PHA 5-Year (2015-2019) and Annual Plan (FY 15/16) · Goals and Objectives Page 1 of 2 PHA 5-Year...

Goals and Objectives Page 1 of 2

PHA 5-Year (2015-2019) and Annual Plan (FY 15/16) Section 5.2

Goals and Objectives Goal: Increase the availability of affordable and attractive housing

Expand the supply of assisted housing:

o Reduce the number of vacancies at each public housing site by decreasing maintenance turnaround time.

o Apply for additional vouchers (HCV, VASH project-based) as made available by HUD.

o Seek partnerships with local agencies to further the goal of creating additional housing opportunities.

o Seek available funding opportunities to increase housing stock. o Attract landlords through outreach efforts to expand the range and quality of

housing choices available to HCV participants. o Seek HUD approval for Operating Fund Financing Program (OFFP).

Goal: Improve community quality of life and economic vitality

Improve curb appeal at all public housing sites.

Replace aging/outdated housing stock.

Conduct outreach efforts to public housing residents to promote community involvement. These include community meetings, resident fairs, and the quarterly community newsletter.

Manage the assisted housing programs in an efficient and effective manner to maintain the Authority’s High Performing status.

Expand on relationships with Resident Councils.

Goal: Increase housing choices

Review HUD published Fair Market Rents (FMR) and adjust voucher payment standards, if necessary.

Continue providing resources to families in an effort to expand mixed-income communities (in areas of deconcentration).

Goal: Provide an improved living environment

Continue plans to upgrade or replace aging housing stock in Sierra Vista Homes and Conway Homes.

Increase public housing security improvements:

o Continue collaborative with the Stockton Police Department o Continue collaborative with the Tracy Police Department

Goals and Objectives Page 2 of 2

o Develop a working relationship with the San Joaquin County Sheriff’s Department

Consider installing speed bumps to deter speeding at all public housing sites.

Promote and develop energy efficient housing.

Apply for grants promoting energy efficient units.

Apply for grant funding including, Choice Neighborhoods Grant, Hope VI Revitalization, Jobs Plus and any other funding made available.

Goal: Promote self-sufficiency

Encourage participation in the Family Self Sufficiency (FSS) program to new and existing residents.

Work to expand the FSS program and the homeownership program by seeking additional funding, if made available by HUD.

Increase service provider participation in the Program Coordinating Committee. Goal: Ensure equal opportunity and affirmatively further fair housing

Undertake measures to ensure access to assisted housing regardless of race, color, religion, national origin, sex, sexual orientation, familial status, or disability in compliance with the Fair Housing Act (Title VI of the Civil Rights Act of 1964).

Provide vital documents in established languages as outlined in the Authority’s policy.

Maintain assisted units in compliance with Housing Quality Standards (HQS) and Uniform Physical Conditions Standards (UPCS) as imposed by HUD requirements.

Ensure access to fair and effective administrative process, all complaints of discrimination will be referred to San Joaquin Fair Housing. Signage informing community members of their rights and responsibilities under fair housing law will be posted at all public housing sites and at the Administrative Building. The Authority will work towards educating residents and program participants about their rights to fair housing and equal opportunity.

PHA 5-Year (2015-2020) and Annual Plan (FY 2015/2016)

Section 10.0a

Additional Information

Progress in Meeting Mission and Goals

Page 1 of 9

Goal: Expand the supply of assisted housing

Continue reducing the number of vacancies at each public housing site by decreasing

maintenance turn around time

Maintenance teams were established to focus on vacancy turnaround time in

accordance with HUD requirements. As a result, there has been a decrease in

turnaround time and the number of vacancies.

Apply for additional vouchers if made available by HUD

Applications were submitted to HUD for additional vouchers Project Based

Vouchers (PBV) and Veterans and Supportive Housing (VASH) vouchers.

Seek partnerships with entities to further the goal of creating additional housing

opportunities

In an effort to create additional housing opportunities, partnerships have been

established with local city and county agencies as well as with local non-profit

and for-profit community agencies.

Apply for additional VASH vouchers if they become available

An application was submitted to HUD for an additional 85 VASH vouchers. The

Housing Authority received 85 vouchers bringing the total to 110 VASH

vouchers for the Housing Choice Voucher (HCV) Program.

Evaluate possibility of increasing the number of project-base Housing Choice Voucher

Program vouchers

The Housing Authority evaluated the impact addition vouchers would have on the

Project-Based Housing Choice Program and determined it would be feasible. The

Housing Authority added 13 vouchers to the program.

Goal: Improve the Quality of Assisted Housing

Improve public housing management: PHAS score

An average PHAS score of 92.6 was maintained as follows:

Fiscal Year Ending Public Housing PHAS Score

2010 92

2011 92

2012 94

2013 90

2014 95


Section 10.0a



Page 2 of 9

Marketability- update marketing materials including flyers

All marketing materials and flyers for assisted and non-assisted properties have

been updated. In addition, translation of marketing materials has been initiated

utilizing the Housing Authority’s identified established languages For San

Joaquin County.

Improve curb appeal at all public housing sites

Curb appeal has been improved by:

Painting the exterior units at the following Public Housing sites

Conway Homes (Stockton, CA)

Diablo Homes (Tracy, CA)

Mokelumne Manor (Thornton, CA)

Constructing and installing a new playground at Conway Homes in

conjunction with Kaboom

Upgrading the tot lots at Diablo Homes, Tracy, CA

Building a Community Center at Mokelumne Manor, Thornton, CA

Replacing windows at Diablo Homes, Tracy, CA

Renovating the Sierra Vista Daycare parking lot, Stockton, CA

Replacing all wooden fences with chain link fences in Sierra Vista Homes

and Mokelumne Manor

Conduct outreach efforts to public housing residents to promote community involvement.

These include community meetings, resident fairs, and the quarterly community

newsletter

The Housing Authority has promoted community involvement by establishing a

working relationship with community partners, which participate in Public

Housing Resident Fairs conducted by the Housing Authority. Community

involvement was also attained by Housing Authority participation in “National

Night Out” evens on a yearly basis.

Public Housing Resident Councils have been established. The Resident Councils

meet on a monthly basis and promote community involvement by conducting

quarterly events for the residents.

Outreach efforts to the residents continue through the publication and distribution

of a quarterly tenant newsletter.

The Housing Authority collaborated with the University of the Pacific, United

Way, Stockton Unified School District, San Joaquin Public Library, and the City


Section 10.0a



Page 3 of 9

of Stockton to create a Summer Reading Program (SSU) for the children of Sierra

Vista and Conway Homes. In addition, parenting and nutrition classes were

conducted for the resident at Sierra Vista and Conway Homes. A summer

nutrition program was also conducted at Sierra Vista Homes and Conway Homes

for the children.

Continue to maintain High-Performer Status

The Housing Authority maintained high performer status each fiscal year as

follows:

Fiscal Year

Ending

Public Housing

PHAS Score

HCV SEMAP

Score

Housing Authority

Status

2010 92 100% High

2011 92 104% High

2012 94 104% High

2013 90 100% High

2014 95 93% High

Goal: Increase housing choices

Expand outreach efforts

Outreach efforts were made by establishing partnerships with various entities

within San Joaquin County. Housing Authority staff participated and distributed

housing information at the following community events:

Job Fairs

State of the City (City of Stockton)

Senior Awareness Day

Mobile Health Fairs in partnership with the University of the Pacific

In an effort to reach out to families participating in the Women, Infant and

Children (WIC) program, the Housing Authority provided a satellite office.

The Housing Authority also worked with the Emergency Food Bank to distribute

food to the residents at Conway and Sierra Vista Homes.

Review voucher payment standards and adjust if necessary

The HUD published Fair Market Rents were reviewed in 2010, 2011, 2012, 2013,

2014 and were adjusted accordingly. In 2012, HUD granted the Housing

Authority a waiver to reduce the payment standards below 90%.


Section 10.0a



Page 4 of 9

Conduct outreach efforts to potential voucher landlords through providing program

updates to existing and potential landlords

In addition to attending outreach workshops throughout San Joaquin County, the

Housing Authority hosted landlord outreach workshops for existing and potential

landlords.

Expand public housing or voucher homeownership program

The HCVP homeownership program expanded by an additional 2 new families

bringing the total to 17.

Goal: Provide an improved living environment

Develop a plan to upgrade or replace aging housing stock such as Sierra Vista

The Housing Authority has the following HUD approved plans to upgrade or

replace aging housing stock:

Demolition Plan (Phase 1) to demolish 8 units in Conway Homes and 4

units in Sierra Vista Homes (units were demolished in 2013).

Development Plan (Phase 1) to rebuild 8 units in Conway Homes and 4

units in Sierra Vista Homes. (work commenced March 2015)

Demolition to demolish an additional 36 units in Sierra Vista Homes,

which covers the south side of 12th Street. (pending demolition, to begin in

2015)

Increasing public housing security improvements

o Continue collaborative with the Stockton Police Department

o Develop a working relationship with the Tracy Police Department.

o Develop a trespassing permit with the Tracy PD for Tracy Development

An application was submitted to HUD for the Capital Fund security grant to

increase public housing security improvements (security cameras and security

screen doors). The Housing Authority was not a recipient of this grant. The

Housing Authority installed security cameras at Sierra Vista Homes and Conway

Homes.

The Housing Authority continues to work closely with the Stockton Police

Department. Neighborhood Watch and crime prevention meetings are conducted

on a monthly basis.

The Housing Authority established a mutual working relationship with the Tracy

Police Department, which has resulted in the development of a trespassing permit

and has been in effect since 2010.


Section 10.0a



Page 5 of 9

Consider installing speed bumps to deter speeding at Conway Homes and Sierra Vista

Homes

Meetings were held with residents of Sierra Vista Homes and Conway Homes and

the Stockton Police Department to discuss the benefits of installing speed bumps

to deter speeding.

Work to expand the FSS program and the homeownership program by seeking additional

HUD funding if made available by HUD

Applications were submitted for available Family Self Sufficiency Program and

Homeownership Program funding. The Housing Authority received funding to

increase the number of FSS coordinators, which resulted in an increase in the

number of FSS participants.

Explore all available avenues to de-concentrate low income families with the goal of

expanding mixed income communities

The Housing Authority of the county of San Joaquin encouraged families to

search for housing in non-impacted areas at initial briefing sessions (HCV

Program) where deconcentration maps and materials were distributed to families.

The Housing Authority has an on-line rental listing where landlords can list their

available properties located anywhere in San Joaquin County. Additionally the

Housing Authority has received the 5 bonus points awarded in the SEMAP score

for each of the last 5 fiscal years.

Promote and develop “Green” or energy efficient housing. Continue to seek and apply for

green grants.

The Housing Authority has improved energy efficiency by:

Installation of energy efficient refrigerators at the Buthmann Avenue units

in Diablo Homes, Tracy, CA.

Installation of energy efficient water heaters in each Public Housing units.

Installation of energy efficient windows was installed in all units at Diablo

Homes, Tracy, CA.

Installing energy efficient HVAC units at all units at

Washington Street Apartments, Lodi, CA,

Mourfield units, Stockton, CA.

Installing energy efficient HVAC units in most units at

Sierra Vista Homes, Stockton, CA,

Conway Homes, Stockton, CA,

Diablo Homes, Tracy, CA,

Mokelumne Manor, Thornton, CA


Section 10.0a



Page 6 of 9

Energy efficient appliances and equipment will be utilized in the upcoming 8

units in Conway Homes and the 4 units in Sierra Vista Homes.

Apply for grant funding including but not limited to Choice Neighborhood Grants and

Hope VI revitalization.

Applications were submitted to HUD, U.S Department of Agriculture (USDA),

City of Stockton, and County of San Joaquin for various grants.

Goal: Promote self-sufficiency

Increase collaboration with San Joaquin County Worknet.

As a result of collaborating with San Joaquin County Worknet, the number of

Worknet staff gaining work experience at the Housing Authority has increased.

Promote participation in Family Self Sufficiency to new and existing residents

Housing Author staff promotes FSS program participation to new and existing

residents and participants at the time of orientation, at annual reexamination

interviews, at monthly meetings and during resident fairs.

Fiscal Year Ending Public Housing FSS

Participants

HCV

FSS Participants

2010 41 61

2011 47 71

2012 42 64

2013 60 83

2014 52 79

Continue to collaborate with Office of Education –Youth build offering training

opportunities for youth at the Public Housing sites

The Housing Authority continued to work with San Joaquin County Office of

Education – Youthbuild. Training opportunities have been provided to Youth

build participants through Housing Authority construction projects.

Continue to develop and promote strong working relations with other Social Service

providers

Quarterly meetings held by the Program Coordinating Committee (PCC) with

social service providers, which has resulted in strong working relationships.

The PCC meets quarterly with these providers and a collaborative effort is

made to improve outreach, awareness of available resources and improve

social services.


Section 10.0a



Page 7 of 9

In an effort to reach out to families participating in the Women, Infant and

Children (WIC) program, the Housing Authority provided a satellite office.

The Housing Authority has also worked with the Emergency Food Bank to

distribute food to the residents.

A combined effort between the Housing Authority, First 5 of San Joaquin, and

the San Joaquin County Public Library resulted in the creation of a “little free

library” for children at Sierra Vista Homes.

Provide or attract supportive services to increase independence for the elderly or families

with disabilities.

Research indicates that keeping seniors physically, mentally, socially, and

emotionally engaged can help them retain better cognitive function, stay healthier,

and live independently longer. The Housing Authority received grant funding for

a service coordinator and ROSS service coordinators for Public Housing. The

Housing Authority utilized this funding to promote supportive services for the

elderly and/or families with disabilities to increase independence.

Socialization opportunities were also provided by opening the Community Center

during the day for residents to socialize with other tenants, play games like

dominos, or just relax with a cup of coffee. The Housing Authority also

collaborated with the Department of Aging to provide one congregate meal a day

during the week at no cost to the tenants. Events held at the Franco Center

Apartments included medical clinics, holiday themed parties, crime and safety

meetings, and social events.

Continue developing the membership of the Program Coordinating Committee

The PCC has increased the number of participants on the committee by

establishing new working relationships with local service providers. The PCC has

welcomed 29 new members to the committee.

Continue promoting economic development

Economic development has been promoted with other service providers through

the Family Self-Sufficiency Program. The PCC conducted quarterly meetings.

The Housing Authority hosted workshops at public housing sites about resume

building, financial literacy, nutrition, and parenting. Computers were also made

available at the sites for residents to use for resume building, job searching, and

homework.

The Housing Authority collaborated with the University of the Pacific, United

Way, Stockton Unified School District, San Joaquin Public Library, and the City


Section 10.0a



Page 8 of 9

of Stockton to create a Summer Reading Program (SSU) for the children of Sierra

Vista and Conway Homes.

Goal: Ensure equal opportunity and affirmatively further fair housing

Undertake measure to ensure access to assisted housing regardless of race, color, religion,

national origin, sex, familial status, and disability.

In compliance with the Title VI of the Civil Rights Act of 1964, the Housing

Authority provided equal opportunity and fair housing training and materials to

staff, residents, and program participants.

Continued compliance with Title VI of the Civil Rights Act of 1964 to ensure that

program admission and employment practices are conducted without regard to race,

color, religion, creed, sex, handicap, disability or national origin

The following measures were taken to ensure that program admission and

employment practices were conducted without regard to race, color, religion,

creed, sex, handicap, disability, or national origin:

Educated staff through trainings about equal opportunity and fair housing

related topics.

Provided staff with materials regarding compliance with Title VI of the

Civil Rights Act of 1964.

All staff attended annual fair housing trainings.

All new employees were provided with fair housing training within 30

days of employment.

Promote positive measures to provide a suitable living environment

During initial briefings and orientations, residents and participants were provided

with educational materials about fair housing rights, guides to attain family self-

sufficiency, and information about general housekeeping practices. The public

housing sites partnered with local law enforcement agencies to provide increased

security measures for residents. In addition, the Housing Authority conducted

annual inspections of all units to ensure a suitable living environment has been

maintained by the residents.

Promote affirmative measures to ensure accessible housing to persons with all varieties of

disabilities regardless of unit size required.

A Reasonable Accommodation policy has been implemented to ensure accessible

housing to persons with disabilities.


Section 10.0a



Page 9 of 9

Maintain all dwelling units at a minimum with Housing Quality Standards imposed by

HUD and Local Housing Departments.

Housing Quality Standards inspections of the Housing Choice Voucher program

and Uniform Physical Condition Standards (UPCS) inspections of Public Housing

units were conducted annually to ensure that all units meet HUD and local

housing departments (city, county and state) requirements.

Ensure access to fair and effective administrative process, all complaints of

discrimination will be referred to San Joaquin Fair Housing. Signage informing

community members of their rights and responsibilities under fair housing law will be

posted at all Public Housing sites, and the Administrative Building. HACSJ will work

towards educating residents and program participants about their right to fair housing.

All offices have fair housing posters in the lobby for public viewing and all

applicants, participants, and tenants are provided with Fair Housing informational

materials. In addition, all staff attended annual Fair Housing training and all

newly hired employees were provided with Fair Housing training within 30 days

from the date of hire. A designated staff person has been assigned to assess fair

housing complaints and to follow up on the complaints in a fair and timely

manner.

2015 Admin Plan Summary of Changes Page 1 of 6

Fiscal Year 2015/2016

Housing Choice Voucher Administrative Plan (Admin Plan)

Summary of Changes

Each year the Housing Choice Voucher Program updates the Administrative Plan to reflect

changes to the program’s administration based on issuance of the Public and Indian Housing

(PIH) Notices by the U.S. Department of Housing and Urban Development, issuance of new

Codes of Federal Regulations (CFR), or Housing Authority discretion. The following outlines

the significant revisions proposed for the fiscal year beginning October 1, 2015.

Admin Plan

Reference Current Proposed

Chapter 5

Subsidy Standards,

Unit Size Selected

Page 5-5

Utility Allowance

The utility allowance used to

calculate the gross rent is based the

lower of:

1 The utility allowance amount for

the family unit size ; or


the unit size of the unit rented by

the family.

Utility Allowance

The utility allowance used to

calculate the gross rent is based on

the actual voucher size issued to the

family (effective July 1, 2014).

The lower of:


the family unit size ; or


the unit size of the unit rented by

the family.

Chapter 6

Factors Related to

Total Tenant

Payment & Family

Share

Page 6-17

Utility Allowance and Utility

Reimbursement Payments

The approved utility allowance

schedule is given to families along

with their voucher. The utility

allowance is based on the actual

unit size selected.

Utility Allowance and Utility

Reimbursement Payments The approved utility allowance

schedule is given to families along

with their voucher. The utility

allowance is based on the actual

unit voucher size selected issued to

the family (effective July 1, 2014)

Chapter 7

Verification

Procedures

Page 7-5

Items to be Verified

The following items will be verified:

All income.

Zero income status

of household. Zero

income applicants

and residents will be

required to complete

Items to be Verified

The following items will be verified:

All income.

Zero income status

of household. Zero

income applicants

and residents may

will be required to


Admin Plan


Page 7-9

a Monthly

Expenditure form at

each certification or

recertification.

Zero Income Status

Families claiming to have no

income will be required to sign

verification forms to determine that

forms of income such as

unemployment benefits, Temporary

Assistance for Needy Families

(TANF), SSI, etc. are not being

received by the household. The

family will be required to complete

a Monthly Expenditure Form. The

Housing Authority will request

information from the State

Employment Development

Department and the IRS.

complete a Monthly

Expenditure form at

each certification or

recertification.

Zero Income Status


income will be required to sign

verification forms to determine that

forms of income such as

unemployment benefits, Temporary

Assistance for Needy Families

(TANF), SSI, etc. are not being

received by the household. The

family will may be required to

complete a Monthly Expenditure

Form. The Housing Authority will

may request information from the

State Employment Development

Department and the IRS.

Chapter 10

Housing Quality

Standards and

Inspections,

Page 10-5

Page 10-8

Carbon Monoxide Detector

Carbon Monoxide detectors shall be

installed on every floor and outside

each sleeping area.

Carbon Monoxide Detectors


installed on every floor, and outside

each sleeping area. The carbon

monoxide device shall be operable

at the time that the tenant takes

possession of the unit. A tenant

shall be responsible for notifying

the owner or owner’s agent if the

tenant becomes aware of an

inoperable or deficient carbon

monoxide device within his or her

unit. The owner or owner’s agent

shall correct any reported

deficiencies or inoperability’s in the

carbon monoxide device.

Carbon Monoxide Detector


installed on every floor, including

the basement and outside each

sleeping area.

Carbon Monoxide Detectors


installed on every floor, including

the basement and outside each

sleeping area. The carbon monoxide

device shall be operable at the time

that the tenant takes possession of

the unit. A tenant shall be

responsible for notifying the owner

or owner’s agent if the tenant

becomes aware of an inoperable or

deficient carbon monoxide device

within his or her unit. The owner or

owner’s agent shall correct any

reported deficiencies or

inoperability’s in the carbon

monoxide device.


Admin Plan


Page 10-9

Determination of Responsibility

Certain HQS deficiencies are

considered the responsibility of the

family:

Tenant-paid utilities not in

service.

Failure to provide or

maintain family-supplied

appliances.

Damage to the unit or

premises caused by a

household member or guest

beyond normal wear and

tear. “Normal wear and

tear” is defined as items

which could not be charged

against the tenant's security

deposit under State law or

court practice.

The owner may be responsible for

all other HQS violations.

Determination of Responsibility

Certain HQS deficiencies are

considered the responsibility of the

family:

Tenant-paid utilities not in

service.

Failure to provide or

maintain family-supplied

appliances.

Damage to the unit or

premises caused by a

household member or guest

beyond normal wear and

tear. “Normal wear and

tear” is defined as items

which could not be charged

against the tenant's security

deposit under State law or

court practice.

In accordance with 24 CFR

982.404, the family is responsible

for a breach of the HQS that is

caused by any of the following:

The family fails to pay for

any utilities that the owner is

not required to pay for, but

which are to be paid by the

tenant;

The family fails to provide

and maintain any appliances

that the owner is not

required to provide, but

which are to be provided by

the tenant; or

Any member of the

household or guest damages

the dwelling unit or

premises (damages beyond

ordinary wear and tear.

The owner may be responsible for

all other HQS violations.


Admin Plan


Chapter 11

Owner Rents, Rent

Reasonableness

and Payment

Standards

Page 11-3

Page 11-7

Late payments to owners

Adjustments to Payment

Standards

Late payments to owners

Add:

If Housing Assistance Payments are

not paid promptly when due after

the first two calendar months of the

HAP contract term, the Housing

Authority shall pay the owner

penalties if all of the following

circumstances apply:

1. Such penalties are in

accordance with generally

accepted practices and law,

as applicable in the local

housing market, governing

penalties for late payment of

rent by a tenant;

2. It is the owner’s practice to

charge such penalties for

assisted and unassisted

tenants; and

3. The owner also charges such

penalties against the tenant

for late payment of family

rent to owner.

Adjustments to Payment

Standards

Request to add

Decrease in the Payment

Standard [24 CFR 982.505] If the amount on the payment

standard schedule is decreased

during the term of the HAP

contract, the lower payment

standard amount generally must be

used to calculate the monthly

housing assistance payment for the

family beginning at the effective

date of the family’s second regular

reexamination following the

effective date of the decrease in the

payment standard amount.


Admin Plan


Chapter 17

Program Integrity

Page 17-2 and 3

Steps the HA will take to detect

program abuse and fraud

Steps the HA will take to detect

program abuse and fraud

Needs to be included:

Enterprise Income

Verification (EIV)

system. The Housing

Authority will verify

tenant employment and

income information

during mandatory

reexaminations of family

composition and income;

and reduce

administrative and

subsidy payment errors

in accordance with 24

CFR §5.236 and

administrative guidance

issued by HUD. The

Housing Authority has

established a procedure

for EIV use.

Chapter 23

Family Self

Sufficiency

Page 23-2

Family Selection Procedures

Any family receiving housing

assistance through the Public

Housing or the Housing Choice

Voucher Program may volunteer for

FSS Program without consideration

of race, color, religion, sex,

disability, familial status or national

origin. A family may participate in

the FSS program only once.

ESCROW ACCOUNT

ESCROW DISBURSEMENT

When the family successfully

completes their contract, the head of

the family shall be paid the amount

Family Selection Procedures

Any family receiving housing

assistance through the Public

Housing or the Housing Choice

Voucher Program may volunteer for

to enroll in the FSS Program

without consideration of race, color,

religion, sex, disability, familial

status or national origin. A family

may participate in the FSS program

only once.

ESCROW ACCOUNT [24 CFR

984.305]

ESCROW DISBURSEMENT [24

CFR 984.305] When the family successfully



in the FSS account. The family


Admin Plan


in the FSS account. The family

must submit a certification to the

Housing Authority that no member

of the FSS family is a recipient of

welfare assistance. The Housing

Authority will conduct a third party

verification to confirm that the

family is free of welfare assistance.

PORTABILITY

REQUIREMENTS

must submit a certification to the

Housing Authority that no member

of the FSS family is a recipient of

welfare assistance for at least

twelve (12) consecutive months

before the contract expires. The

Housing Authority will conduct a

third party verification to confirm

that the family is free of welfare

assistance.

PORTABILITY

REQUIREMENTS [24 CFR

984.306]

Acronyms See attached list of proposed

acronyms to be added

2015 ACOP Summary of Changes Page 1 of 23

Fiscal Year 2015/2016

Admissions & Continued Occupancy Policy (ACOP)

Summary of Changes

Each year Public Housing updates the ACOP to reflect changes to the program’s administration

based on issuance of the Public and Indian Housing (PIH) Notices by the U.S. Department of

Housing and Urban Development, issuance of new Codes of Federal Regulations (CFR) or

Housing Authority discretion. The following outlines the significant revisions proposed for the

fiscal year beginning October 1, 2015.

ACOP Reference Current Proposed

Chapter 2, Fair

Housing and Equal

Opportunity; Page

2-8

If a person’s disability is obvious or

otherwise known to the Housing

Authority, and if the need for the

requested reasonable

accommodation is also readily

apparent or known, no further

verification will be required

If a person’s disability is obvious or

otherwise known to the Housing

Authority, and if the need for the

requested reasonable

accommodation is also readily

apparent or known, no further

verification may will be required

Chapter 3,

Eligibility; Page 3-

12

All applicant families must be

notified of the requirement to submit

evidence of their citizenship status

when they apply. Where feasible,

and in accordance with the Housing

Authority’s Limited English

Proficiency Plan, the notice must be

in a language that is understood by

the individual if the individual is not

proficient in English.

All applicant families must be

notified of the requirement to

submit evidence of their citizenship

status when they apply. Where

feasible, and in accordance with the

Housing Authority’s Limited

English Proficiency Language

Access Plan (LAP), the notice must

be in a language that is understood

by the individual if the individual is

not proficient in English.

Chapter 4,

Applications,

Waiting List, and

Tenant Selection;

Page 4-7

Reopening the Waiting List

If the waiting list has been closed, it

may be reopened at any time. The

Housing Authority will publish a

notice in local newspapers of

general circulation, minority media,

and other suitable media outlets that

the Housing Authority is reopening

the waiting list. Such notice must

comply with HUD fair housing

requirements. The Housing

Authority should specify who may

Reopening the Waiting List

If the waiting list has been closed, it

may be reopened at any time. The

Housing Authority will publish a

notice in accordance with the

Housing Authority’s Language

Access Plan (LAP) in local

newspapers of general circulation,

minority media, and other suitable

media outlets that the Housing

Authority is reopening the waiting

list. Such notice must comply with



apply, and where and when pre-

applications will be received.

HUD fair housing requirements.

The Housing Authority should

specify who may apply, and where

and when pre-applications will be

received.

Chapter 4,

Applications,

Waiting List, and

Tenant Selection;

Pages 4-21 to 4-22

4-III.D. THE APPLICATION

INTERVIEW

HUD recommends that the Housing

Authority obtain the information and

documentation needed to make a

program eligibility determination

through a private interview. Being

invited to attend an interview does

not constitute admission to the

program.

Reasonable accommodations must

be made for persons with disabilities

who are unable to attend an

interview due to their disability [24

CFR 8.4(a) and 24 CFR 100.204(a)].

Housing Authority Policy

Applicants selected from the

waiting list are required to

participate in a program

eligibility interview (full

application interview). An

advocate, interpreter, or other

assistant may assist the family

with the application and the

interview process. Interviews

will be conducted in English.

For Limited English Proficient

(LEP) applicants, the Housing

Authority will provide

translation services in

accordance with the Housing

Authority’s LEP plans.

4-III.D. THE APPLICATION

INTERVIEW

HUD recommends that the Housing

Authority obtain the information

and documentation needed to make

a program eligibility determination

through a private interview. Being

invited to attend an interview does

not constitute admission to the

program.

Reasonable accommodations must

be made for persons with

disabilities who are unable to attend

an interview due to their disability

[24 CFR 8.4(a) and 24 CFR

100.204(a)].


Applicants selected from the

waiting list are required to

participate in a program

eligibility interview (full

application interview). An

advocate, interpreter, or

other assistant may assist the

family with the application

and the interview process.

Interviews will be conducted

in English. For Limited

English Proficient (LEP)

applicants, the Housing

Authority will provide

translation services in

accordance with the

Housing Authority’s LEP

and Language Access Plan

(LAP) plans.



Chapter 5,

Occupancy

Standards and Unit

Offers; Pages 5-3

to 5-4

Processing of Exceptions


All requests for exceptions to the

occupancy standards must be

submitted in writing. In the case

of a request for exception as a

reasonable accommodation, the

Housing Authority will

encourage the resident to make

the request in writing using a

reasonable accommodation

request form. However, the

Housing Authority will consider

the exception request any time

the family indicates that a

reasonable accommodation is

needed whether or not a formal

written request is submitted.

Requests for a larger size unit

must explain the need or

justification for the larger size

unit, and must include

appropriate documentation.

Requests based on health-related

reasons must be verified by a

knowledgeable professional

source.

The Housing Authority will

notify the family in writing of its

decision the status within ten (10)

business days of receiving the

family’s request. (See Chapter 2,

Part II, and Polices Related to

Persons with Disabilities for

more information on Reasonable

Accommodation.)

Processing of Exceptions


All requests for exceptions

to the occupancy standards

must be submitted in

writing. In the case of a

request for exception as a

reasonable accommodation,

the Housing Authority will

encourage the resident to

make the request in writing

using a reasonable

accommodation request

form. However, the Housing

Authority will consider the

exception request any time

the family indicates that a

reasonable accommodation

is needed whether or not a

formal written request is

submitted.

Requests for a larger size unit

must explain the need or

justification for the larger size

unit, and must include

appropriate documentation.

Requests based on health-

related reasons must be verified

by a knowledgeable

professional source.


notify the family in writing

of its decision the status

within ten (10) business

days of receiving the

family’s request. (See

Chapter 2, Part II, Polices

Related to Persons with

Disabilities for more

information on Reasonable

Accommodation.)



Chapter 6, Income

and Rent

Determination;

Pages 6-3

Absent Head, Spouse, or Co-head


An employed head, spouse, or co-

head absent from the unit more than

ninety (90) cumulative days due to

employment will continue to be

considered a family member.

Absences Due to Employment

Absent Head, Spouse, or Co-head


An employed head, spouse, co-

head, or other adult family member

absent from the unit more than

ninety (90) cumulative days due to

employment will continue to be

considered a family member.

Chapter 6, Income

and Rent

Determination;

Pages 6-24 to 4-27

Updated to match

new published list

in 24 CFR 5.609

Amounts specifically excluded by

any other federal statute [24 CFR

5.609]. HUD publishes an updated

list of these exclusions periodically.

It includes:

The value of the allotment

provided to an eligible

household under the Food

Stamp Act of 1977 (7

U.S.C. 2017 (b));

Payments to Volunteers

under the Domestic

Volunteer Services Act of

1973 (42 U.S.C. 5044(g),

5058);

Payments received under

the Alaska Native Claims

Settlement Act (43 U.S.C.

1626(c));

Income derived from

certain sub-marginal land

of the United States that is

held in trust for certain

Indian tribes (25 U.S.C.

459e);

Payments or allowances

made under the Department

of Health and Human

Services’ Low-Income

Home Energy Assistance

Program (42 U.S.C.

Amounts specifically excluded by

any other federal statute [24 CFR

5.609]. HUD publishes an updated

list of these exclusions periodically.

It includes:

The value of the allotment

provided to an eligible

household under the Food

Stamp Act of 1977 (7

U.S.C. 2017 (b));

Payments to Volunteers

under the Domestic

Volunteer Services Act of

1973 (42 U.S.C. 5044(g),

5058);

Certain payments received

under the Alaska Native

Claims Settlement Act (43

U.S.C. 1626(c));

Income derived from

certain sub-marginal land

of the United States that is

held in trust for certain

Indian tribes (25 U.S.C.

459e);

Payments or allowances

made under the Department

of Health and Human

Services’ Low-Income

Home Energy Assistance

Program (42 U.S.C.



8624(f));

Income derived from the

disposition of funds to the

Grand River Band of Ottawa

Indians (Pub. L. 94-540, 90

Stat. 2503-04)

The first $2,000 of per

capita shares received from

judgment funds awarded by

the Indian Claims

Commission or the U. S.

Claims Court, the interests

of individual Indians in trust

or restricted lands, including

the first $2,000 per year of

income received by

individual Indians from

funds derived from interests

held in such trust or

restricted lands (25 U.S.C.

1407-1408).

Amounts of scholarships

funded under title IV of the

Higher Education Act of

1965, including awards

under the federal work-study

program or under the Bureau

of Indian Affairs student

assistance programs (20

U.S.C. 1087uu).

Payments received from

programs funded under Title

V of the Older Americans

Act of 1965 (42 U.S.C.

3056(g));

Payments received on or

after January 1, 1989, from

the Agent Orange Settlement

Fund or any other fund

8624(f));

Income derived from the

disposition of funds to the

Grand River Band of

Ottawa Indians (Pub. L. 94-

540, Section 690 Stat.

2503-04)

The first $2,000 of per

capita shares received from

judgment funds awarded by

the Nation Indian Claims

Gaming Commission or the

U. S. Claims Court, the

interests of individual

Indians in trust or restricted

lands, including and the

first $2,000 per year of

income received by

individual Indians from

funds derived from interests

held in such trust or

restricted lands (25 U.S.C.

1407-1408). This exclusion

does not include proceeds

of gaming operations

regulated by the

Commission;

Amounts of scholarships

funded under title IV of the

Higher Education Act of

1965 (20 U.S.C. 1070),

including awards under the

federal work-study program

or under the Bureau of

Indian Affairs student

assistance programs (20

U.S.C. 1087uu). For section

8 programs only (42 U.S.C.

1437f), any financial

assistance in excess of

amounts received by an

individual for tuition and



established pursuant to the

settlement in In Re Agent-

Orange Product Liability

Litigation, M.D.L. No. 381

(E.D.N.Y.);

Payments received under the

Maine Indian Claims

Settlement Act of 1980 (25

U.S.C. 1728);

The value of any child care

provided or arranged (or any

amount received as payment

for such care or

reimbursement for costs

incurred for such care) under

the Child Care and

Development Block Grant

Act of 1990 (42 U.S.C.

9858q);

Earned income tax credit

(EITC) refund payments

received on or after January

1, 1991, (26 U.S.C. 32(l));

Payments by the Indian

Claims Commission to the

Confederated Tribes and

Bands of Yakima Indian

Nation or the Apache Tribe

of Mescalero Reservation

(Pub. L. 95-433);

Allowances, earnings and

payments to AmeriCorps

participants under the

National and Community

Service Act of 1990 (42

U.S.C. 12637(d));

Any amount of crime victim

compensation (under the

Victims of Crime Act)

any other required fees and

charges under the Higher

Education Act of 1965 (20

U.S.C. 1001 et seq.), from

private sources, or an

institution of higher

education (as defined under

the Higher Education Act

of 1965 (20 U.S.C. 1002)),

shall not be considered

income to that individual if

the individual is over the

age of 23 with dependent

children (Pub. L. 109-115,

section 327) (as amended);

Payments received from

programs funded under

Title V of the Older

Americans Act of 1965 (42

U.S.C. 3056(g));

Payments received on or

after January 1, 1989, from

the Agent Orange

Settlement Fund (Pub. L.

101-201) or any other fund

established pursuant to the

settlement in In Re Agent-

Orange Product Liability

Litigation, M.D.L. No. 381

(E.D.N.Y.);

Payments received under

the Maine Indian Claims


U.S.C. 1728);

The value of any child care

provided or arranged (or

any amount received as

payment for such care or

reimbursement for costs

incurred for such care)

under the Child Care and



received through crime

victim assistance (or

payment or reimbursement

of the cost of such

assistance) as determined

under the Victims of Crime

Act because of the

commission of a crime

against the applicant under

the Victims of Crime Act

(42 U.S.C. 10602);


payments to individuals

participating in programs

under the Workforce

Investment Act of 1998 (29

U.S.C. 2931(a)(2));

Any amount received under

the School Lunch Act and

the Child Nutrition Act of

1966 (42 U.S.C. 1780(b)),

including reduced-price

lunches and food under the

Special Supplemental Food

Program for Woman,

Infants, and Children (WIC);

Payments, funds, or

distributions authorized,

established, or directed by

the Seneca Nation


U.S.C. 1774f(b));

Payments from any deferred

Department of Veterans

Affairs disability benefits

that are received in a lump

sum or in prospective

monthly amounts as

provided by an amendment

to the definition of annual

income in the U.S. Housing

Development Block Grant

Act of 1990 (42 U.S.C.

9858q);

Earned income tax credit

(EITC) refund payments

received on or after January

1, 1991, for programs

administered under the

United States Housing Act

of 1937, title V of the

Housing Act of 1949,

section 101 of the Housing

and Urban Development

Act of 1965, and sections

221(d)(3), 235, and 236 of

the National Housing Act

(26 U.S.C. 32(l));

Payments by the Indian

Claims Commission to the

Confederated Tribes and

Bands of Yakima Indian

Nation or the Apache Tribe

of Mescalero Reservation

(Pub. L. 95-433);


payments to AmeriCorps

participants under the

National and Community

Service Act of 1990 (42

U.S.C. 12637(d));

Any allowance paid under

the provisions of 38 U.S.C.

1833© to children of

Vietnam veterans born with

spina bifida (38 U.S.C.

1802-05, children of

women Vietnam veterans

born with certain birth

defects (38 U.S.C. 1811-

16), and children of certain

Korean service veterans



Act of 1937 (42 U.S.C.

1437) by Section 2608 of the

Housing and Economic

Recovery Act of 2008 (Pub.

L. 110-289, 42 U.S.C.

4501);

Compensation received by

or on behalf of a veteran for

service-connected disability,

death, dependency, or

indemnity compensation as

provided by an amendment

by the Indian Veterans

Housing Opportunity Act of

2010 (Pub. L. 111-269) to

the definition of income

applicable to programs

authorized under the Native

American Housing

Assistance and Self-

Determination Act of 1996

(25 U.S.C. 4101) and

administered by the Office

of Native American

Programs;

A lump sum or a periodic

payment received by an

individual Indian pursuant to

the Class Action Settlement

Agreement in the case

entitled Elouise Cobell et al.

v Ken Salazar et al., United

States District Court,

District of Columbia, as

provided in the Claims

Resolution Act of 2010 (pub

L. 111-291);

born with spina bifida (38

U.S.C. 1821);

Any amount of crime

victim compensation (under

the Victims of Crime Act)

received through crime

victim assistance (or

payment or reimbursement

of the cost of such

assistance) as determined

under the Victims of Crime

Act because of the

commission of a crime

against the applicant under

the Victims of Crime Act

(42 U.S.C. 10602);


payments to individuals

participating in programs

under the Workforce

Investment Act of 1998 (29

U.S.C. 2931(a)(2));

Any amount received under

the Richard B Russell

School Lunch Act (42

U.S.C. 1760(e)) and the

Child Nutrition Act of 1966

(42 U.S.C. 1780(b)),

including reduced-price

lunches and food under the

Special Supplemental Food

Program for Woman,

Infants, and Children

(WIC);

Payments, funds, or

distributions authorized,

established, or directed by

the Seneca Nation


U.S.C. 1774f(b));



Payments from any

deferred Department of

Veterans Affairs disability

benefits that are received in

a lump sum or in

prospective monthly

amounts as provided by an

amendment to the

definition of annual income

in the U.S. Housing Act of

1937 (42 U.S.C.

1437a(b)(4)) by Section

2608 of the Housing and

Economic Recovery Act of

2008 (Pub. L. 110-289, 42

U.S.C. 4501);

Compensation received by

or on behalf of a veteran for

service-connected

disability, death,

dependency, or indemnity

compensation as provided

by an amendment by the

Indian Veterans Housing

Opportunity Act of 2010

(Pub. L. 111-269; 25

U.S.C. 4103(9)) to the

definition of income

applicable to programs

authorized under the Native

American Housing

Assistance and Self-

Determination Act

(NAHASDA) of 1996 (25

U.S.C. 4101 et seq.) and

administered by the Office

of Native American

Programs;

A lump sum or a periodic

payment received by an

individual Indian pursuant

to the Class Action

Settlement Agreement in



the case entitled Elouise

Cobell et al. v Ken Salazar

et al., 816 F.Supp.2d 10

(Oct. 5, 2011 D.D.C.). for a

period one year from the

time of receipt of that

payment United States

District Court, District of

Columbia, as provided in

the Claims Resolution Act

of 2010 (pub L. 111-291);

Any amounts in an

“individual development

account” as provided by the

Assets for Independence

Act, as amended in 2002

(Pub. L. 107-110, 42

U.S.C. 604(h)(4));

Per capita payments made

from the proceeds of Indian

Tribal Trust Cases as

described in PIH Notice

2013-30 “exclusion from

Income of Payments under

Recent Tribal Trust

Settlements” (25 U.S.C.

117b(a); and

Major disaster and

emergency assistance

received by individuals and

families under the Robert

T. Stafford Disaster Relief

and Emergency Assistance

Act (Pub. L. 93-288, as

amended) and comparable

disaster assistance provided

by States, local

governments, and disaster

assistance organizations (42

U.S.C. 5155(d)).



Chapter 7,

Verification; Page

7-21

7-III.I. ZERO ANNUAL

INCOME STATUS Housing Authority Policy


annual income will be required

to execute verification forms to

determine that certain forms of

income such as unemployment

benefits, Temporary Assistance

for Needy Families (TANF),

SSI, etc. are not being received

by the household. Special

reexaminations will occur every

ninety (90) days.

7-III.I. ZERO ANNUAL

INCOME STATUS Housing Authority Policy


annual income will be required

to execute verification forms to

determine that certain forms of

income such as unemployment

benefits, Temporary Assistance

for Needy Families (TANF),

SSI, etc. are not being received

by the household. The family

may be required to complete a

Monthly Expenditure Form.

The Housing Authority may

request information from the

State Employment

Development Department and

the IRS. The Housing

Authority may run a credit

report if information is

received that indicates the

family has an unreported

income source. Special

reexaminations will occur

every ninety (90) days.

Chapter 8, Leasing

and Inspections;

Page 8-12

8-II.D. RESIDENT AND

HOUSING AUTHORITY

RIGHTS AND OBLIGATIONS

REGARDING NOTIFICATION

OF EMERGENCY AND NON-

EMERGENCY REPAIRS

Emergency Repairs [24 CFR

966.4(h)]

The lease shall set forth the rights

and obligations of the tenant and the

Housing Authority if the dwelling

unit is damaged to the extent that

conditions are created which are

hazardous to life, health, or safety of

the occupants and shall provide that:

(1) The tenant shall immediately

notify project management

of the damage;

8-II.D. RESIDENT AND

HOUSING AUTHORITY

RIGHTS AND OBLIGATIONS

REGARDING NOTIFICATION

OF EMERGENCY AND NON-

EMERGENCY REPAIRS

Emergency Repairs [24 CFR

966.4(h)]

The lease shall set forth the rights

and obligations of the tenant and the

Housing Authority if the dwelling

unit is damaged to the extent that

conditions are created which are

hazardous to life, health, or safety

of the occupants and shall provide

that:

(1) The tenant shall

immediately notify project



(2) The Housing Authority shall

be responsible for repair of

the unit within a reasonable

time if the damage was

caused by the tenant,

tenant’s household or guests,

the reasonable cost of the

repairs shall be charged to

the tenant;


offer standard alternative

accommodations, if

available, where necessary

repairs cannot be made

within a reasonable time; and

(4) Provisions shall be made for

abatement of rent in

proportion to the seriousness

of the damage and loss in

value as a dwelling if repairs

are not made in accordance

with Item #2 above of this

list or alternative

accommodations not

provided in accordance with

Item (#3 of this list

If the damage was caused by a

household member or guest, the

Housing Authority must charge the

family for the reasonable cost of

repairs.

management of the damage;


be responsible for repair of

the unit within a reasonable

time: Provided, that if the

damage was caused by the

tenant, tenant’s household or

guests, the reasonable cost

of the repairs shall be

charged to the tenant;


offer standard alternative

accommodations, if

available, where necessary

repairs cannot be made

within a reasonable time;

and

(4) Provisions shall be made for

abatement of rent in

proportion to the seriousness

of the damage and loss in

value as a dwelling if repairs

are not made in accordance

with Item #2 above of this

list or alternative

accommodations not

provided in accordance with

Item (#3 of this list above,

except that no abatement of

rent shall occur if the tenant

rejects the alternative

accommodation or if the

damage was caused by the

tenant, tenant’s household,

or guests.

If the damage was caused by a

household member or guest, the

Housing Authority must charge the

family for the reasonable cost of

repairs.

Sentence in #2 above.



Chapter 9,

Reexamination;

Page 9-2

INTRODUCTION

The Housing Authority is required

to monitor each family’s income and

composition over time, and to adjust

the family’s rent accordingly. The

Housing Authority must adopt

admission and occupancy policies

concerning conduct of annual and

interim reexaminations in

accordance with 24 CFR 960.257

and shall conduct reexaminations in

accordance with such policies. The

Housing Authority reexamination

policies must be in accordance with

the Public Housing Agency plan [24

CFR 960.257(c)].

[24 CFR 960.257, 960.259, 966.4]

INTRODUCTION

The Housing Authority is required

to monitor each family’s income

and household composition at least

annually over time, and to adjust the

family’s rent accordingly. The

Housing Authority must adopt

admission and occupancy policies

concerning conduct of annual and

interim reexaminations in

accordance with 24 CFR 960.257

and shall conduct reexaminations in

accordance with such policies. All

annual activities will be coordinated

in accordance with HUD

Regulations. It is a HUD

requirement that families report all

changes in household composition.

This chapter defines the Housing

Authority's policy for conducting

annual reexaminations and

coordinating annual activities. It

also explains the interim reporting

requirements for families, and the

standards for timely reporting. The

Housing Authority reexamination

policies must be in accordance with

the Public Housing Agency plan [24

CFR 960.257(c)].

Chapter 13, Lease

Terminations;

Page 13-20

13-IV.B. CONDUCTING

CRIMINAL RECORDS

CHECKS [24 CFR 5.903(e)(ii)

and 24 CFR 960.259]

HUD authorizes Housing

Authorities to conduct criminal

records checks on public housing

residents for lease enforcement and

eviction. Housing Authority policy

determines when the Housing

Authority will conduct such checks.



conduct criminal background

13-IV.B. CONDUCTING

CRIMINAL RECORDS

CHECKS [24 CFR 5.903(e)(ii)

and 24 CFR 960.259]

HUD authorizes Housing

Authorities to conduct criminal

records checks on public housing

residents for lease enforcement and

eviction. Housing Authority policy

determines when the Housing

Authority will conduct such checks.



conduct criminal background



checks when it has come to the

attention of the Housing

Authority, either from local law

enforcement or by other means,

that a resident may be engaging

in criminal activity, including,

but not limited to, the following:

a. Engaging in the

destruction of property;

b. Engaging in violent

activity against another

person; or

c. Has interfered with the

right to peaceful

enjoyment of the

premises of other

residents.

Such checks will also

include sex offender

registration information. In

order to obtain such

information, all adult

household members must

sign consent forms for

release of information

checks when it has come to the

attention of the Housing

Authority, either from local law

enforcement or by other means,

that a resident may be

engaging in criminal activity,

including, but not limited to,

the following:

a. Engaging in the

destruction of property;

b. Engaging in violent

activity against another

person; or

c. Has interfered with the

right to peaceful

enjoyment of the

premises of other

residents.

Such checks will also

include sex offender

registration information. In

order to obtain

such information, all adult

household members must

sign consent forms for

(including release of

information form). It there is

none file, one must be

signed.

Chapter 14,

Grievance and

Appeals;

Page 14-6

Representation and Interpretive

Services

The family is entitled to be

represented by an attorney or other

designee, at the family’s expense,

and to have such person make

statements on the family’s behalf.

The family is entitled to arrange for

an interpreter to attend the hearing,

at the expense of the family, or the

Housing Authority, as may be

Representation and Interpretive

Services

The family is entitled to be

represented by an attorney or other

designee, at the family’s expense,

and to have such person make

statements on the family’s behalf.

The family is entitled to arrange for

an interpreter to attend the hearing,

at the expense of the family, or the

Housing Authority, as may be



agreed upon by the two parties. If

the family does not arrange for their

own interpreter, the Housing

Authority is still obligated to

provide oral translation services in

accordance with its LEP Plan.

agreed upon by the two parties. If

the family does not arrange for their

own interpreter, the Housing

Authority is still obligated to

provide oral translation services in

accordance with its LEP Language

Access Plan (LAP).

Chapter 16,

Program

Administration;

Page 16-8

16-III.A. OVERVIEW

This part describes the Housing

Authority’s policies for recovery of

monies that have been underpaid by

families.


When an action or inaction of a

resident family results in the

underpayment of rent or other

amounts, the Housing

Authority holds the family

liable to return any

underpayments to the Housing

Authority.


enter into repayment

agreements in accordance with

the policies contained in this

part as a means to recover

overpayments. The term

repayment agreement refers to

a formal document signed by a

tenant and provided to the

Housing Authority in which a

tenant acknowledges a debt in a

specific amount and agrees to

repay the amount due at

specific time periods.

When a family refuses to repay

monies owed to the Housing

Authority, the Housing

Authority will utilize other

available collection alternatives


the following:

16-III.A. OVERVIEW

This part describes the Housing

Authority’s policies for recovery of

monies that have been underpaid by

families.


When an action or inaction of a

resident family results in the

underpayment of rent or other

amounts, the Housing

Authority holds the family

liable to return any

underpayments to the Housing

Authority.


may enter into repayment

agreements in accordance with

the policies contained in this

part as a means to recover

overpayments. The term

repayment agreement refers to

a formal document signed by a

tenant and provided to the

Housing Authority in which a

tenant acknowledges a debt in a

specific amount and agrees to

repay the amount due at

specific time periods.

When a family refuses to repay

monies owed to the Housing

Authority, the Housing

Authority will utilize other

available collection alternatives


the following:



1. Collection agencies

2. Small claims court

3. Civil law suit

4. State income tax set-off

program

5. Referral to District

Attorney

1. Collection agencies

2. Small claims court

3. Civil law suit

4. State income tax set-off

program

5. Referral to District

Attorney

Chapter 17,

Homeownership

Program;

Pages 17-2 to 17-3

Dwelling Units and Types of

Assistance (24 CFR 906.5)

A homeownership program under

this part may provide for sale of:

(1) Units that are public

housing units; and

(2) Other units owned,

operated, assisted, or

acquired for homeownership

sale and that have received

the benefit of 1937 Act

funds or are to be sold with

the benefit of 1937 Act

funds (non-public housing

units). In selecting such

units to be sold in a

homeownership program

under this part, the PHA

shall not select units such

that it could not comply with

§ 906.7(a).

A homeownership program under

this part may provide for financing

to eligible families purchasing

eligible dwelling units or for

acquisition of housing units or for

developments by the Housing

Authority

(1) Housing Authority may

use assistance from

amounts it receives under

the Capital Fund under

section 9(d) of the 1937

Act or from other income

earned from its 1937 Act



programs to provide

assistance to public

housing residents only to

facilitate the purchase of

homes (e.g., counseling,

closing costs, that portion

of the down payment not

required to be supplied

from the purchaser’s

funds under the

provisions of § 906.15(c),

financing, and moving

assistance). Public

housing residents may

use such assistance to

purchase the unit in

which they reside,

another public housing

unit, or a residence not

located in a public

housing development.

(2) Housing Authority may

provide financing assistance

for other eligible purchasers

from other income, i.e.,

funds not from 1937 Act

programs, such as proceeds

from selling public housing

units, loan repayments, and

public housing debt

forgiveness funding not

already committed to

another purpose.

(3) In accordance with the rules

and regulations governing

the Section 8(y)

Homeownership Option,

found in 24 CFR part 982

subpart M, a PHA may

make its housing choice

voucher funds available to

provide assistance to a

family purchasing a unit



under this part. A family

receiving assistance under

the Section 8(y) program

and participating in a


under this part must meet

the requirements of both

programs.

Chapter 17,

Homeownership

Program;

Pages 17-2 to 17-3

Financial capacity requirement

Eligibility must be limited to

families who are capable of

assuming the financial obligations

of homeownership, under minimum

income standards for affordability,

taking into account the

unavailability of public housing

operating subsidies and

modernization funds after

conveyance of the property by the

Housing Authority. A

homeownership program may,

however, take account of any

available subsidy from other

sources. Under this affordability

standard, an applicant must meet the

following requirements:

(1) Cost/income ratio. On an

average monthly estimate,

the amount of the

applicant’s payments for

mortgage real estate taxes,

utilities, maintenance, and

other regularly recurring

homeownership costs (such

as condominium,

cooperative, or other

homeownership association

fees) will not exceed the

sum of:

(i) 35 percent of the

applicant’s adjusted

income as defined in

24 CFR part 913; and



(ii) Any subsidy that will

be available for such

payments;

(2) Down payment

requirement. Each family

purchasing housing under a


must provide a down

payment in connection with

any loan for acquisition of

the housing, in an amount

determined by the Housing

Authority or PRE, in

accordance with an

approved homeownership

program. Except as provided

in paragraph (c)(3) of this

section, the Housing

Authority or PRE must

permit the family to use

grant amounts, gifts from

relatives, contributions from

private sources, and other

similar amounts in making

the down payment;

(3) The family must use its

own resources other than

grants, gifts, contributions,

or similar amounts, to

contribute an amount of the

down payment that is not

less than one percent of the

purchase price of the

housing. The Housing

Authority or PRE must

maintain records that are

verifiable by HUD through

audits regarding the source

of this one percent

contribution.



Chapter 17,

Homeownership

Program;

Page 17-5

A. Family Eligibility

Requirements

Participation in the Section 32

Homeownership Option program

(“S32HOP”) is voluntary. Each

(“S32HOP”) participant must meet

the general requirements for

admission to the Public Housing

Program as set forth in this Housing

Authority Admissions & Continued

Occupancy Plan (ACOP).

A. Family Eligibility

Requirements

Participation in the Section 32

Homeownership Option program

S32HOP is voluntary. Each

S32HOP participant must meet the

general requirements for admission

to the Public Housing Program as

set forth in this Housing Authority

Admissions & Continued

Occupancy Plan (ACOP). Families

who are interested in purchasing a

unit must submit applications to the

Housing Authority or Purchase

Resale Entity (PRE) for that

specific purpose, and those

applications must be handled

separately from applications for

other Housing Authority programs.

Applications for homeownership

must not affect an applicant’s place

on any other Housing Authority

waiting list for rental units.

Chapter 18, Family

Self-Sufficiency;

Pages 18-3 to 18-4

ESCROW DISBURSEMENT

When the family successfully



in the FSS account. The family must

submit a certification to the Housing

Authority that no member of the

FSS family is a recipient of welfare

assistance. The Housing Authority

will conduct a 3rd party verification

to confirm that the family is free of

welfare assistance.

If the Housing Authority determines

that the family has fulfilled certain

interim goals and needs some

additional funds for purposes of

completion of higher education, job

training, improve credit, or to meet

start up expenses involved in

ESCROW DISBURSEMENT 24

CFR 984.305 When the family successfully

completes their contract COP, the

head of the family shall be paid the

amount in the FSS account. The

family must submit a certification to

the Housing Authority that no

member of the FSS family is a

recipient of welfare assistance or

has not been a welfare recipient in

the last twelve (12) consecutive

months before the contract expires.

The Housing Authority will conduct

a 3rd third party verification to

confirm that the family is free of

welfare assistance

If the Housing Authority determines

that, the family has fulfilled certain

interim goals and needs some



creation of a small business, the

Housing Authority may permit the

family to use some of the funds

from the escrow account. The

criteria for interim escrow

disbursements are located in the

Family Self-Sufficiency Action

Plan. The family must provide

receipts to the Housing Authority to

confirm payment.

The escrow account will be forfeited

if the contract is terminated or the

contract is completed but the family

is receiving welfare assistance at the

time the contract expires.

additional funds for purposes of

completion of higher education, job

training, improve credit, or to meet

start up expenses involved in

creation of a small business, the

Housing Authority may permit the

family to use some of the funds

from the escrow account. The

criteria for interim escrow

disbursements are located in the

Family Self-Sufficiency Action

Plan. The family must provide

receipts to the Housing Authority to

confirm payment.

The escrow account will be

forfeited if the contract is

terminated or the contract is

completed but the family is

receiving welfare assistance at the

time the contract expires.

Chapter 19, No

Smoking (Tobacco

Free) Policy;

Page 19-1

Removed due to

expiration,

February 28, 2013

Temporary No Smoking

Exemption

Currents residents who use tobacco

products that have entered into a

lease agreement prior to the

implementation will be permitted to

continue to use tobacco products in

their apartments for twelve (12)

months. This exception shall not be

extended to guests, invitees, and

visitors or anyone other than the

lease holder/occupant. This

exemption expired on February 28,

2013

Any current resident who smokes

must sign and date the “Temporary

No Smoking Exemption” Form.

Any resident with an approved

Temporary No Smoking Exemption

must not smoke in any unit other

than their own and must not allow

anyone not on their lease to smoke

Temporary No Smoking

Exemption

Currents residents who use tobacco

products that have entered into a

lease agreement prior to the

implementation will be permitted to

continue to use tobacco products in

their apartments for twelve (12)

months. This exception shall not be

extended to guests, invitees, and

visitors or anyone other than the

lease holder/occupant. This

exemption expired on February 28,

2013

Any current resident who smokes

must sign and date the “Temporary

No Smoking Exemption” Form.

Any resident with an approved


must not smoke in any unit other

than their own and must not allow

anyone not on their lease to smoke



in their unit at any time. This


does not apply to guests, invitees,

visitors, and other residents of the

Housing Authority.

in their unit at any time. This


does not apply to guests, invitees,

visitors, and other residents of the

Housing Authority.

Chapter 20,

Residential

Relocation and Re-

Housing Policy;

Page 20-3

NOTICE

The Authority shall provide a Notice

of Relocation Policies, Benefits, and

Requirements to all residents of a

development whose relocation is

required as a result of a capital

improvement program. Such

information shall be provided to

residents as soon as the need for

relocation due to a planned capital

improvement program is

determined. Notice shall be

provided by personal service, and

sent by Certified and Registered

First-Class Mail, Return Receipt

Requested.

Relocation notices shall be provided

to residents in the languages

identified by the Authority as

spoken by the residents of the

development.

Residents who wish to temporarily

or permanently relocate off-site shall

notify the Authority within twenty

(20) days of receipt of their Notice

of Relocation Policies, Benefits and

Requirements.

The Authority shall conduct at least

one (1) on-site Relocation Briefing

Session and one (1) Neighborhood

Orientation Session for residents of

the development undergoing

planned re-development prior to the

time when off-site relocation

requests are due to the Authority.

All residents who are required to

NOTICE

The Housing Authority shall

provide a Notice of Relocation

Policies, Benefits, and

Requirements to all residents of a

development whose relocation is

required as a result of a capital

improvement program. Such

information shall be provided to

residents as soon as the need for

relocation due to a planned capital

improvement program is

determined. Notice shall be

provided by personal service, and

sent by Certified and Registered

First-Class Mail, Return Receipt

Requested.

Relocation notices shall be provided

to residents in the languages

identified by the Housing Authority

as spoken by the residents of the

development in accordance with the

Language Access Plan (LAP).

Residents who wish to temporarily

or permanently relocate off-site

shall notify the Housing Authority

within twenty (20) days of receipt

of their Notice of Relocation

Policies, Benefits and

Requirements.

The Housing Authority shall

conduct at least one (1) on-site

Relocation Briefing Session and one

(1) Neighborhood Orientation

Session for residents of the

development undergoing planned

re-development prior to the time



temporarily or permanently relocate

will be required to sign and return

the appropriate relocation/re-

housing agreements and all

Authority administrative documents

to the Authority no less than one

hundred twenty (120) days prior to

the anticipated date of their initial

relocation.

when off-site relocation requests are

due to the Housing Authority.

All residents who are required to

temporarily or permanently relocate

will be required to sign and return

the appropriate relocation/re-

housing agreements and all

Authority administrative documents

to the Authority no less than one

hundred twenty (120) days prior to

the anticipated date of their initial

relocation.

Appendix I –

Acronyms See attached list of updated

acronyms

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