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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).**
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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.
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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
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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.
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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
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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
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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
William Penn Manor TSP 07/2014 Page 7
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
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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.
William Penn Manor TSP 07/2014 Page 9
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;
William Penn Manor TSP 07/2014 Page 10
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.
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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.
William Penn Manor TSP 07/2014 Page 12
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.
William Penn Manor TSP 07/2014 Page 13
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).