Slide #1 © 2007 Nan McKay & Associates Annie Stevenson Housing Choice Voucher Leasing Activities © 2007 Nan McKay & Associates

Slide #2 © 2007 Nan McKay & Associates Welcome to Lunch N Learn!  Upcoming topics for the occupancy series: 1/11/08: Annual Income Inclusions 2/1/08: Annual Income Exclusions  EID 3/7/07: Assets and Asset Income

Slide #3 © 2007 Nan McKay & Associates Welcome to Lunch N Learn!  Today’s Topics: Family briefings Subsidy standards Voucher issuance Family obligations

Slide #4 © 2007 Nan McKay & Associates Family Briefing

Slide #5 © 2007 Nan McKay & Associates Family Briefing  Briefing is conducted: After family is selected from waiting list and determined eligible and Prior to or upon issuance of voucher  Voucher issuance and briefing are usually done simultaneously

Slide #6 © 2007 Nan McKay & Associates Family Briefing  Two components: Oral briefing Briefing Packet

Slide #7 © 2007 Nan McKay & Associates Oral Briefing  Oral briefing must include information on: How the program works Family and owner responsibilities Where families may lease a unit Explanation of portability/list of contacts at neighboring PHAs

Slide #8 © 2007 Nan McKay & Associates Oral Briefing May not discourage family from living anywhere inside or outside of PHA jurisdiction under portability rules Must explain benefits of moving to families currently living in high poverty census tracts Must take steps to communicate with disabled persons as needed

Slide #9 © 2007 Nan McKay & Associates Oral Briefing  PHA must explain any local obligations of welfare-to-work family Including that failure to meet obligations is grounds for denial or termination

Slide #10 © 2007 Nan McKay & Associates Voucher Holder’s Packet  When PHA issues Voucher for the first time, PHA must give HUD-required packet to family

Slide #11 © 2007 Nan McKay & Associates Briefing Packet Required Items  Term of voucher  Policy on extensions or suspensions If extensions allowed, explanation of how to request

Slide #12 © 2007 Nan McKay & Associates Briefing Packet Required Items  How HAP is determined for families: How Payment Standard is determined How TTP is determined  How PHA determines maximum rent for unit

Slide #13 © 2007 Nan McKay & Associates Briefing Packet Required Items  Where family may lease unit If family qualifies for portability, packet must provide an explanation of portability  Request For Tenancy Approval form Explanation of how to request approval  Tenancy Addendum Must be included in the lease

Slide #14 © 2007 Nan McKay & Associates Briefing Packet Required Items  Statement of PHA policy on providing information about a family to prospective owners  Subsidy standards Including grounds for exceptions

Slide #15 © 2007 Nan McKay & Associates Briefing Packet Required Items  HUD Brochure “A good place to live”  LBP brochure  Information on how to complete housing discrimination complaint form

Slide #16 © 2007 Nan McKay & Associates Briefing Packet Required Items  List of landlords willing to lease to families  Notice that families with disabled persons may request list of accessible units

Slide #17 © 2007 Nan McKay & Associates Briefing Packet Required Items  Family obligations under the program  Grounds for termination of assistance for actions or failure to act  Informal hearing procedures and how to request a hearing

Slide #18 © 2007 Nan McKay & Associates Optional Packet Items  Summary of items included in packet  Landlord brochure  HAP contract

Slide #19 © 2007 Nan McKay & Associates Optional Packet Items  Description of security deposit requirements  Info on services and utilities  Requirements to notify PHA of changes during search period

Slide #20 © 2007 Nan McKay & Associates Optional Packet Items  Family considerations in leasing a unit: Condition of unit Whether rent is reasonable Cost of tenant-paid utilities Whether unit is energy efficient Location of unit (schools, employment, transportation, shopping)

Slide #21 © 2007 Nan McKay & Associates Optional Packet Items  Explanation of rent reasonableness  List of known units available  Explanation of PHA’s special services and programs  Contact information  List of most common HQS fail items

Slide #22 © 2007 Nan McKay & Associates Voucher  Document between the PHA and the family  Describes the family obligations  Describes procedures for PHA approval of a unit Does not obligate the PHA to approve tenancy

Slide #23 © 2007 Nan McKay & Associates Voucher  Issued after applicant family has been determined eligible and briefed, or when a participant family moves  Issuance of a voucher is not admission  Authorizes the family to search for a unit Appropriate family unit size listed on voucher

Slide #24 © 2007 Nan McKay & Associates Voucher General Policies  The number of vouchers issued is determined by available funding and the number of baseline units PHA is not obligated to provide housing assistance if insufficient funds

Slide #25 © 2007 Nan McKay & Associates Subsidy Standards

Slide #26 © 2007 Nan McKay & Associates Subsidy Standards  Criteria established by PHA  Must be included in administrative plan  Determines “family unit size” (voucher size) for families of different sizes and compositions Family unit size listed on voucher

Slide #27 © 2007 Nan McKay & Associates Subsidy Standards Must  Provide smallest number of bedrooms needed w/o overcrowding  Comply with HQS  Be applied consistently Fair Housing regs apply

Slide #28 © 2007 Nan McKay & Associates Exceptions to Subsidy Standards  Exception may be granted for: Age Sex Health Disability Relationship of family members Other personal circumstances

Slide #29 © 2007 Nan McKay & Associates Exceptions to Subsidy Standards  Singles are not eligible for an exception to the subsidy standards unless they are Disabled, Elderly, or A remaining family member

Slide #30 © 2007 Nan McKay & Associates Criteria for Subsidy Standards  Factors to consider: Number of persons Relationship of persons Sex and age of persons Need to avoid overcrowding, maximize space and minimize subsidy costs

Slide #31 © 2007 Nan McKay & Associates Other Factors  Count child who is temporarily absent in foster care (should verify)  Single pregnant woman (with no other persons) treated as two person family  Live-in aide counted  Single person w/o live-in aide is zero or one bedroom

Slide #32 © 2007 Nan McKay & Associates Effect of Unit Size on Maximum Subsidy  Family unit size determines payment standard to be used to determine total subsidy  PHA sets payment standard for each unit size

Slide #33 © 2007 Nan McKay & Associates Payment Standard used must be the lower of:  The family unit size (voucher size), or  The size of the unit actually rented by the family

Slide #34 © 2007 Nan McKay & Associates Unit Selected  PHA cannot require opposite sex children to occupy same bedroom (unless “very young”)  HQS allows 2 persons per bedroom or living/sleeping room Family decides who sleep where

Slide #35 © 2007 Nan McKay & Associates Qualified “Sleeping Room”  Sleeping room must have: Window (openable if designed to do so) Two electrical outlets or one working outlet and permanent light fixture  No requirements for square footage, closets, doors, locks, access within unit

Slide #36 © 2007 Nan McKay & Associates Actual Unit Selection  May select larger unit  May select smaller unit than on voucher Must meet HQS At least one bedroom, living/sleeping room for each 2 persons  Utility allowance must match actual size selected

Slide #37 © 2007 Nan McKay & Associates Larger Size Selected  Family Unit Size (voucher size)=2  Actual selected unit size=3  Payment Standard is the lower=2  Utility Allowance is the actual=3

Slide #38 © 2007 Nan McKay & Associates Smaller Size Selected  Family Unit Size (voucher size)=3  Actual selected unit size=2  Payment Standard is the lower=2  Utility Allowance is the actual=2

Slide #39 © 2007 Nan McKay & Associates POP Quiz  If the family unit size (voucher size) is for a 1 bedroom, but the family actually leases up in a 3 bedroom……  What size payment standard is used?  What size utility allowance is used?

Slide #40 © 2007 Nan McKay & Associates POP Quiz  If the family unit size (voucher size) is for a 4 bedroom, but the family actually leases up in a 2 bedroom……  What size payment standard is used?  What size utility allowance is used?

Slide #41 © 2007 Nan McKay & Associates Changes Due to Funding Constraints  PHAs are establishing subsidy standards as 2 persons per bedroom Regardless of age, relationship or gender  Exception for the head of household Unit must still meet HQS space standards (cannot be overcrowded)

Slide #42 © 2007 Nan McKay & Associates Question  Example #1: PHA’s subsidy standard is 2 persons per bedroom Exception for persons of the opposite sex Exception for persons of different generations

Slide #43 © 2007 Nan McKay & Associates Question  Family: mother, daughter 15, son 13 What size voucher is the family issued? What is the largest payment standard possible?

Slide #44 © 2007 Nan McKay & Associates Question  Example #2: PHA’s subsidy standard is 2 persons per bedroom Regardless of age, sex, gender

Slide #45 © 2007 Nan McKay & Associates Question  Family: mother, daughter 15, son 13 What size voucher is the family issued? What is the largest payment standard possible?

Slide #46 © 2007 Nan McKay & Associates Question  What size unit(s) may the family select? Any size that is  Affordable  Not overcrowded

Slide #47 © 2007 Nan McKay & Associates Question  Is the PHA requiring that the two children share a bedroom? No Someone could sleep in the living room Mother could share bedroom with daughter

Slide #48 © 2007 Nan McKay & Associates Voucher Issuance Rules

Slide #49 © 2007 Nan McKay & Associates Voucher Issuance  Initially issued for at least 60 calendar days Family must submit RFTA and proposed lease, unless extension granted, within voucher term

Slide #50 © 2007 Nan McKay & Associates Voucher Extensions  PHA may extend per PHA admin plan Family requests extension within initial term of voucher PHA gives notice of granted extension to family  HUD approval is not required for PHA to extend beyond 120 days

Slide #51 © 2007 Nan McKay & Associates Voucher Extensions  PHA must extend term as reasonable accommodation up to the term reasonably required for that purpose

Slide #52 © 2007 Nan McKay & Associates Voucher Extensions  The PHA may extend voucher for other good cause (admin plan) Death, illness PHA disapproved earlier RFTA (ex: after owner-caused delay) Hard to house family (needs larger unit, accessible unit)

Slide #53 © 2007 Nan McKay & Associates Voucher Suspensions  PHA may suspend (tolling)

Slide #54 © 2007 Nan McKay & Associates 45 days Voucher Issued for 60 days 15 days RFTA Submitted Admin plan must define policy on extensions and suspensions Voucher Suspensions

Slide #55 © 2007 Nan McKay & Associates Voucher Family Obligations

Slide #56 © 2007 Nan McKay & Associates References for Family Obligations (b) Part 5, Subpart J

Slide #57 © 2007 Nan McKay & Associates Family Responsibilities  HUD regulations  Voucher  Owner’s lease  Tenancy addendum

Slide #58 © 2007 Nan McKay & Associates Family Obligations  Supply info needed by PHA to administer program, including citizenship status  Supply all info needed for interim and annual reexam re: family and income  Disclose and provide documentation of social security numbers  Supply true and complete information

Slide #59 © 2007 Nan McKay & Associates Family Obligations  Be responsible for certain breaches of HQS: Utilities when family responsible Appliances when family responsible Damages beyond normal wear and tear

Slide #60 © 2007 Nan McKay & Associates Family Obligations  Allow PHA to inspect unit  Notify PHA & owner before moving  Provide PHA copy of eviction notice  Use the unit as family’s only residence  Ensure profit-making activities are legal and incidental to primary use of unit

Slide #61 © 2007 Nan McKay & Associates Family Obligations  Have family composition approved by PHA Inform of birth, adoption, custody of child Request PHA approval to  Otherwise add member to family  Add foster child or live-in aide  Notify PHA if member moves out

Slide #62 © 2007 Nan McKay & Associates Family Obligations  Supply any info regarding family absences from the unit Including any information requested on the purpose of family absences

Slide #63 © 2007 Nan McKay & Associates Family Obligations (Must Not)  Commit serious or repeated violation of lease  Sublease or rent unit  Assign or transfer lease or unit

Slide #64 © 2007 Nan McKay & Associates Family Obligations (Must Not)  Own or have interest in unit  Commit fraud, bribery, corrupt, criminal act in connection with program

Slide #65 © 2007 Nan McKay & Associates Family Obligations (Must Not)  Members of the household may not engage in Drug-related criminal activity or Violent criminal activity or

Slide #66 © 2007 Nan McKay & Associates Family Obligations (Must Not)  Members of the household may not engage in Other criminal activity That threatens the health, safety or right to peaceful enjoyment of other residents and persons residing in the immediate vicinity of the premises

Slide #67 © 2007 Nan McKay & Associates Family Obligations (Must Not)  Members of the HH must not abuse alcohol In a way that threatens the health, safety or right to peaceful enjoyment of other residents and persons residing in the immediate vicinity of the premises

Slide #68 © 2007 Nan McKay & Associates Family Obligations (Must Not)  Receive duplicative assistance  Receive assistance in a unit owned by a relative as stated in regulation

Slide #69 © 2007 Nan McKay & Associates NMA Lunch ‘n’ Learn Seminar NEXT TOPIC…

Slide #70 © 2007 Nan McKay & Associates NMA Lunch ‘n’ Learn Seminar

Slide #71 © 2007 Nan McKay & Associates PICK SIX & SAVE Pick any six Lunch ‘n’ Learn sessions from our Jan - March calendar for just $528!* *PIH Alert subscriber price. Non-PIH Alert subscriber price is $688.