slide #1 © 2007 nan mckay & associates annie stevenson housing choice voucher leasing...
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Slide #3 © 2007 Nan McKay & Associates Welcome to Lunch N Learn! Today’s Topics: Family briefings Subsidy standards Voucher issuance Family obligationsTRANSCRIPT
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
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Welcome to Lunch N Learn!
Today’s Topics:• Family briefings• Subsidy standards• Voucher issuance• Family obligations
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Family Briefing
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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
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Family Briefing
Two components: • Oral briefing• Briefing Packet
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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
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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
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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
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Voucher Holder’s Packet
When PHA issues Voucher for the first time, PHA must give HUD-required packet to family
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Briefing Packet Required Items
Term of voucher Policy on extensions or suspensions
• If extensions allowed, explanation of how to request
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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
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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
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Briefing Packet Required Items
Statement of PHA policy on providing information about a family to prospective owners
Subsidy standards • Including grounds for exceptions
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Briefing Packet Required Items
HUD Brochure “A good place to live” LBP brochure Information on how to complete housing
discrimination complaint form
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Briefing Packet Required Items
List of landlords willing to lease to families Notice that families with disabled persons may
request list of accessible units
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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
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Optional Packet Items
Summary of items included in packet Landlord brochure HAP contract
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Optional Packet Items
Description of security deposit requirements Info on services and utilities Requirements to notify PHA of changes
during search period
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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)
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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
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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
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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
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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
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Subsidy Standards
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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
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Subsidy Standards Must
Provide smallest number of bedrooms needed w/o overcrowding
Comply with HQS Be applied consistently
• Fair Housing regs apply
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Exceptions to Subsidy Standards
Exception may be granted for:• Age• Sex• Health• Disability• Relationship of family members• Other personal circumstances
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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
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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
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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
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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
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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
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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
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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
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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
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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
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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
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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?
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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?
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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)
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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
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Question
Family: mother, daughter 15, son 13• What size voucher is the family issued?• What is the largest payment standard
possible?
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Question
Example #2: PHA’s subsidy standard is 2 persons per bedroom• Regardless of age, sex, gender
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Question
Family: mother, daughter 15, son 13• What size voucher is the family issued?• What is the largest payment standard
possible?
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Question
What size unit(s) may the family select?• Any size that is
AffordableNot overcrowded
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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
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Voucher Issuance Rules
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Voucher Issuance
Initially issued for at least 60 calendar days• Family must submit RFTA and proposed
lease, unless extension granted, within voucher term
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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
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Voucher Extensions
PHA must extend term as reasonable accommodation up to the term reasonably required for that purpose
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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)
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Voucher Suspensions
PHA may suspend (tolling)
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45 days
Voucher Issued for 60 days
15 days
RFTA SubmittedAdmin plan must define policy on extensions and suspensions
Voucher Suspensions
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Voucher Family Obligations
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References for Family Obligations
• 982.551• 982.553• 982.404 (b)• Part 5, Subpart J
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Family Responsibilities
HUD regulations Voucher Owner’s lease Tenancy addendum
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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
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Family Obligations
Be responsible for certain breaches of HQS:• Utilities when family responsible• Appliances when family responsible• Damages beyond normal wear and tear
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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
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Family Obligations
Have family composition approved by PHA• Inform of birth, adoption, custody of child• Request PHA approval to
Otherwise add member to familyAdd foster child or live-in aide
Notify PHA if member moves out
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Family Obligations
Supply any info regarding family absences from the unit• Including any information requested on the
purpose of family absences
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Family Obligations (Must Not)
Commit serious or repeated violation of lease Sublease or rent unit Assign or transfer lease or unit
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Family Obligations (Must Not)
Own or have interest in unit Commit fraud, bribery, corrupt, criminal act in
connection with program
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Family Obligations (Must Not)
Members of the household may not engage in• Drug-related criminal activity or • Violent criminal activity or
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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
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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
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Family Obligations (Must Not)
Receive duplicative assistance Receive assistance in a unit owned by a
relative as stated in regulation
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