william penn manor pre-application

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WILLIAM PENN MANOR PRE-APPLICATION Instructions: Please complete ALL sections of this application. Please do not leave any questions blank; please do not use White Out. ALL adult household members (18 and over) must sign the application. Submitting multiple copies will be cause for rejection. Please notify the management office if you need application assistance such as large type font, information by audio tape, computer disk, Braille and/or a language other than English. Best efforts will be made to accommodate such requests.

Primary Language: (Arabic) ىبرع �; (Cantonese) 广东话 �; (Mandarin) 普通话 �; (Korean) 한국어 �; (Russian) русский �; (Spanish) Español �; (Tagalog) Tagalog �; (Vietnamese) Tiếng Việt �; Other �

Occupancy Limits (To qualify for each of the unit sizes, please note the minimum and maximum persons required for each unit size. Please see the Tenant Selection Plan for additional information regarding occupancy guidelines:

0 Bedroom: 1 person min, 2 people max, 1 Bedroom: 1 person min, 2 people max

1. PLEASE CHECK BEDROOM SIZE REQUESTED: � 0 Bedroom (Studio), � 1 Bedroom

2. How did you hear about this property? � Flyer � Walk-by � Internet � Newspaper � Friend � Comm. Center. � Other _________

Household Information

List ALL household members that are applying to live in the apartment. Any household member that is under the age of 18 and will reside in the household 50% of the time or more must be listed. (Be sure to include your own name. Failure to provide accurate and complete contact information may result in application denial).

Last Name

First, Middle Initial

Relationship to Head of Household

M/F

(Optional)

Social Security Number

Birthdate MM/DD/YYYY

CURRENT CONTACT INFORMATION (Required)

What is your preferred method of being contacted? � Mail � E-mail

Current Address:

Mobile Phone: Other Phone:

Email Address:

________________________________________

Other Contact: ________________________________

Reasonable Accommodation Information William Penn Manor has accessible units and/or units with accessible features. Applicants may inquire about features of these units by contacting the management office at (562) 945-1344 or TTY (800) 855-7100 1. Do you require that your apartment be designed for the disabled/mobility impaired? � Yes � No - Please check if applies: � Mobility � Vision � Hearing

- Please explain the required modification needed: A person with a disability may ask for: • A change in rules (reasonable accommodation)

• A physical change to their apartment or shared areas in the building (reasonable modification)

• An accessible apartment • Aids and services to help them communicate with us

If you or anyone in your house has a disability and needs any of these things to live at William Penn Manor and use our services then please contact the management staff to fill out a form called a ‘Reasonable Accommodation or Modification Form.’

Other Household Information

1. 1. � Please check here if you have been displaced by governmental action or if your dwelling has been destroyed as a result of a disaster formally recognized pursuant to federal disaster relief laws. (Third –party verification will be required).

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2. Are you or anyone else named on this application subject to a lifetime sex offender registration requirement in ANY state?

� Yes � No If YES, Explanation: ________________________________________________________________ 3. We are required to adhere to Federal Fair Housing laws and to encourage a balanced resident population at William Penn Manor. This

housing is offered without regard to race, color, religion, sex, gender, gender identity and expression, family status, national origin, marital status, ancestry, age, sexual orientation, disability, source of income, genetic information, arbitrary characteristics, or any other basis prohibited by law. Therefore, we appreciate your checking the appropriate boxes below regarding your race/ethnicity. You are not obligated to provide this information. If you choose not to disclose, please indicate below.

Black/African American Asian Native Hawaiian/Other Pacific Islander White/Caucasian Asian India Japanese Native Hawaiian Hispanic Chinese Korean Guamanian or Chamorro American Indian/Alaska Native Filipino Vietnamese Samoan Other Other Asian Other Pacific Islander Non-Disclosed

Income and Asset Information

1. Income is counted for anyone 18 or older (unless legally emancipated). However, if the income is unearned income such as a grant or benefit, it is counted for all household members including minors.

PLEASE PROVIDE THE TOTAL Household’s ANNUAL GROSS INCOME: $______________

Please list all current sources of income for all household members:

2. Include all assets held and the income derived from the asset. INCLUDE ALL ASSETS HELD BY ALL HOUSEHOLD MEMBERS INCLUDING MINORS

PLEASE PROVIDE THE TOTAL Household’s ANNUAL GROSS INCOME FROM ASSET: $______________

Please list all current assets for all household members:

U.S. Citizenship

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Name of Family Member U.S. Citizen? If you answered “No”,

answer next question-

Are you an Eligible noncitizen (Qualified Resident)?

Head of Household Yes No Yes No Other Adult Yes No Yes No

Credit Information

PLEASE SIGN BELOW TO AUTHORIZE A CREDIT REPORT, EVICTION REPORT, AND CRIMINAL BACKGROUND CHECK. Management will perform a credit and eviction history and may perform a criminal background check of all applicants as a part of the applicant screening criteria. Your application will not be considered unless you provide management with your consent to obtain a credit, eviction, and criminal background report on each adult household member. ____________________________________ __________ ____________________________________ __________

Head of Household Signature Date Other Adult Signature Date

Signature Clause I understand that I will acquire no rights to the above property until I sign a rental agreement and submit a security deposit. I further understand that false, fraudulent misleading or incomplete information may be grounds for denial of tenancy or subsequent eviction. There are no other agreements express or implied between the parties. I understand that management is relying on this information to prove my household’s eligibility for housing at William Penn Manor. I certify that all information and answers to the above questions are true and complete to the best of my knowledge. I understand that providing false or misleading information or making false statements may be grounds for denial of my application. I also understand that such action may result in criminal penalties. I authorize and consent to have management verify the information contained in this application for purposes of proving my eligibility for occupancy. I will provide all necessary information including source names, addresses, phone numbers, and account numbers where applicable and any other information required for expediting this process. I understand that my occupancy is contingent on meeting management’s resident selection criteria and any low-income housing program requirements. In accordance with state and federal laws, I have been notified that an investigation may be made of the information I provided on this application together with information as to my character, general reputation, personal characteristics, and mode of living. I understand that I have the right to dispute the accuracy of information obtained from the entities I have disclosed above, and, upon written request, the right to a complete and accurate disclosure of any scope of this investigation and/or a written summary of my rights under the Fair Credit Reporting Act.

All household members must sign below:

____________________________________ __________ ____________________________________ __________

Head of Household Signature Date Other Adult Signature Date

FOR MANAGEMENT USE Date received by Management: ____________________________ Received by: __________________________________ WARNING: “Title 18, Section 1001 of the U.S. Code states that a person is guilty of a felony for knowingly and willingly making false or fraudulent statements to any department of the United States Government. HUD and any owner (or any employee of HUD or the owner) may be subject to penalties for unauthorized disclosures or improper use of information collected based on the consent form. Use of the information collected based on this verification form is restricted to the purposes cited above. Any person who knowingly or willingly requests, obtains or discloses any information under false pretenses concerning an applicant or participant may be subject to a misdemeanor and fined not more than $5,000. Any applicant or participant affected by negligent disclosure of information may bring civil action for damages, and seek other relief, as may be appropriate, against the officer or employee of HUD or the owner responsible for the unauthorized disclosure or improper use. Penalty provisions for misusing the social security number are contained in the **Social Security Act at 208 (a) (6), (7) and (8). Violation of these provisions are cited as violations of 42 U.S.C. 408 (a) (6), (7) and (8).**

William Penn Manor TSP 07/2014 Page 1

TENANT SELECTION PLAN

William Penn Manor 7025 Friends Avenue

Whittier, CA 90602

A. General Information

An applicant is a person or family that has completed a written application for housing assistance

on the form provided by management. All qualified applications are placed on an applicant

waiting list. Qualified applicants are those who have been determined to meet HUD eligibility

standards, the property's occupancy standards, and screening criteria through a formal process of

obtaining and verifying information on the applicant.

1. Property Detail

Program: Project Based Section 8, Low Income Housing Tax Credits, and

Whittier Housing Authority (WHA units)

Property Type: Elderly (see definitions in B-1)

Number of Units: 74

Unit Sizes: Studio (18), One-bedroom (56)

Smoke-free: William Penn Manor is a 100% Smoke-free property

2. Equal Housing Opportunity

William Penn Manor adheres to state and Federal Fair Housing Law (The Fair Housing Act

Amendments of 1988 and Title VI of the Civil Rights Act of 1964) and Section 504 of the

Rehabilitation Act of 1973. William Penn Manor does not discriminate on the basis of race,

color, religion, national origin, sex, familial status or disability, or any other basis protected by

applicable state, Federal, or local fair housing laws.

B. Project Eligibility Requirements

1. Project Specific Requirements

William Penn Manor is subject to guidelines under the HUD Section 8 program and does not

restrict occupancy to any particular class. However, the following criteria will apply to

determine eligibility for subsidized housing (as required):

Single: A person whose income and resources are available to meet the individual’s needs.

Family: A family consists of two or more persons whose income and resources are available

to meet the family’s needs.

Elderly: An elderly household is household composed of one or more persons, at least one of

whom is 62 years of age or more.

Disabled: A disabled person is anyone who has a physical, mental or emotional impairment

which:

1. Is expected to be of a long, continued and indefinite duration.

2. Substantially impedes his or her ability to live independently.

3. Is of such a nature that the ability to live independently could be improved by more

suitable housing conditions.

4. Has a developmental disability as defined in Section 102 (7) of the Developmental

Disabilities Assistance and Bill of Rights Act (42 U.S.C. 6001(8)).

2. Income Limits

HUD establishes income limits and revises them annually to ensure that federal rental assistance

is provided only to very-low or extremely low-income families. Income limits are published

annually and are available from the local HUD office or online at www.huduser.org. In order for

an applicant to be eligible for occupancy, the applicant family’s annual income must not exceed

the applicable income limit; this limit depends upon the type of subsidy and family size.

3. Utility Allowance

Projects in which the tenant pays for all or some of the utilities have HUD-approved utility

allowances that reflect an estimated average amount tenants will pay for utilities assuming

normal consumption. This estimate considers only utilities paid directly by the tenant. If all

utilities are included in the rent, there is no utility allowance. Utility allowances vary by unit

type.

http://www.huduser.org/


This property is subject to a utility allowance Yes X__ No ___

4. Utility Reimbursement (if applicable)

When the Tenants Rent is less than the utility allowance, the tenant receives a utility

reimbursement to assist in meeting utility costs. When a household is entitled to a utility

reimbursement, the landlord shall provide the reimbursement to the tenant in accordance with

HUD requirements.

5. Occupancy Standards

The purpose of an Occupancy Standard is to avoid overcrowding and under-utilization of

subsidized units.

To determine the proper unit size and eligibility for available subsidy programs, the following

requirements will be observed.

Bedroom Size Minimum Family Size Maximum Family Size

0 1 person 2 people

1 1 person 2 people

a. At all properties, the minimum age of the head of household must meet the State legal

adult age standard of 18 years of age or is an emancipated minor. An emancipated

minor is a person under 18 years of age who has been lawfully married, or enlisted in

the armed forces of the United States of America, or has a valid court order of

emancipation.

b. An applicant will be denied qualification if the total number of persons in the

household exceeds the maximum number under the Maximum Family Size column

for the bedroom size for which the applicant is applying.

c. A family may, at its own discretion, be placed on the waiting list for more than one

size apartment (if applicable). If the family composition changes before reaching the

top of the waiting list, requiring a smaller or larger size unit, the family must notify

management. The family will be transferred to the appropriate unit size waiting

list(s), while keeping their original application date.

d. Once a family occupies a unit, they will be removed from the second waiting list. If

at a later date a family wishes to transfer, the household may make an application for

a unit transfer with the manager. If the family does not qualify for an in-house

transfer (see Unit Transfer Policies), they may apply to be on the applicant waiting

list if the waiting list is open.

6. Family Size for Income Limits & Occupancy Standards

This property requires that families fall within the HUD current prescribed income limits.

Income limits vary by family size.

a. Who Is Counted (for Income Limits)

When determining family size for income limits, HUD dictates that the following

individuals who are not living in the unit must be counted to determine family size

(HUD Occupancy Handbook 4350.3, Chapter 3):

i. Children temporarily absent due to placement in a foster home;

ii. Children in joint custody arrangements who are present in the household

50% or more of the time;

iii. Children who are away at school but live with the family during school

recesses;

iv. Unborn children of pregnant women;

v. Children who are in the process of being adopted; and

vi. Temporarily absent family members who are still considered family

members. For example, management may consider a family member who

is working in another state on assignment to be only temporarily absent

from the household;

vii. Family members in the hospital or rehabilitation facility for periods of

limited or fixed duration; and

viii. Persons permanently confined to a hospital or nursing home. The family

decides if such persons are included when determining family size for


income limits. If such persons are included, they must not be listed as the

head, co-head, or spouse on the lease but may be listed as other adult

family member. This is true even when the confined person is the spouse

of the person who is or will become the head. If the family chooses to

include the permanently confined person as a member of the household,

all income from this member will be counted when calculating family

income.

b. Who Is Not Counted (for Income Limits)

The following may not be counted with regard to family size (for income limits):

i. Live-in Aides;

ii. Guests.

c. Who Is Counted (for Occupancy Standards) The following will be counted with regard to family size (for occupancy standards):

i. Children expected to be born to a pregnant woman;

ii. Children in the process of being adopted by an adult family member;

iii. Children whose custody is being obtained by an adult family member;

iv. Foster children who will reside in the unit;

v. Children who are temporarily in a foster home who will return to the family;

vi. Children in joint custody arrangements who are present in the household 50%

or more of the time;

vii. Live-in aides;

viii. A family's need for a larger size unit due to medical reasons will be

considered, with documented third-party verification.

Note: Children who are away at school and who live at home during school breaks may be counted with regard to family size. Per HUD regulations, management may not count children who are away at school who have established residency at another address or location as evidenced by a lease agreement

7. Live-In Aides

A live-in aide is a person who resides with one or more elderly persons, near-elderly persons, or

persons with disabilities, and who:

Is determined to be essential to the care and well-being of the person(s);

Is not obligated for the financial support of the person(s); and

Would not be living in the unit except to provide the necessary supportive services.

a. Qualification of a Live-in Aide

i. Management must verify the need for the live-in aide. Verification that the

live-in aide is needed to provide the necessary supportive services essential to

the care and well-being of the person must be obtained from the person’s

physician, psychiatrist or other medical practitioner or health care provider.

The landlord will approve a live-in aide if needed as a reasonable

accommodation in accordance with 24 CFR part 8, to make the program

accessible to and usable by the family member with a disability.

ii. Management will verify whether the live-in aide is necessary but only to the

extent it is necessary to document that those who have requested a live-in aide

have a disability-related need for the requested accommodation. This may

include verification from the person’s physician, psychiatrist or other medical

practitioner or health care provider.

iii. The live-in aide must agree that he/she only qualifies for occupancy as long as

the individual needing supportive services requires the aide’s services and

remains a tenant. The live-in aide may not qualify for continued occupancy

as a remaining family member.

iv. The live-in aide must meet the screening criteria as defined in this Tenant

Selection Plan, including previous landlord reference, social security number

verification, criminal and background check, sex offender registry check and

all other requirements (except income and asset verification). This screening

includes verification of the social security number and existing subsidy

screening.

v. A relative may be considered to be a live-in aide if they meet the requirements

of a live-in aide.


vi. Live-in aides are not considered as members of the household and have no

surviving membership rights to the unit when the household member being

cared for either no longer requires care or vacates the unit.

8. Adding Household Members After Initial Occupancy

a. Other than a newborn infant, the management must approve any new household

member before he/she moves in to the unit.

b. Adult household members added to a household after initial occupancy are

considered as applicants and must participate in the eligibility determination and

screening process described in this Tenant Selection Plan.

c. If applicable, the rental payment will be re-calculated to reflect any income or

allowances for the new household member. If the rent increases, the increase will

take effect the first of the month following delivery of a 30-day notice of change of

rent. If the rent decreases, the decrease will take effect the first of the month

following the addition of the new household member.

d. The requirements to disclose SSN’s for members added to an existing household are

discussed later in Section B10 of this Plan.

9. Citizenship/Immigration Status Requirements

All family members, regardless of age, must declare their citizenship or immigration status.

Management is required to verify with the Department of Homeland Security (DHS) the validity

of documents provided by the applicant(s). The applicant(s) must submit required documentation

of citizenship/immigration status at the time of application, but no later than the date

Management initiates verification of other eligibility factors (if approved due to extenuating

circumstances).

a. Assistance in subsidized housing is restricted to the following:

i. U.S. citizens or nationals; and

ii. Non-citizens who have eligible immigration status as determined by HUD.

Note: A family with one or more ineligible family members may receive prorated assistance,

continued assistance, or temporary deferral of termination of assistance.

b. All family members, regardless of age, must declare their citizenship or immigration

status. U.S. citizens must sign a declaration of citizenship. Non-citizens age 62 and

older must sign a declaration of eligible immigration status and provide a proof of age

document. Non-citizens under 62 must sign a Verification Consent Form and submit

documentation of their status or sign a declaration that they do not claim to have

eligible status. Parents or guardians must sign the Declaration Format and declare for

minors.

c. Non-citizens not claiming eligible immigration status may elect to sign a statement on

the Declaration Format that they acknowledge their ineligibility for Section 8 rental

assistance. Section 8 rents will be prorated based on the number of eligible members

in the household. Section 8 assistance will be denied or terminated if all family

members are ineligible for assistance.

d. If the applicant cannot supply the documentation within the specified time frame,

management may grant applicant an extension of not more than thirty (30) days, but

only if the applicant certifies that the documentation is temporarily unavailable and

additional time is needed to collect and submit the required documentation. Although

the extension period may not exceed thirty (30) days, management may establish a

shorter extension period based on the circumstances of the individual case.

e. Management must inform the applicant in writing if an extension request is granted or

denied. If the request is granted, management will include the new deadline for

submitting the documentation. If the request is denied, management will state the

reasons for the denial in the written response.

f. Currently assisted families that have no eligible members and those that qualify only

for prorated assistance and choose not to accept the partial assistance are eligible for

temporary deferral termination of assistance. The family has thirty (30) days from the


date of Management's notification to request an appeal of the DHS results. The

family must make the request in writing directly to the DHS and must provide

Management with a copy of the written request for appeal and proof of mailing.

Please see management for deferral policies.

g. Appealing Determination of Ineligibility

i. Management will notify the family in writing as soon as possible if the

secondary verification process by the Department of Homeland Security

(DHS) returns a negative result.

ii. The family may appeal management’s decision directly to the DHS. The

family must send a copy of the appeal directly to management at the property

address. The DHS should respond to the appeal within thirty (30) days.

iii. If the DHS decision results in a positive determination of eligibility, the

Landlord may provide the family with housing assistance.

iv. If the DHS decision results in a negative determination of eligibility, the

family may request a hearing with the management company. This request

must be within thirty (30) days of the DHS decision.

v. Requests must be sent in writing to: Director of Compliance, Thomas Safran

& Associates, 11812 San Vicente Blvd, Suite 600, Los Angeles, California

90049.

10. Disclosure of Social Security Numbers (SSN)

Failure to disclose and provide documentation and verification of SSN’s will result in an

applicant not being admitted or a tenant household’s tenancy being terminated.

a. All applicant household members (including foster children, foster adults, and Live-in

Aides) must disclose and provide verification of the complete and accurate SSN

assigned to them except for those individuals who do not contend eligible

immigration status or tenants who were age 62 or older as of January 31, 2010, and

whose initial determination of eligibility was begun before January 31, 2010.

b. Applicants and tenants must provide adequate documentation to verify the complete

and accurate SSN’s assigned to all household members. Adequate documentation

means a social security card issued by the Social Security Administration (SSA), an

original document issued by a federal or state government agency, which contains the

name and SSN of the individual along with identifying information of the individual,

or other acceptable evidence of the SSN (per HUD guidelines).

c. An applicant may not be admitted until SSN’s for all household members have been

disclosed and verification provided.

d. If all household members have not disclosed and/or provided verification of their

SSN’s at the time a unit becomes available, the next eligible applicant must be

offered the available unit.

e. The applicant who has not disclosed and provided verification of SSN’s for all

household members must disclose and provide verification of SSN’s for all household

members to the management within 90 days from the date they are first offered an

available unit.

f. If management has determined that the applicant is otherwise eligible for admission

into the property, and the only outstanding verification is that of disclosing and

providing verification of the SSN, the applicant may retain his or her place on the

waiting list for the 90-day period during which the applicant is trying to obtain

documentation.

g. After 90 days, if the applicant has been unable to supply the required SSN and

verification documentation, the applicant will be determined ineligible and removed

from the waiting list.

h. When households add new members under the age of six who have not previously

been assigned Social Security Numbers, the household will be given 90 days to


provide the SSN. Management shall grant an extension of one additional 90-day

period, if the landlord determines that the participant’s failure to provide SSN

documentation for a child under six was due to unforeseen circumstances and beyond

the control of the household. During this waiting period, the child is entitled to all

the benefits of being a member of the household. Failure to provide the

documentation by the deadline will result in a denial of eligibility of assistance.

C. Accepting and Selecting Applicants

1. Taking Applications

Applications are available at the manager’s office (when the waitlist is open). The Application

will include HUD form 92006 (Supplement to Application for Federally Assisted Housing) and

the declaration of United States Citizenship Status. The application must be filled out completely

and returned in the manner indicated in the application packet. When management receives the

application, it will be date and time stamped. Management will review the application to make

sure the applicant appears to qualify under the program regulations then will either accept or

reject the application. If the application is accepted, management will log the application

according to the date and time received on the waitlist. The application will be securely filed at

the property. If the application is rejected, a letter with the reason for rejection, along with the

right to appeal the rejection will be sent to the applicant. Management reserves the right to

implement a lottery system as needed.

2. Selecting Applications

Once an applicant’s name reaches the top of the waiting list and the applicant is determined

eligible for tenancy, a unit will be offered. From the date the unit is offered, management will

allow the applicant to provide their current landlord with a 30-day notice to vacate their unit, if

necessary. The 30-day notice can be given on any day of the month.

a. Any applicant who is ineligible for admission or denied admission to this property

will be informed as to the reason in writing. All applicants have the right to

appeal. Appeals must be received in writing or the household may request a

meeting within 14 days from the date of the notice. Appeals will be heard by a

supervisor or compliance member not involved in the original denial. Results will

be sent by mail within 5 business days of the hearing. Persons with disabilities

have the right to request reasonable accommodations to participate in the informal

hearing process.

b. Periodically, management will send out waitlist update letters to applicants on the

waitlist. To remain on a waiting list, the applicant must reply to the update letter

no later than 14 days from the date of the notice. Failure to reply to the notice

may result in removal from the waitlist.

c. Members of current resident households, who wish to split off from their current

household and form a new household in another unit at this property, must apply

as new applicants and be placed on the waiting list accordingly.

d. Applicant households may be placed on waiting lists for two different size units,

if the size of the family is appropriate for both. Based upon the application dates

and times, placement on these multiple lists may vary. Once a household accepts

a unit, they are automatically removed from the other waiting list.

e. Due to the high demand for low-income housing, non-medical requests such as

floor preferences or requesting a particular location in the building cannot be

granted.

f. Any applicant household, who makes false representations on the rental

application, will be considered as ineligible. Any tenant who makes false

representations on the rental application, which is not discovered until after the

household moves in, may be considered as ineligible and legal action may ensue.

3. Income targeting Extremely Low Income (ELI) Regulations

a. Per the Admission and Occupancy provisions of the Quality Housing & Work

Responsibility Act of 1998 (QHWRA) for Multifamily Housing Programs, the

occupancy admission for this building will be set forth as follows: 40% of annual

admissions at this property will be to Extremely Low Income (ELI) households

which does not exceed the higher of 30% of the median income or the Federal

Poverty Level. As stipulated by law, this building will, if necessary, skip


applicants at the top of the waiting list to reach those who qualify for ELI income

limit.

b. The other prescribed categories are as follows: If the next applicant on the waitlist

is determined to not be considered ELI and the property has not yet met the ELI

requirement for the fiscal year, then the applicant will remain on the waiting list

and the next qualified tenant who falls within the ELI category will be admitted.

It is management’s practice to always select the next ELI applicant for the first

available unit of the fiscal year. The second available unit of the fiscal year will

be offered to the next applicant on the waitlist (regardless of ELI or VLI). The

third available unit will go to the next ELI applicant. This alternating process will

continue to ensure that the ELI Regulations are adhered to.

4. Preferences a. If this property has vacant handicap accessible units, a preference will be given to

those on the waiting list who require the design features of those units, subject to

the same ELI ranking, if applicable.

b. A priority of a Section 8 unit will be given to those in-place tenants not currently

on the Section 8 program, who due to a decrease in their income would otherwise

be subject to eviction for nonpayment of rent (if applicable).

c. A family in which each member, or whose sole member, is a person displaced by

governmental action, or a person whose dwelling has been extensively damaged

or destroyed as a result of a disaster or otherwise formally recognized pursuant to

federal disaster relief laws.

5. Applicant Screening Criteria All applicant(s) will be screened for:

Rental history

Credit history

Criminal history

Drug-related history, including illegal activities

Sexual offenders

General Criteria

a. Landlord Reference Checks

Current and previous landlord checks will be performed on all applicants to obtain

information on the applicant’s rental history. Negative comments regarding an

applicant’s current or previous tenancy may be cause for rejection of the application.

Negative comments can include evictions, chronic late payments of rent, or material

violations of the lease for which warning letters or notices to comply or quit may have

been served. Notification of disruptive or dangerous behavior-including disturbance of

neighbors, destruction of property, and/or criminal activities that threaten the health,

safety, and right to peaceful enjoyment of the property by other residents, or the health

and safety of the owner, employees, contractors, subcontractors, or agents of the owner

may be considered as cause of rejection.

b. Home Visits

A home visit will be performed on all applicants living within a reasonable

distance (reasonable distance is defined as within fifteen miles of any management

property). Negative comments regarding the applicant’s home visit report may be cause

for rejection of the application. Applicants whose residences are unkempt, dirty, and/or

unsanitary may be rejected. Observed living conditions to be deemed as cause for

rejection may include, but are not limited to, an overly large accumulation of debris or

materials throughout the residence that may constitute a safety or fire hazard; great

numbers of dishes that have not been cleaned for a long period of time, remains of rotten

or molding food; signs of rodent infestation; and/or an overall general lack of sanitary

cleaning in bathrooms and kitchen.

c. Acceptable Credit/ Credit Worthiness

Credit reports will be run on ALL applicants 18 and older. A credit report that

indicates a bankruptcy within the last 5 years, judgments or charge-off accounts totaling

$2,000 or more, or one apartment collection will be considered unacceptable and may be

the basis for applicant rejection.

d. Eviction Search


An eviction search that reveals an eviction will be the basis for applicant

rejections. Special importance is placed on landlord reference checks that indicate rental

payments were made in a timely fashion and the rental units were well maintained.

e. Criminal Background Check

We will not tolerate criminal activity on or around the complex. We will conduct

criminal background checks on all prospective applications including live-in attendants.

Past criminal activity will be grounds for rejection.

f. Conduct and Drug Related History

Applicants whose conduct that causes a threat to the health, safety or right to a

peaceful enjoyment of the premises by other residents (this includes any charge for

possession or sale of illegal drugs). Any household member evicted from federally

assisted housing for drug-related criminal activity. No member of a household can

currently be engaged in any drug-related criminal activity, violent criminal activity, abuse

or pattern of abuse of alcohol, or other criminal activity that would threaten the health,

safety or right to peaceful enjoyment of the premises. This includes other residents, or

any employee of management or owner who is involved in the operation of the premises.

g. Sex Offender Check

Any household member who is subject to any state sex offender lifetime

registration requirement will be considered ineligible and will be the basis for applicant

rejection.

h. Fraud

Applicants with a history of fraud in any HUD rental assistance program are not

eligible for housing at this property. Falsification of information provided on the rental

application may also be grounds for application denial.

6. Eligibility for Accessible Units

Management may not prohibit an eligible family with a member who has a disability from

accepting a suitable non-accessible unit if no accessible unit is available when the family reaches

the top of the waiting list. If an appropriate-size accessible unit is not available, owners may

house an applicant needing an accessible unit in a larger accessible unit in order to maximize the

use of the accessible features.

Order When Assigning Accessible Units

Section 504 of the Rehabilitation Act requires that owners take reasonable,

nondiscriminatory steps to maximize the use of accessible units by eligible individuals, whose

disability requires the accessibility features of a particular unit. As part of this requirement,

management will assign available accessible units to tenants/applicants in the following order:

a. When there is a current tenant or qualified applicant with a household member

requiring accessibility features of the unit:

i. In-Place Residents. Management will first offer the unit to an individual

with disabilities currently residing in a non-accessible unit who requires

the features of the unit;

ii. Applicants with Disabilities. If no current residents require the special

features of the available accessible unit, management will offer the unit to

the next qualified applicant on the waiting list with a family member who

needs the features of the accessible unit.

b. When neither a current tenant nor a qualified applicant requires the features of the

available accessible unit Management may offer the unit to another tenant or

applicant in a manner consistent with the property's tenant selection policy.

However, in this instance, the household would be required to transfer to a non-

accessible unit of the proper size within the same property when the need for the

accessible unit arises.

c. In the case where the members of the tenant household who required the special

features of the accessible unit no longer reside in the unit, management will

require the remaining members of the household to move to a unit without

accessibility features, if a tenant or applicant household requires the features of

the accessible unit and no other accessible units are available.


7. Policies Regarding the Fair Housing Act of 1988 and Section 504 of the

Rehabilitation Act of 1973, and Title VI of the Civil Rights Act of 1964

a. The Fair Housing Act prohibits discrimination based on race, color, religion, sex,

national origin, disability and familial status. It applies to housing regardless of

the presence of federal financial assistance.

b. HUD regulations ensure applicant households equal access to housing regardless

of sexual orientation, gender identity, or marital status.

c. Title VI of the Civil rights Act of 1964 prohibits discriminating on basis race,

color or national origin in any program or activity receiving federal financial

assistance from HUD.

d. Section 504 of the Rehabilitation Act of 1973, prohibits discrimination on the

basis of disability in any program or activity receiving federal financial assistance

from HUD

8. General Criteria To be eligible for rental assistance at our property, the applicant must meet the following criteria:

a. The applicant's annual income must not exceed the HUD established income limit

based upon family size. Current income limits may be obtained from the property

manager.

b. Verification that applicant's gross family income falls within the current HUD

income requirements.

c. Applicants must be U.S. citizens or nationals; or non-citizens who have eligible

immigration status as determined by HUD to qualify for a government rental

subsidy. Verification of eligible non-citizen status will be checked through the

Department of Homeland Security (DHS). For applicants under 62 years of age,

the government rental subsidy will be prorated based on the number of eligible

family members (those with eligible immigration status). Families will be

notified in writing if they are found to be ineligible based on citizenship status.

Only families who were receiving Section 8 assistance on or before June 19,

1995, are eligible for temporary deferrals of termination. Currently, there are no

circumstances under which temporary deferrals will be given.

d. Applicants, who hold a non-student visa, as well as any non-citizen family

members living with the student, are ineligible for a rental subsidy.

e. At properties designated for the elderly, the head of house, spouse, or co-head

must be 62 years of age or older at the time of application.

f. Live-in Aides will be screened for social security number, criminal backgrounds,

sex offender registry, and prior landlord history.

g. Applicants must submit a household history for the last five years from the date of

application. Incomplete applications will not be processed. Submission of a

rental application is authorization by the applicant giving management approval to

check, obtain, and verify the information contained on the application.

9. Removing/Rejecting Applicants from the Waiting List

Applicants will be removed from the waiting list for the following reasons:

a. Is ineligible for occupancy in a particular unit (see project eligibility

requirements);

b. Unable to disclose and document SSN's of all household members, or does not

execute a certification stating that no SSN's have been assigned;

c. Does not sign and submit verification consent forms or the Authorization for

Release of Information (forms HUD-9887 and HUD-9887-A);

d. Has household characteristics that are not eligible for the specific type of unit

available at the time, or has a family of a size not eligible for the unit sizes that

are available;

e. Family members who did not declare citizenship or non-citizenship status, or sign

a statement electing not to contend non-citizen status; or does not meet property

tenant selection plan;

f. Applicant fails to return waitlist update letter;

g. Applicant fails to come in for a scheduled interview and/or fails to respond to

management follow-up letter;

h. Applicant does not meet the eligibility requirements for the property or program;

i. Applicant is offered and rejects two units at the property;

j. Applicant displays disruptive, abusive or dangerous behavior;


k. Applicant offers any property staff a bribe in order to accelerate his/her place on

the waiting list;

l. The unit size that is needed changes from original request, and there is no

appropriate size unit at the property;

m. Applicant is offered and accepts a unit and subsequently declines the unit.

10. Reinstating Applicants to the Waiting List

Applicants will be reinstated on the waiting list for the following reasons (in these cases, the

applicant will be reinstated to their original place on the waiting list):

a. If an applicant is removed from the waiting list and it is subsequently determined

that an error was made in removing the applicant;

b. If an applicant failed to respond to information or updates because of a disability

which can be verified by a third-party source;

c. If a documented medical reason for not being able to respond to the periodic

waitlist update letter sent by management.

d. If a documented medical reason for rejecting the first or second offered rental

unit is provided.

11. Policy for Opening and Closing the Waiting List It is the policy of management to close the waiting list if it is considered excessively long. If the

waiting list is closed and re-opened, marketing notices to those least likely to apply will be

issued in accordance with the Affirmative Fair Housing Marketing Plan (AFHMP). The waiting

list may be closed for one or more unit sizes when the average wait is excessive (e.g., one year or

more). The AFHMP is kept on-site at the property and is available upon request. The AFHMP

is reviewed every five years.

12. Unit Transfer Policy

A unit transfer is a move by a tenant from one dwelling unit to another within the property. Unit

transfers may take precedence over external waiting list applicants depending upon unit size and

type available. Transfers needing a medical accommodation will always get priority over

external waitlist applicants. Those listed below are eligible to be placed on the in-house transfer

waiting list:

a. A unit transfer based on a medical accommodation requirement. These transfers

take priority over all other transfers. If, due to a disability, a resident is transferred

as a reasonable accommodation, Management will pay the costs associated with

the transfer, unless doing so would be an undue financial burden (per HUD

guidelines);

b. Families whose size increases due to birth, adoption, custody, or foster children

(over occupying);

c. Families whose size decreases (less than one occupant per bedroom, under

occupying) based on change in family composition.

d. Those that fall under the former owner existing waitlists as explained in the

Preferences section (C-4) of this plan. Once those waitlists are exhausted, no new

households may be added.

13. Management Initiated Transfer

a. Management will issue a 30-day Notice to Transfer when the current occupied

unit is either over or under occupied. The notice will be issued either at the time

management is aware of an appropriate size upcoming vacancy or becomes aware

of the household’s need for another appropriate size unit, and there is a unit

available.

b. If the 30-Day Notice to Transfer is given and the household elects not to transfer,

the family will be raised to the full market contract rent, effective the date

stipulated on the 30-Day Notice. This notice will serve as the 30-Day Notice of

rent increase.

c. If the unit to which the household wants to move is already available and the

household can transfer sooner than 30-days, management may approve the

transfer.


14. Resident Initiated Transfer

When current resident initiates the unit transfer request the following applies:

a. Resident must complete the Transfer Request form (assistance will be provided to

those requesting an accommodation).

b. Request will be placed in the “Transfer Waiting List” by date received from

tenant.

c. When a unit is available, the person requesting the move must take the first

available unit of the appropriate size. Refusal of the unit offered may result in

removal from the internal waitlist.

d. All costs associated with the transfer are the sole responsibility of the tenant

making the transfer, unless management is requiring the transfer.

e. Transfer must be completed within two days. For every day beyond the two

allowed days, rent for both units will be prorated for the time the tenant occupies

(has keys) for both units. The prorated rent will be at the market rent, not the

subsidized rent.

15. Restrictions on Eligibility of Students for Section 8 Assistance to Students Enrolled

in an Institution of Higher Education Management must determine a student's eligibility for Section 8 assistance at move-in,

annual recertification, initial certification (when an in-place tenant begins receiving Section

8), and at the time of an interim recertification if one of the household changes is that a

household member is enrolled as a student.

a. Section 8 assistance shall not be provided to any individual who:

i. Is enrolled as either a part-time or full-time student at an institution of

higher education for the purpose of obtaining a degree, certificate, or other

program leading to a recognized educational credential; and

ii. Is under the age of 24; and

iii. Is not married; and

iv. Is not a veteran of the United States Military; and

v. Does not have a dependent child; and

vi. Is not a person with disabilities, as such term is defined in 3(b)(3)(E) of

the United States Housing Act of 1937 (42 U.S.C.1437a(b)(3)(E)) and was

not receiving section 8 assistance as of November 30, 2005; and

vii. Is not living with his or her parents who are receiving Section 8 assistance;

and

viii. Is not individually eligible to receive Section 8 assistance or has parents

(the parents individually or jointly) who are not income eligible to receive

Section 8 assistance.

b. For a student to be eligible independent of his or her parents (where the income of

the parents is not relevant), the student must demonstrate the absence of, or his or

her independence from, parents. While management may use additional criteria

for determining the student’s independence from parents, management must use,

and the student must meet, at a minimum all of the following criteria to be

eligible for Section 8 assistance. The student must:

i. Be of legal contract age under state law;

ii. Have established a household separate from parents or legal guardians for

at least one year prior to application for occupancy, or independent

student.

iii. Not be claimed as a dependent by parents or legal guardians pursuant to

IRS regulations; and

iv. Obtain a certification of the amount of financial assistance that will be

provided by parents, signed by the individual providing the support. This

certification is required even if no assistance will be provided.

c. If an ineligible student is a member of an applicant household or an existing

household receiving Section 8 assistance, the assistance for the household will not

be prorated but will be terminated in accordance with the HUD policy.


16. Financial Aid/Assistance

Any financial assistance, in excess of amounts received for tuition that an individual receives

under the Higher Education Act of 1965, shall be considered income unless the student is:

a. Over the age of 23 with a dependent child; or

b. If the student is living with his or her parents who are receiving Section 8

assistance.

17. Violence Against Women Act-Department of Justice Re-Authorization Act (VAWA)

a. Management will support or assist victims of domestic violence, dating violence

or stalking and protect victims, as well as members of their family, from being

denied housing or from losing their HUD assisted housing as a consequence of

domestic violence, dating violence or stalking.

b. Victims of domestic violence, dating violence, or stalking will not be denied

housing assistance for this reason alone. Victims will be given the opportunity to

complete a Certification of Domestic Violence, Dating Violence or Stalking form

(HUD-91066). Additional verification may be acceptable. Management will

meet confidentially with any victims to discuss alternate verification.

c. The VAWA protections apply to families applying for or receiving rental

assistance payments under the project-based Section 8 Program.

d. Additional information regarding the VAWA policy can be obtained from

management.

e. The identity of the victim and all information provided to management relating to

the incident(s) of domestic violence, dating violence or stalking will be retained in

confidence and will not be entered into any shared database or provided to a

related entity, except to the extent that the discloser is:

i. Requested or consented to by the individual in writing;

ii. Required for use in an eviction proceeding; or

iii. Otherwise required by applicable law.

18. The Government’s Enterprise Income Verification System (EIV)

a. The EIV system is a web-based application which provides management with

employment, wage, unemployment compensation, Social Security benefit, and

existing subsidy information for those participating in HUD’s assisted housing

programs.

b. The EIV program will be used for applicants to ensure that before receiving a

Section 8 subsidy at this property, any previous Section 8 subsidy is terminated.

c. Management will run the Existing Tenant Search at time of processing an

applicant for an anticipated or actual vacancy. This report determines if the

applicant or any member of the applicant family is currently living at another

multifamily housing or public and Indian housing (PIH) location. If so, this

determination will be discussed with applicant. This report gives management the

ability to coordinate the move-out and move-in with the PHA or Landlord of the

property at the other location.

d. In no case will HUD pay a Section 8 subsidy for a household who has possession

of two subsidized units. If there are any overlapping days where a household

moves into this property without fully relinquishing possession of a current

project-based Section 8 unit, rent at this property will be prorated based on

market/contract rent until possession of the other unit is relinquished. Note: the

exception to this paragraph is a minor child whose parents have joint custody and

who both live in Section 8 housing.

e. For new admissions, management will review income reports within 90 days after

transmission of the move-in certification to TRACS to confirm/validate the

income reported by the household. Any discrepancies found will be discussed

with the household member and resolved within thirty (30) days of the income

report date.

f. The complete EIV check will be done at a minimum at the time of annual

recertification and any subsequent interim recertification’s.

g. EIV discrepancies will only be discussed with the family member for whom it

pertains, unless there is written authorization from a household member

authorizing disclosure to other members of the household, or to a person assisting

the tenant with the recertification process.


D. Continuing Program Requirements

1. Annual Income Recertification

a. Management is required to conduct a recertification of family income and

composition at least annually, and must then re-compute household rents and

assistance payments, if applicable, based on the information gathered.

b. Households will be given notice of recertification at least 120 days in advance of

the effective date.

c. In addition to supplying information requested by management, tenants must sign

consent forms and asset declaration forms, and the housing provider must obtain

3rd party verifications of the all household income, assets and other factors that

determine adjusted income and document them in the tenant files.

d. During this time, management will provide resident households with a copy of the

HUD Fact Sheet describing how the tenant rent is determined.

e. Management has the authority to require a criminal background check on current

tenants at recertification. Please be advised this property has not elected to

perform annual criminal background checks but reserves the right to do so.

Applicants would be advised by a revised Tenant Selection Plan (TSP) if this

policy changes.

2. Interim Recertification a. Households are required to supply information requested by the landlord or HUD

for use in an interim recertification of family income and/or family composition in

accordance with HUD requirements. All tenants must notify management when:

i. A family member moves out of the unit;

ii. The household proposes to move a new member into the unit;

iii. An adult member of the family who was reported as unemployed on the

most recent certification or recertification obtains employment; or

iv. Family member’s household income cumulatively increases by $200 or

more per month. In other words, either one or more household members

have income increases equaling $200 or more per month.

v. These changes must be reported to management within 10 days of these

events.

b. Households may request an interim recertification due to any changes occurring

since the last recertification that may affect the Total Tenant Payment (TTP) or

the tenant rent. Changes include the following and must be reported within 10

days:

i. Decrease in income, such as loss of employment, reduction in hours

worked, and a loss or reduction of welfare income.

ii. Increases in allowances, such as increased medical expenses and higher

child care costs; and

iii. Changes that would affect household income such as a family member

turning 62 years old, becoming a full-time student, becoming a person

with a disability, or a change in citizenship or eligible immigration status

of any family member.

iv. Increases and decreases to household incomes must be reported within 10

calendar days of the change.

3. Other Continuing Program Requirements Other continuing program requirements will be explained to all residents upon move-in and

annually at recertification or as the program requirements occur (due to changes in the Section 8

program).

william penn manor pre-application

Documents