EID procedures can be found in Management Manual Chapter III, Section III. There are three forms that will be used to facilitate any EID request and they should be kept in the resident’s folder:

• Income Review Checklist #2 (NYCHA 040.598A) • EID: Eligibility-Missing Documents (NYCHA 040.859) • EID: Status Notice (NYCHA 040.860)

There will be two additional forms that will be used in conjunction with authorized participating self-sufficiency/job training organizations

• EID: Program Participation Proof • EID: Consent to Disclose Information



APPENDIX L - EXAMPLES OF EARNED INCOME DISALLOWANCES

NOTE: The Earned Income Disallowance (EID) procedure is located in Section

III. F. and the computerized TSAP process is explained in Appendix K. Examples based on manual worksheet calculations are located in Appendix L and are retained in the Management Manual for historical reference only.

Katie Garrett is a NYCHA tenant with a 3rd Quarter Annual Review period. At her last annual reexamination, effective November 2004, Katie’s annual income consisted of $5,000 from alimony payments. This has been her only income for the last two years. This is her “pre-qualifying income” (baseline). Part 1 EMPLOYMENT STARTS JUNE 2005 FULL EXCLUSION PERIOD BEGINS JULY 2005 On June 17, 2005, Katie reports that she just became employed (effective June 13, 2005). Her Housing Assistant has verified that she will now be earning $9,500 per year. Katie will continue receiving $5,000 per year in alimony.

Neither an Annual Review nor an Interim Change is required at this time. However, the 12-month full exclusion period begins July 2005. The following worksheet is provided only for the purpose of demonstrating how Katie’s income would be considered if an Interim Change was needed due to other family considerations.



APPENDIX L - Examples of Earned Income Disallowances

WORKSHEET A

Earned Income Disallowance (EID) Part 1

STEP 1: CALCULATE EID FAMILY MEMBER’S EXCLUSION AMOUNT

AMOUNT ($)

A. Earned income of EID family member

9,500.00

B. Other income of EID family member

5,000.00

C. Total annual income of EID family member (A + B)

14,500.00

D. Prequalifying income

5,000.00

E. Full exclusion (C - D, but no more than A)

9,500.00

F. 50% exclusion during phase-in period, if applicable (E x 0.50)

4,750.00

STEP 2: DETERMINE EID FAMILY MEMBER’S WAGE AFTER EXCLUSION G. EID family member’s earned income (A)

9,500.00

H. Exclusion (E or F, as applicable)

9,500.00

I. EID family member’s earned income after exclusions (G-H)

0.00

STEP 3: Katie’s Income Projection J. WAGES 0.00 K. Alimony 5,000.00 L. Total 5,000.00




Part 2 ANNUAL REVIEW EFFECTIVE NOVEMBER 2005

INCREASE IN UNEARNED INCOME STILL IN FULL EXCLUSION PERIOD

Katie is still earning $9,500 annually, but reports that her alimony has just been increased to $6,000. The Housing Assistant has verified the increase in alimony. She is still in her full exclusion period.



AMOUNT ($)


9,500.00


6,000.00


15,500.00


5,000.00


9,500.00


4,750.00


9,500.00


9,500.00


0.00

STEP 3: Katie’s Income Projection J. WAGES 0.00 K. Alimony 6,000.00 L. Total 6,000.00




Part 3 INTERIM CHANGE IS REQUIRED INCOME REMAINS THE SAME

50% EXCLUSION PERIOD BEGINS JULY 2006

Katie is still earning $9,500 annually and is still receiving $6,000 in annual alimony payments but the full exclusion period expires June 2006 and the 50% period begins July 2006.



AMOUNT ($)


9,500.00


6,000.00


15,500.00


5,000.00


9,500.00


4,750.00


9,500.00


4,750.00


4,750.00

STEP 3: Katie’s Income Projection J. WAGES 4,750.00 K. Alimony 6,000.00 L. Total 10,750.00




Part 4 ANNUAL REVIEW EFFECTIVE NOVEMBER 2006

EARNED INCOME INCREASES UNEARNED INCOME DECREASES STILL IN 50% EXCLUSION PERIOD

Katie now reports that she is working full time and that alimony payments have been reduced. The Housing Assistant verifies that she is expected to earn $24,000 for the upcoming year and that alimony payments will be reduced to $2,000 for the year.

Earned Income Disallowance (EID)

Part 4 STEP 1: CALCULATE EID FAMILY MEMBER’S EXCLUSION AMOUNT

AMOUNT ($)


24,000.00


2,000.00


26,000.00


5,000.00


21,000.00


10,500.00


24,000.00


10,500.00


13,500.00

STEP 3: Katie’s Income Projection J. WAGES 13,500.00 K. Alimony 2,000.00 L. Total 15,500.00




Part 5 INTERIM CHANGE EFFECTIVE JANUARY 2007 F (LOSS OF JOB) EARNED INCOME DECREASES

Maximum Lifetime Disallowance Period Extends Through June 2009

On December 16, 2006, Katie reports that she lost her job and has now returned to school. Alimony payments have returned to $5,000 per year. An Interim Change is performed and the EID is suspended. If Katie returns to work anytime through June 2009, she is entitled to 6 additional months of 50% Exclusion.



APPENDIX M – EIV Identity Verification Report: SSA Screening

Deficiencies Report Error Messages

Identity Verification Report: SSA Screening Deficiencies Report Error Messages No. Error Message Description Error Message

Explanation Required Corrective

Action 1 SSN is verified; individual is

deceased OR SSN is verified; individual is deceased MM/DD/YYYY

The tenant’s SSN has been verified by SSA and the individual is deceased. If the date follows the error message, this is the date of death as reflected in SSA records.

Contact tenant’s adult family member or next of kin to confirm death. Upon confirmation of death, update family composition accordingly. If a single member deceased household, take appropriate action in accordance with HUD administrative guidance, program requirements and NYCHA established policies, including termination of HAP contract (Section 8 only) and transmit and End of Participation (EOP) (action type 6) form HUD -50058. If applicable, recover HAP overpayment from landlord.

2 Verification failed – Surname matched, but DOB did not match with SSA records MM/DD/YYYY

The date of birth recorded on line 3e of the form HUD-50058 does not match the DOB in SSA records. However, the DOB reflected in SSA records is listed at the end of the error message.

Update line 3e of form HUD-50058 with the SSA-provided DOB. The tenant must follow-up with SSA to dispute the SSA-provided DOB.



Identity Verification Report: SSA Screening Deficiencies Report Error Messages

No. Error Message Description Error Message Explanation

Required Corrective Action

3 Verification failed – SS/SSI benefits cannot be disclosed due to discrepancy in date of birth MM/DD/YYYY

The tenant is receiving SS/SSI benefits; however, SSA can not disclose the benefit amount because the date of birth recorded on line 3e of the form HUD-50058 does not match the DOB in SSA records. However, the DOB reflected in SSA records is listed at the end of the error message.

Request the tenant to provide a current SS/SSI benefit letter. Update line 3e of form HUD-50058 with the SSA-provided DOB. The tenant must follow-up with SSA to dispute the SSA-provided DOB.

4 No benefits reported by SSA MM/DD/YYYY

No benefits reported by SSA. The date of birth recorded on line 3e of HUD-50058 does not match the DOB in SSA records. However, the DOB reflected in SSA records is listed at the end of the error message.

Update line 3e of form HUD-50058 with the SSA-provided DOB. The tenant must follow-up with SSA to dispute the SSA-provided DOB.

5 Verification failed – Date of birth matched, but surname did not match with SSA records Or Surname does not match; DOB was checked

The surname recorded on line 3b of the form HUD-50058 is not the same surname reflected in SSA’s records

Ask the tenant to provide documentation (SSN card, birth certificate, state issued identification card, marriage license or court documents) of the other name he/she is using. Update line 3b of form HUD-50058 with the correct surname.






6 Verification failed-SS/SSI benefits cannot be disclosed due to discrepancy in name

The tenant is receiving SS/SSI benefits; however, SSA can not disclose the benefit amount because the PIC- reported SSN is not assigned by SSA to the PIC- reported tenant name.

Request the tenant to provide a current SSN assignment letter or SS/SSI benefit letter. Ask the tenant to provide documentation (SSN card, birth certificate, state issued identification card, marriage license or court documents) of the other name he/she is using. Update line 3b and/or 3c of form HUD-50058 with the correct first name and/or surname.

7 Verification failed – SSN not found in SSA records XXXXXXXXX

The tenant SSN recorded on line 3n of the form HUD- 50058 is not a valid number issued by SSA. However, the SSN reflected in SSA records is listed at the end of the error message.

Update line 3n of form HUD-50058 with the SSA- provided SSN.






8 Verification failed – SSN not found in SSA records Or SSN is not in file

The tenant’s SSN recorded on line 3n of the form HUD-50058 is not a valid number issued by SSA or listed in SSA records.

Request original SSN card from tenant. Confirm SSN displayed on the card matches the SSN reported on line 3n of form HUD-50058. If the numbers do not match, make the necessary correction on line 3n of form HUB-50058. For continued SSN failures, notify HUD OIG or other law enforcement agency.



APPENDIX N - ACCESSING EIV SYSTEM REPORTS

1. To Access the Summary or Income Report

a. Log in into EIV b. On the left side column of the EIV main page go to Income Information c. Click on “By Head of Households” d. Enter Head of Household Social Security Number e. Click on “Get Information” f. Select Report Tab for: (Summary Report or Income Report)

2. To Access the Multiple Subsidy Report a. Log in into EIV b. On the left side column of the EIV main page go to Verification Reports c. Click on Multiple Subsidy Reports d. Select Participant Code: (NY005- New York City Housing Authority) e. Check All household members f. Click on “Get Report” g. Click on “Detail Reports” Tab h. Click on “Download in Excel” i. Open Excel File (use data filter to easily select project codes.)

3. To Access the Existing Tenant Search a. Log into EIV b. On the left side column of the EIV main page, go to Verification Reports c. Click on Existing Tenant Search d. Enter the SSN of the head of household or family member(s) e. Determine if the head of household or family member(s) have another

subsidy

4. To Access the Deceased Tenant Report a. Log into EIV b. On the left side column of the EIV main page, go to Verification Reports c. Click on the EIV Deceased Tenant Report d. Select Program Type :(All PIH Programs, Public Housing or Section 8) e. Select the Re-examination Month: ( “All”) f. Select Household Type: (All Households, Single Member Households, or

Multiple Member Households) g. Select Region by checking “PHA” circle box and select “NY005-New York City

Housing Authority” h. Click on: “Get Report”. The report will display on the screen and can be

downloaded into Excel.



APPENDIX N - ACCESSING EIV SYSTEM REPORTS

5. To Access the Immigration Report

a. Log in into EIV b. On the left side column of the EIV main page go to Verification Reports c. Click on Immigration Report d. Select Program Type :(All PIH Programs, Public Housing or Section 8) e. Select the Re-examination Month: ( “All”) f. Select Region by checking “PHA” circle box and select “NY005-New York City

Housing Authority” g. Click on: “Get Report”. h. Select Reports Tab Status : (Eligible Citizen Status, Eligible Noncitizen

Status, Ineligible Noncitizen Status and Pending Verification Status) i. The report will display on the screen and can be downloaded into Excel.

6. To Access the Identity Verification Report a. Log in into EIV b. On the left side column of the EIV main page go to Verification Reports c. Click on Identity Verification Report d. Select Program Type :(All PIH Programs, Public Housing or Section 8) e. Select the Re-examination Month: ( “All”) f. Select Region by checking “PHA” circle box and select “NY005-New York City

Housing Authority” g. Select Action Type: (All) h. Click on: “Get Report”. i. Select Reports Tab: (EIV Pre-Screening Deficiencies and SSA Screening

Deficiencies) j. The report will display on the screen and can be downloaded into Excel.

For questions regarding accessing any of these reports, please call ATAD-Income Verification Unit at 212-306-6600.

NOTE: This report contains tenants’ Personable Identifiable Information (PII).

Staff must ensure that these reports are adequately safeguarded to prevent improper disclosure of PII.
