HomeMy WebLinkAboutWHA Policies
Housing Authority of the City of Wilmington
Admissions and Continued Occupancy Policy
As Amended August 2018
Chapter 1
OVERVIEW OF THE PROGRAM AND PLAN
INTRODUCTION ....................................................................................................................... 1-1
PART I: THE PHA
I.A. OVERVIEW .................................................................................................................... 1-1
I.B. ORGANIZATION AND STRUCTURE OF THE PHA ................................................. 1-2
I.C. PHA MISSION ................................................................................................................ 1-3
I.D. THE PHA’S COMMITMENT TO ETHICS AND SERVICE ........................................ 1-4
PART II: THE PUBLIC HOUSING PROGRAM
II.A. OVERVIEW AND HISTORY OF THE PROGRAM..................................................... 1-5
II.B. PUBLIC HOUSING PROGRAM BASICS..................................................................... 1-6
II.C. PUBLIC HOUSING PARTNERSHIPS .......................................................................... 1-6
II.D. APPLICABLE REGULATIONS .................................................................................. 1-10
PART III: THE ADMISSIONS AND CONTINUED OCCUPANCY POLICIES
III.A. OVERVIEW AND PURPOSE OF THE POLICY ........................................................ 1-11
III.B. CONTENTS OF THE POLICY .................................................................................... 1-11
III.C. UPDATING AND REVISING THE POLICY.............................................................. 1-12
Chapter 2
FAIR HOUSING AND EQUAL OPPORTUNITY
INTRODUCTION ....................................................................................................................... 2-1
PART I: NONDISCRIMINATION
I.A. OVERVIEW .................................................................................................................... 2-3
I.B. NONDISCRIMINATION................................................................................................ 2-4
PART II: POLICIES RELATED TO PERSONS WITH DISABILITIES
II.A. OVERVIEW .................................................................................................................... 2-7
II.B. DEFINITION OF REASONABLE ACCOMMODATION ............................................ 2-8
II.C. REQUEST FOR AN ACCOMMODATION................................................................... 2-9
II.D. VERIFICATION OF DISABILITY .............................................................................. 2-10
II.E. APPROVAL/DENIAL OF A REQUESTED ACCOMMODATION ........................... 2-11
II.F. PROGRAM ACCESSIBILITY FOR PERSONS WITH HEARING OR
VISION IMPAIRMENTS ............................................................................................. 2-12
II.G. PHYSICAL ACCESSIBILITY ..................................................................................... 2-13
II.H. DENIAL OR TERMINATION OF ASSISTANCE ...................................................... 2-14
PART III: IMPROVING ACCESS TO SERVICES FOR PERSONS WITH
LIMITED ENGLISH PROFICIENCY (LEP)
III.A. OVERVIEW .................................................................................................................. 2-15
III.B. ORAL INTERPRETATION .......................................................................................... 2-16
III.C. WRITTEN TRANSLATION......................................................................................... 2-16
III.D. IMPLEMENTATION PLAN ........................................................................................ 2-17
EXHIBITS
2-1: DEFINITION OF A PERSON WITH A DISABILITY UNDER FEDERAL
CIVIL RIGHTS LAWS ................................................................................................. 2-19
Chapter 3
ELIGIBILITY
INTRODUCTION ....................................................................................................................... 3-1
PART I: DEFINITIONS OF FAMILY AND HOUSEHOLD MEMBERS
I.A. OVERVIEW .................................................................................................................... 3-3
I.B. FAMILY AND HOUSEHOLD ....................................................................................... 3-3
I.C. FAMILY BREAK-UP AND REMAINING MEMBER OF TENANT FAMILY .......... 3-4
I.D. HEAD OF HOUSEHOLD ............................................................................................... 3-5
I.E. SPOUSE, COHEAD, AND OTHER ADULT ................................................................ 3-5
I.F. DEPENDENT .................................................................................................................. 3-6
I.G. FULL-TIME STUDENT ................................................................................................. 3-6
I.H. ELDERLY AND NEAR-ELDERLY PERSONS, AND ELDERLY FAMILY ............. 3-7
I.I. PERSONS WITH DISABILITIES AND DISABLED FAMILY ................................... 3-7
I.J. GUESTS .......................................................................................................................... 3-8
I.K. FOSTER CHILDREN AND FOSTER ADULTS ........................................................... 3-9
I.L. ABSENT FAMILY MEMBERS ................................................................................... 3-10
I.M. LIVE-IN AIDE .............................................................................................................. 3-12
PART II: BASIC ELIGIBILITY CRITERIA
II.A. INCOME ELIGIBILITY AND TARGETING .............................................................. 3-13
II.B. CITIZENSHIP OR ELIGIBLE IMMIGRATION STATUS ......................................... 3-15
II.C. SOCIAL SECURITY NUMBERS ................................................................................ 3-17
II.D. FAMILY CONSENT TO RELEASE OF INFORMATION ......................................... 3-18
PART III: DENIAL OF ADMISSION
III.A. OVERVIEW .................................................................................................................. 3-19
III.B. REQUIRED DENIAL OF ADMISSION ...................................................................... 3-19
III.C. OTHER PERMITTED REASONS FOR DENIAL OF ADMISSION ......................... 3-21
III.D. SCREENING ................................................................................................................. 3-23
III.E. CRITERIA FOR DECIDING TO DENY ADMISSION .............................................. 3-28
III.F. PROHIBITION AGAINST DENIAL OF ASSISTANCE TO VICTIMS
OF DOMESTIC VIOLENCE, DATING VIOLENCE, SEXUAL ASSAULT,
OR STALKING ............................................................................................................. 3-31
III.G. NOTICE OF ELIGIBILITY OR DENIAL .................................................................... 3-32
EXHIBITS
3-1: DETAILED DEFINITIONS RELATED TO DISABILITIES ...................................... 3-33
Chapter 4
APPLICATIONS, WAITING LIST AND TENANT SELECTION
INTRODUCTION ....................................................................................................................... 4-1
PART I: THE APPLICATION PROCESS
I.A. OVERVIEW .................................................................................................................... 4-3
I.B. APPLYING FOR ASSISTANCE .................................................................................... 4-3
I.C. ACCESSIBILITY OF THE APPLICATION PROCESS................................................ 4-4
I.D. PLACEMENT ON THE WAITING LIST ...................................................................... 4-5
PART II: MANAGING THE WAITING LIST
II.A. OVERVIEW .................................................................................................................... 4-7
II.B. ORGANIZATION OF THE WAITING LIST ................................................................ 4-7
II.C. OPENING AND CLOSING THE WAITING LIST ....................................................... 4-9
II.D. FAMILY OUTREACH ................................................................................................. 4-10
II.E. REPORTING CHANGES IN FAMILY CIRCUMSTANCES ..................................... 4-11
II.F. UPDATING THE WAITING LIST .............................................................................. 4-12
PART III: TENANT SELECTION
III.A. OVERVIEW .................................................................................................................. 4-15
III.B. SELECTION METHOD ................................................................................................ 4-16
III.C. NOTIFICATION OF SELECTION .............................................................................. 4-21
III.D. THE APPLICATION INTERVIEW ............................................................................. 4-22
III.E. FINAL ELIGIBILITY DETERMINATION ................................................................. 4-24
Chapter 5
OCCUPANCY STANDARDS AND UNIT OFFERS
INTRODUCTION ....................................................................................................................... 5-1
PART I: OCCUPANCY STANDARDS
I.A. OVERVIEW .................................................................................................................... 5-1
I.B. DETERMINING UNIT SIZE .......................................................................................... 5-2
I.C. EXCEPTIONS TO OCCUPANCY STANDARDS ........................................................ 5-4
PART II: UNIT OFFERS
II.A. OVERVIEW .................................................................................................................... 5-5
II.B. NUMBER OF OFFERS ................................................................................................... 5-5
II.C. TIME LIMIT FOR UNIT OFFER ACCEPTANCE OR REFUSAL .............................. 5-6
II.D. REFUSALS OF UNIT OFFERS ..................................................................................... 5-6
II.E. ACCESSIBLE UNITS ..................................................................................................... 5-8
II.F. DESIGNATED HOUSING ............................................................................................. 5-8
Chapter 6
INCOME AND RENT DETERMINATIONS
INTRODUCTION ....................................................................................................................... 6-1
PART I: ANNUAL INCOME
I.A. OVERVIEW .................................................................................................................... 6-3
I.B. HOUSEHOLD COMPOSITION AND INCOME .......................................................... 6-4
I.C. ANTICIPATING ANNUAL INCOME ........................................................................... 6-7
I.D. EARNED INCOME......................................................................................................... 6-9
I.E. EARNED INCOME DISALLOWANCE ...................................................................... 6-13
I.F. BUSINESS INCOME .................................................................................................... 6-17
I.G. ASSETS ......................................................................................................................... 6-19
I.H. PERIODIC PAYMENTS .............................................................................................. 6-27
I.I. PAYMENTS IN LIEU OF EARNINGS ....................................................................... 6-29
I.J. WELFARE ASSISTANCE ........................................................................................... 6-30
I.K. PERIODIC AND DETERMINABLE ALLOWANCES ............................................... 6-31
I.L. ADDITIONAL EXCLUSIONS FROM ANNUAL INCOME ...................................... 6-32
PART II: ADJUSTED INCOME
II.A. INTRODUCTION ......................................................................................................... 6-35
II.B. DEPENDENT DEDUCTION ........................................................................................ 6-36
II.C. ELDERLY OR DISABLED FAMILY DEDUCTION ................................................. 6-36
II.D. MEDICAL EXPENSES DEDUCTION ........................................................................ 6-37
II.E. DISABILITY ASSISTANCE EXPENSES DEDUCTION ........................................... 6-39
II.F. CHILD CARE EXPENSE DEDUCTION ..................................................................... 6-42
II.G. PERMISSIVE DEDUCTIONS ...................................................................................... 6-46
PART III: CALCULATING RENT
III.A. OVERVIEW OF INCOME-BASED RENT CALCULATIONS .................................. 6-47
III.B. FINANCIAL HARDSHIPS AFFECTING MINIMUM RENT .................................... 6-50
III.C. UTILITY ALLOWANCES ........................................................................................... 6-55
III.D. PRORATED RENT FOR MIXED FAMILIES ............................................................. 6-56
III.E. FLAT RENTS AND FAMILY CHOICE IN RENTS ................................................... 6-57
EXHIBITS
6-1: ANNUAL INCOME INCLUSIONS ............................................................................. 6-61
6-2: ANNUAL INCOME EXCLUSIONS ............................................................................ 6-63
6-3: TREATMENT OF FAMILY ASSETS ......................................................................... 6-65
6-4: EARNED INCOME DISALLOWANCE ...................................................................... 6-67
6-5: THE EFFECT OF WELFARE BENEFIT REDUCTION ............................................. 6-69
Chapter 7
VERIFICATION
INTRODUCTION ....................................................................................................................... 7-1
PART I: GENERAL VERIFICATION REQUIREMENTS
I.A. FAMILY CONSENT TO RELEASE OF INFORMATION ........................................... 7-1
I.B. OVERVIEW OF VERIFICATION REQUIREMENTS ................................................. 7-2
I.C. UP-FRONT INCOME VERIFICATION (UIV) ............................................................. 7-4
I.D. THIRD-PARTY WRITTEN AND ORAL VERIFICATION ......................................... 7-6
I.E. SELF-CERTIFICATION ................................................................................................. 7-9
PART II: VERIFYING FAMILY INFORMATION
II.A. VERIFICATION OF LEGAL IDENTITY .................................................................... 7-11
II.B. SOCIAL SECURITY NUMBERS ................................................................................ 7-12
II.C. DOCUMENTATION OF AGE ..................................................................................... 7-13
II.D. FAMILY RELATIONSHIPS ........................................................................................ 7-14
II.E. VERIFICATION OF STUDENT STATUS .................................................................. 7-15
II.F. DOCUMENTATION OF DISABILITY ....................................................................... 7-16
II.G. CITIZENSHIP OR ELIGIBLE IMMIGRATION STATUS ......................................... 7-17
II.H. VERIFICATION OF PREFERENCE STATUS ........................................................... 7-18
PART III: VERIFYING INCOME AND ASSETS
III.A. EARNED INCOME....................................................................................................... 7-19
III.B. BUSINESS AND SELF EMPLOYMENT INCOME ................................................... 7-19
III.C. PERIODIC PAYMENTS AND PAYMENTS IN LIEU OF EARNINGS .................... 7-20
III.D. ALIMONY OR CHILD SUPPORT .............................................................................. 7-21
III.E. ASSETS AND INCOME FROM ASSETS ................................................................... 7-22
III.F. NET INCOME FROM RENTAL PROPERTY ............................................................ 7-22
III.G. RETIREMENT ACCOUNTS ....................................................................................... 7-23
III.H. INCOME FROM EXCLUDED SOURCES ................................................................. 7-24
III.I. ZERO ANNUAL INCOME STATUS .......................................................................... 7-24
PART IV: VERIFYING MANDATORY DEDUCTIONS
IV.A. DEPENDENT AND ELDERLY/DISABLED HOUSEHOLD DEDUCTIONS .......... 7-25
IV.B. MEDICAL EXPENSE DEDUCTION .......................................................................... 7-26
IV.C. DISABILITY ASSISTANCE EXPENSES ................................................................... 7-28
IV.D. CHILD CARE EXPENSES ........................................................................................... 7-30
EXHIBITS
7-1: SUMMARY OF DOCUMENTATION REQUIREMENTS
FOR NONCITIZENS .................................................................................................... 7-33
Chapter 8
LEASING AND INSPECTIONS
INTRODUCTION ....................................................................................................................... 8-1
PART I: LEASING
I.A. OVERVIEW .................................................................................................................... 8-1
I.B. LEASE ORIENTATION ................................................................................................. 8-2
I.C. EXECUTION OF LEASE ............................................................................................... 8-3
I.D. MODIFICATIONS TO THE LEASE ............................................................................. 8-4
I.E. SECURITY DEPOSITS .................................................................................................. 8-6
I.F. PAYMENTS UNDER THE LEASE ............................................................................... 8-7
PART II: INSPECTIONS
II.A. OVERVIEW .................................................................................................................. 8-11
II.B. TYPES OF INSPECTIONS ........................................................................................... 8-11
II.C. NOTICE AND SCHEDULING OF INSPECTIONS ................................................... 8-13
II.D. INSPECTION RESULTS .............................................................................................. 8-14
EXHIBITS
8-1: SMOKE-FREE POLICY ............................................................................................... 8-17
Chapter 9
REEXAMINATIONS
INTRODUCTION ....................................................................................................................... 9-1
PART I: ANNUAL REEXAMINATIONS FOR FAMILIES PAYING
INCOME-BASED RENTS
I.A. OVERVIEW .................................................................................................................... 9-3
I.B. STREAMLINED ANNUAL REEXAMINATIONS ....................................................... 9-4
I.C. SCHEDULING ANNUAL REEXAMINATIONS ......................................................... 9-4
I.D. CONDUCTING ANNUAL REEXAMINATIONS ........................................................ 9-6
I.E. EFFECTIVE DATES....................................................................................................... 9-8
PART II: REEXAMINATIONS FOR FAMILIES PAYING FLAT RENTS
II.A. OVERVIEW .................................................................................................................... 9-9
II.B. FULL REEXAMINATION OF FAMILY INCOME AND COMPOSITION ................ 9-9
II.C. REEXAMINATION OF FAMILY COMPOSITION (“ANNUAL UPDATE”) .......... 9-10
PART III: INTERIM REEXAMINATIONS
III.A. OVERVIEW .................................................................................................................. 9-13
III.B. CHANGES IN FAMILY AND HOUSEHOLD COMPOSITION ................................ 9-13
III.C. CHANGES AFFECTING INCOME OR EXPENSES.................................................. 9-15
III.D. PROCESSING THE INTERIM REEXAMINATION .................................................. 9-17
PART IV: RECALCULATING TENANT RENT
IV.A. OVERVIEW .................................................................................................................. 9-19
IV.B. CHANGES IN UTILITY ALLOWANCES .................................................................. 9-19
IV.C. NOTIFICATION OF NEW TENANT RENT ............................................................... 9-19
IV.D. DISCREPANCIES ......................................................................................................... 9-20
Chapter 10
PETS
INTRODUCTION ..................................................................................................................... 10-1
PART I: SERVICE ANIMALS AND ASSISTANCE ANIMALS
I.A. OVERVIEW .................................................................................................................. 10-3
I.B. APPROVAL OF ASSISTANCE ANIMALS ................................................................ 10-4
I.C. CARE AND HANDLING ............................................................................................. 10-5
PART II: PET POLICIES FOR ALL DEVELOPMENTS
II.A. OVERVIEW .................................................................................................................. 10-7
II.B. MANAGEMENT APPROVAL OF PETS .................................................................... 10-7
II.C. STANDARDS FOR PETS ............................................................................................ 10-9
II.D. PET RULES ................................................................................................................. 10-11
PART III: PET DEPOSITS AND FEES IN
ELDERLY/DISABLED DEVELOPMENTS
III.A. OVERVIEW ................................................................................................................ 10-17
III.B. PET DEPOSITS ........................................................................................................... 10-17
III.C. OTHER CHARGES..................................................................................................... 10-18
PART IV: PET DEPOSITS AND FEES IN GENERAL
OCCUPANCY DEVELOPMENTS
IV.A. OVERVIEW ................................................................................................................ 10-19
IV.B. PET DEPOSITS ........................................................................................................... 10-19
IV.C. NON-REFUNDABLE NOMINAL PET FEE ............................................................. 10-20
IV.D. OTHER CHARGES..................................................................................................... 10-21
Chapter 11
COMMUNITY SERVICE
INTRODUCTION ..................................................................................................................... 11-1
PART I: COMMUNITY SERVICE REQUIREMENT
I.A. OVERVIEW .................................................................................................................. 11-1
I.B. REQUIREMENTS ......................................................................................................... 11-2
I.C. DETERMINATION OF EXEMPTION STATUS AND COMPLIANCE ................... 11-7
I.D. DOCUMENTATION AND VERIFICATION ............................................................ 11-11
I.E. NONCOMPLIANCE ................................................................................................... 11-13
PART II: IMPLEMENTATION OF COMMUNITY SERVICE
II.A. OVERVIEW ................................................................................................................ 11-17
EXHIBITS
11-1: COMMUNITY SERVICE AND SELF-SUFFICIENCY POLICY ............................ 11-19
11-2: DEFINITION OF A PERSON WITH A DISABILITY UNDER SOCIAL
SECURITY ACTS 216(i)(l) and Section 1416(excerpt) FOR PURPOSES
OF EXEMPTION FROM COMMUNITY SERVICE ................................................ 11-25
11-3: PHA DETERMINATION OF EXEMPTION FOR COMMUNITY SERVICE ......... 11-27
11-4 CSSR WORK-OUT AGREEMENT ........................................................................... 11-29
Chapter 12
TRANSFER POLICY
INTRODUCTION ..................................................................................................................... 12-1
PART I: EMERGENCY TRANSFERS
I.A. OVERVIEW .................................................................................................................. 12-1
I.B. EMERGENCY TRANSFERS ....................................................................................... 12-2
I.C. EMERGENCY TRANSFER PROCEDURES .............................................................. 12-3
I.D. COSTS OF TRANSFER................................................................................................ 12-3
PART II: PHA REQUIRED TRANSFERS
II.A. OVERVIEW .................................................................................................................. 12-5
II.B. TYPES OF PHA REQUIRED TRANSFERS ............................................................... 12-5
II.C. ADVERSE ACTION ..................................................................................................... 12-8
II.D. COST OF TRANSFER .................................................................................................. 12-8
PART III: TRANSFERS REQUESTED BY TENANTS
III.A. OVERVIEW .................................................................................................................. 12-9
III.B. TYPES OF RESIDENT REQUESTED TRANSFERS ................................................. 12-9
III.C. ELIGIBILITY FOR TRANSFER ................................................................................ 12-10
III.D. SECURITY DEPOSITS .............................................................................................. 12-11
III.E. COST OF TRANSFER ................................................................................................ 12-11
III.F. HANDLING OF REQUESTS ..................................................................................... 12-12
PART IV: TRANSFER PROCESSING
IV.A. OVERVIEW ................................................................................................................ 12-13
IV.B. TRANSFER LIST ........................................................................................................ 12-13
IV.C. TRANSFER OFFER POLICY .................................................................................... 12-14
IV.D. GOOD CAUSE FOR UNIT REFUSAL ...................................................................... 12-14
IV.E. DECONCENTRATION .............................................................................................. 12-15
IV.F. REEXAMINATION POLICIES FOR TRANSFERS ................................................. 12-15
Chapter 13
LEASE TERMINATIONS
INTRODUCTION ..................................................................................................................... 13-1
PART I: TERMINATION BY TENANT
I.A. TENANT CHOOSES TO TERMINATE THE LEASE ................................................ 13-3
PART II: TERMINATION BY PHA – MANDATORY
II.A. OVERVIEW .................................................................................................................. 13-5
II.B. FAILURE TO PROVIDE CONSENT........................................................................... 13-5
II.C. FAILURE TO DOCUMENT CITIZENSHIP ............................................................... 13-5
II.D. FAILURE TO DISCLOSE AND DOCUMENT SOCIAL SECURITY NUMBERS... 13-6
II.E. FAILURE TO ACCEPT THE PHA’S OFFER OF A LEASE REVISION .................. 13-6
II.F. METHAMPHETAMINE CONVICTION ..................................................................... 13-7
II.G LIFETIME REGISTERED SEX OFFENDERS ........................................................... 13-7
II.H. NONCOMPLIANCE WITH COMMUNITY SERVICE REQUIREMENTS .............. 13-7
II.I. DEATH OF A SOLE FAMILY MEMBER .................................................................. 13-7
PART III: TERMINATION BY PHA – OTHER AUTHORIZED REASONS
III.A. OVERVIEW .................................................................................................................. 13-9
III.B. MANDATORY LEASE PROVISIONS ...................................................................... 13-10
III.C. OTHER AUTHORIZED REASONS FOR TERMINATION ..................................... 13-16
III.D. ALTERNATIVES TO TERMINATION OF TENANCY .......................................... 13-18
III.E. CRITERIA FOR DECIDING TO TERMINATE TENANCY ................................... 13-19
III.F. TERMINATIONS RELATED TO DOMESTIC VIOLENCE,
DATING VIOLENCE, SEXUAL ASSAULT, OR STALKING ................................ 13-23
PART IV: NOTIFICATION REQUIREMENTS, EVICTION
PROCEDURES AND RECORD KEEPING
IV.A. OVERVIEW ................................................................................................................ 13-27
IV.B. CONDUCTING CRIMINAL RECORDS CHECKS .................................................. 13-27
IV.C. DISCLOSURE OF CRIMINAL RECORDS TO FAMILY ........................................ 13-28
IV.D. LEASE TERMINATION NOTICE ............................................................................. 13-29
IV.E. EVICTION ................................................................................................................... 13-31
IV.F. NOTIFICATION TO POST OFFICE ......................................................................... 13-32
IV.G. RECORD KEEPING ................................................................................................... 13-32
Chapter 14
GRIEVANCES AND APPEALS
INTRODUCTION ..................................................................................................................... 14-1
PART I: INFORMAL HEARINGS FOR PUBLIC HOUSING APPLICANTS
I.A. OVERVIEW .................................................................................................................. 14-1
I.B. INFORMAL HEARING PROCESS ............................................................................. 14-2
PART II: INFORMAL HEARINGS WITH REGARD TO NONCITIZENS
II.A. HEARING AND APPEAL PROVISIONS FOR NONCITIZENS ............................... 14-5
PART III: GRIEVANCE PROCEDURES FOR PUBLIC HOUSING RESIDENTS
III.A. REQUIREMENTS ......................................................................................................... 14-9
III.B. DEFINITIONS ............................................................................................................. 14-10
III.C. APPLICABILITY ........................................................................................................ 14-11
III.D. INFORMAL SETTLEMENT OF GRIEVANCE ........................................................ 14-12
III.E. PROCEDURES TO OBTAIN A HEARING .............................................................. 14-13
III.F. SELECTION OF HEARING OFFICER/PANEL ....................................................... 14-15
III.G. PROCEDURES GOVERNING THE HEARING ....................................................... 14-16
III.H. DECISION OF THE HEARING OFFICER/PANEL.................................................. 14-20
Chapter 15
PROGRAM INTEGRITY
INTRODUCTION ..................................................................................................................... 15-1
PART I: PREVENTING, DETECTING, AND
INVESTIGATING ERRORS AND PROGRAM ABUSE
I.A. PREVENTING ERRORS AND PROGRAM ABUSE ................................................. 15-3
I.B. DETECTING ERRORS AND PROGRAM ABUSE ................................................... 15-4
I.C. INVESTIGATING ERRORS AND PROGRAM ABUSE ........................................... 15-5
PART II: CORRECTIVE MEASURES AND PENALTIES
II.A. UNDER- OR OVERPAYMENT ................................................................................... 15-7
II.B. FAMILY-CAUSED ERRORS AND PROGRAM ABUSE .......................................... 15-8
II.C. PHA-CAUSED ERRORS OR PROGRAM ABUSE .................................................. 15-10
II.D. CRIMINAL PROSECUTION ..................................................................................... 15-11
II.E. FRAUD AND PROGRAM ABUSE RECOVERIES .................................................. 15-12
Chapter 16
PROGRAM ADMINISTRATION
INTRODUCTION ..................................................................................................................... 16-1
PART I: SETTING UTILITY ALLOWANCES
I.A. OVERVIEW .................................................................................................................. 16-3
I.B UTILITY ALLOWANCES ........................................................................................... 16-3
I.C. SURCHARGES FOR PHA-FURNISHED UTILITIES ................................................ 16-5
I.D. NOTICE REQUIREMENTS ......................................................................................... 16-5
I.E. REASONABLE ACCOMMODATION ........................................................................ 16-6
PART II: ESTABLISHING FLAT RENTS
II.A. OVERVIEW .................................................................................................................. 16-7
II.B. FLAT RENTS ................................................................................................................ 16-7
PART III: FAMILY DEBTS TO THE PHA
III.A. OVERVIEW .................................................................................................................. 16-9
III.B. REPAYMENT POLICY .............................................................................................. 16-10
PART IV: PUBLIC HOUSING ASSESSMENT SYSTEM (PHAS)
IV.A. OVERVIEW ................................................................................................................ 16-13
IV.B. PHAS INDICATORS .................................................................................................. 16-13
IV.C. PHAS SCORING ......................................................................................................... 16-15
PART V: RECORD KEEPING
V.A. OVERVIEW ................................................................................................................ 16-17
V.B. RECORD RETENTION .............................................................................................. 16-17
V.C. RECORDS MANAGEMENT ..................................................................................... 16-18
PART VI: REPORTING REQUIREMENTS FOR CHILDREN WITH
ENVIRONMENTAL INTERVENTION BLOOD LEAD LEVEL
VI.A. REPORTING REQUIREMENTS ............................................................................... 16-21
PART VII: VIOLENCE AGAINST WOMEN ACT (VAWA): NOTIFICATION,
DOCUMENTATION, AND CONFIDENTIALITY
VII.A. OVERVIEW ................................................................................................................ 16-23
VII.B. DEFINITIONS ............................................................................................................. 16-23
VII.C. NOTIFICATION ......................................................................................................... 16-24
VII.D. DOCUMENTATION .................................................................................................. 16-26
VII.E. CONFIDENTIALITY.................................................................................................. 16-28
EXHIBITS
16-1: SAMPLE NOTICE OF OCCUPANCY RIGHTS UNDER THE
VIOLENCE AGAINST WOMEN ACT, FORM HUD-5380 ..................................... 16-29
16-2: CERTIFICATION OF DOMESTIC VIOLENCE, DATING
VIOLENCE, SEXUAL ASSAULT, OR STALKING AND
ALTERNATE DOCUMENTATION, FORM HUD-5382.......................................... 16-35
16-3 EMERGENCY TRANSFER PLAN FOR VICTIMS OF
DOMESTIC VIOLENCE, DATING VIOLENCE, SEXUAL ASSAULT,
OR STALKING ........................................................................................................... 16-37
16-4 EMERGENCY TRANSFER REQUEST FOR CERTAIN VICTIMS
OF DOMESTIC VIOLENCE, DATING VIOLENCE, SEXUAL ASSAULT,
OR STALKING, FORM HUD-5383 ........................................................................... 16-41
Page 1 of 282
Chapter 1
OVERVIEW OF THE PROGRAM AND PLAN
PART I: THE PHA
1-I.B. ORGANIZATION AND STRUCTURE OF THE PHA
Public housing is funded by the federal government and administered by the Housing Authority
of the City of Wilmington, North Carolina for the jurisdiction of: City of Wilmington / County
of New Hanover.
PHAs are governed by a board of officials that are generally called “commissioners.” Although
some PHAs may use a different title for their officials, this document will hitherto refer to the
“board of commissioners” or the “board” when discussing the board of governing officials.
Commissioners are appointed in accordance with state housing law and generally serve in the
same capacity as the directors of a corporation. The board of commissioners establishes policies
under which the PHA conducts business and ensures that those policies are followed by PHA
staff. The board is responsible for preserving and expanding the agency’s resources and assuring
the agency’s continued viability and success.
Formal actions of the PHA are taken through written resolutions, adopted by the board and
entered into the official records of the PHA.
The principal staff member of the PHA is the Chief Executive Officer (ED), who is selected and
hired by the board. The ED oversees the day to day operations of the PHA and is directly
responsible for carrying out the policies established by the commissioners. The ED’s duties
include hiring, training, and supervising the PHA’s staff, as well as budgeting and financial
planning for the agency. Additionally, the ED is charged with ensuring compliance with federal
and state laws, and program mandates. In some PHAs, the ED is known by another title, such as
chief executive officer or president.
1-I.C. PHA MISSION
The Housing Authority of the City of Wilmington mission is to provide quality,
affordable housing in safe, attractive communities for the families we serve, thereby
improving the quality of life for all residents of New Hanover County.
1-I.D. THE PHA’S COMMITMENT TO ETHICS AND SERVICE
As a public service agency, the PHA is committed to providing excellent service to all public
housing applicants, residents, and the public. In order to provide superior service, the PHA
resolves to:
Administer applicable federal and state laws and regulations to achieve high ratings in
compliance measurement indicators while maintaining efficiency in program operation to
ensure fair and consistent treatment of clients served.
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Provide decent, safe, and sanitary housing in good repair – in compliance with program
uniform physical condition standards – for very low- and low-income and moderate-income
families.
Achieve a healthy mix of incomes in its public housing developments by attracting and
retaining higher income families and by working toward the deconcentrating of poverty
goals.
Encourage self-sufficiency of participant families and assist in the expansion of family
opportunities which address educational, socio-economic, recreational and other human
service needs.
Promote fair housing and the opportunity for very low- and low-income as well as moderate
income families of all races, ethnicities, national origins, religions, ethnic backgrounds, and
with all types of disabilities, to participate in the public housing program and its services.
Create positive public awareness and expand the level of family and community support in
accomplishing the PHA’s mission.
Attain and maintain a high level of standards and professionalism in day-to-day management
of all program components.
Administer an efficient, high-performing agency through continuous improvement of the
PHA’s support systems and commitment to our employees and their development.
The PHA will make every effort to keep residents informed of program rules and regulations,
and to advise participants of how the program rules affect them.
PART II: THE PUBLIC HOUSING PROGRAM
1-II.A. OVERVIEW AND HISTORY OF THE PROGRAM
The intent of this section is to provide the public and staff an overview of the history and
operation of public housing.
The United States Housing Act of 1937 (the “Act”) is responsible for the birth of federal housing
program initiatives, known as public housing. The Act was intended to provide financial
assistance to states and cities for public works projects, slum clearance and the development of
affordable housing for low-income residents. There have been many changes to the program
since its inception in 1937.
The Housing Act of 1965 established the availability of federal assistance, administered through
local public agencies, to provide rehabilitation grants for home repairs and rehabilitation. This
act also created the federal Department of Housing and Urban Development (HUD).
The Housing Act of 1969 created an operating subsidy for the public housing program for the
first time. Until that time, public housing was a self-sustaining program.
In 1998, the Quality Housing and Work Responsibility Act (QHWRA) – also known as the
Public Housing Reform Act or Housing Act of 1998 – was signed into law. Its purpose was to
provide more private sector management guidelines to the public housing program and provide
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residents with greater choices. It also allowed PHAs more remedies to replace or revitalize
severely distressed public housing developments. Highlights of the Reform Act include: the
establishment of flat rents; the requirement for PHAs to develop five-year and annual plans;
income targeting, a requirement that 40% of all new admissions in public housing during any
given fiscal year be reserved for extremely low-income families; and resident self-sufficiency
incentives.
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1-II.B. PUBLIC HOUSING PROGRAM BASICS
HUD writes and publishes regulations in order to implement public housing laws enacted by
Congress. HUD contracts with the PHA to administer programs in accordance with HUD
regulations and provides an operating subsidy to the PHA. The PHA must create written policies
that are consistent with HUD regulations. Among these policies is the PHA’s Admissions and
Continued Occupancy Policy (ACOP). The ACOP must be approved by the board of
commissioners of the PHA.
The job of the PHA pursuant to HUD regulations is to provide decent, safe, and sanitary housing,
in good repair, to low-income families at an affordable rent. The PHA screens applicants for
public housing and if they are determined to be eligible for the program, the PHA makes an offer
of a housing unit. If the applicant accepts the offer, the PHA and the applicant will enter into a
written lease agreement. At this point, the applicant becomes a tenant in the public housing
program.
In the context of the public housing program, a tenant is defined as the adult person(s) (other
than a live-in aide who (1) executed the lease with the PHA as lessee of the dwelling unit, or, if
no such person now resides in the unit, (2) who resides in the unit, and who is the remaining
head of household of the tenant family residing in the dwelling unit. [24 CFR 966.53]. The
Public Housing Occupancy Guidebook refers to tenants as “residents.” The terms “tenant” and
“resident” are used interchangeably in this policy. Additionally, this policy uses the term
“family” or “families” for residents or applicants, depending on context.
Since the PHA owns the public housing development, the PHA is the landlord. The PHA must
comply with all of the legal and management responsibilities of a landlord in addition to
administering the program in accordance with HUD regulations and PHA Policy.
1-II.C. PUBLIC HOUSING PARTNERSHIPS
To administer the public housing program, the PHA must enter into an Annual Contributions
Contract (ACC) with HUD. The PHA also enters into a contractual relationship with the tenant
through the public housing lease. These contracts define and describe the roles and
responsibilities of each party.
In addition to the ACC, the PHA and family must also comply with federal regulations and other
HUD publications and directives. For the program to work and be successful, all parties
involved – HUD, the PHA, and the tenant – play an important role.
The chart on the following page illustrates key aspects of these relationships.
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The Public Housing Relationships
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What does HUD do?
Federal law is the source of HUD responsibilities. HUD has the following major
responsibilities:
Develop regulations, requirements, handbooks, notices and other guidance to implement
housing legislation passed by Congress
Allocate operating subsidies to PHAs
Allocate capital funding to PHAs
Provide technical assistance to PHAs on interpreting and applying program requirements
Monitor PHA compliance with program requirements and PHA performance in program
administration.
What does the PHA do?
The PHA’s responsibilities originate in federal regulations and the ACC. The PHA owns and
manages public housing developments, administers the program under contract with HUD and
has the following major responsibilities:
Ensure compliance with all non-discrimination, equal opportunity, and fair housing laws, and
ensure that the program is accessible to persons with disabilities
Establish local policies and procedures for operating the program
Accept applications from interested applicant families and determine whether they are
income eligible for the program
Maintain waiting list and select families for admission according stated preferences identified
in the ACOP to include targeted and/or regulatory preferences.
Screen applicant families for suitability as renters
Maintain housing units by making any necessary repairs in a timely manner
Make unit offers to families (minimize vacancies without overcrowding)
Maintain properties to the standard of decent, safe, sanitary, and in good repair (including
assuring compliance with uniform physical conditions standards)
Make sure the PHA has adequate financial resources to maintain its housing stock
Perform regular reexaminations of family income and composition in accordance with
HUD/investor requirements Collect rent due from the assisted family and comply with and
enforce provisions of the lease
Ensure that families comply with program rules
Provide families with prompt and professional service
Comply with HUD regulations and requirements, the Annual Contributions Contract, HUD-
approved applications for funding, the PHA’s ACOP, and other applicable federal, state and
local laws.
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What does the tenant do?
The tenant’s responsibilities are articulated in the public housing lease. The tenant has the
following broad responsibilities:
Comply with the terms of the lease and PHA house rules, as applicable
Provide the PHA with complete and accurate information, determined by the PHA to be
necessary for administration of the program
Cooperate in attending all appointments scheduled by the PHA
Allow the PHA to inspect the unit at reasonable times and after reasonable notice
Take responsibility for care of the housing unit, including any violations of uniform physical
condition standards caused by the family
Not engage in drug-related or violent criminal activity
Notify the PHA before moving or termination of the lease
Use the assisted unit only for residence and as the sole residence of the family. Not sublet the
unit or assign the lease
Promptly notify the PHA of any changes in family composition and income
Not commit fraud, bribery, or any other corrupt or criminal act in connection with any
housing programs
Take care of the housing unit and report maintenance problems to the PHA promptly
If all parties fulfill their obligations in a professional and timely manner, the program
responsibilities will be fulfilled in an effective manner.
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Chapter 2
FAIR HOUSING AND EQUAL OPPORTUNITY
PART I: NONDISCRIMINATION
2-I.A. OVERVIEW
Federal laws require PHAs to treat all applicants and tenant families equally, providing the same
quality of service, regardless of family characteristics and background. Federal law prohibits
discrimination in housing on the basis of race, color, religion, sex, national origin, age, familial
status, and disability. In addition, HUD regulations provide for additional protections regarding
sexual orientation, gender identity, and marital status. PHA policy will comply fully with all
federal, state, and local nondiscrimination laws, and with rules and regulations governing fair
housing and equal opportunity in housing and employment, including:
Title VI of the Civil Rights Act of 1964
Title VIII of the Civil Rights Act of 1968 (as amended by the Community Development Act
of 1974 and the Fair Housing Amendments Act of 1988)
Executive Order 11063
Section 504 of the Rehabilitation Act of 1973
The Age Discrimination Act of 1975
Title II of the Americans with Disabilities Act (to the extent that it applies, otherwise Section
504 and the Fair Housing Amendments govern)
The Equal Access to Housing in HUD Programs Regardless of Sexual Orientation or Gender
Identity Final Rule, published in the Federal Register February 3, 2012 and further clarified
in Notice PIH 2014-20
The Violence against Women Act of 2013 (VAWA)
Any applicable state laws or local ordinances and any legislation protecting individual rights
of tenants, applicants, or staff that may subsequently be enacted
When more than one civil rights law applies to a situation, the laws will be read and applied
together.
2-I.B. NONDISCRIMINATION
WHA Policy
WHA does not identify any additional protected classes.
WHA will not use any of these factors to:
Deny to any family the opportunity to apply for housing, nor deny to any qualified
applicant the opportunity to participate in the public housing program
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Provide housing that is different from that provided to others
Subject anyone to segregation or disparate treatment
Restrict anyone's access to any benefit enjoyed by others in connection with the housing
program
Treat a person differently in determining eligibility or other requirements for
admission
Steer an applicant or tenant toward or away from a particular area based on any of
these factors
Deny anyone access to the same level of services
Deny anyone the opportunity to participate in a planning or advisory group that is an
integral part of the housing program
Discriminate in the provision of residential real estate transactions
Discriminate against someone because they are related to or associated with a member
of a protected class
Publish or cause to be published an advertisement or notice indicating the availability
of housing that prefers or excludes persons who are members of a protected class
WHA will take steps to ensure that families are fully aware of all applicable civil rights
law.
Discrimination Complaints
WHA Policy
Applicants or tenant families who believe that they have been subject to unlawful
discrimination may notify WHA either orally or in writing.
Within 10 business days of receiving the complaint, WHA will provide a written notice to
those alleged to have violated the rule. WHA will also send a written notice to the
complainant informing them that notice was sent to those alleged to have violated the rule,
as well as information on how to complete and submit a housing discrimination complaint
form to HUD's Office of Fair Housing and Equal Opportunity (FHEO).
WHA will attempt to remedy discrimination complaints made against WHA and will
conduct an investigation into all allegations of discrimination.
Within 10 business days following the conclusion of WHA's investigation, the PHA will
provide the complainant and those alleged to have violated the rule with findings and
either a proposed corrective action plan or an explanation of why corrective action is not
warranted.
WHA will keep a record of all complaints, investigations, notices, and corrective actions.
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PART II: POLICIES RELATED TO PERSONS WITH DISABILITIES
2-II-A. OVERVIEW
One type of disability discrimination prohibited by the Fair Housing Act is the refusal to make
reasonable accommodation in rules, policies, practices, or services when such accommodation
may be necessary to afford a person with a disability the equal opportunity to use and enjoy a
program or dwelling under the program.
The PHA must ensure that persons with disabilities have full access to the PHA’s programs and
services. This responsibility begins with the first inquiry of an interested family and continues
through every programmatic area of the public housing program [24 CFR 8].
The PHA must provide a notice to each tenant that the tenant may, at any time during the
tenancy, request reasonable accommodation of a handicap of a household member, including
reasonable accommodation so that the tenant can meet lease requirements or other requirements
of tenancy [24 CFR 966.7(b)].
WHA Policy
WHA will ask all applicants and resident families if they require any type of
accommodations, in writing, on the intake application, recertification documents, and
notices of adverse action by WHA, by including the following language:
“If you or anyone in your family is a person with disabilities, and you require a
specific accommodation in order to fully utilize our programs and services, please
contact the housing authority.”
A specific position and phone number will be provided as the contact person for requests
for accommodation for persons with disabilities.
2-II.B. DEFINITION OF REASONABLE ACCOMMODATION
A “reasonable accommodation” is a change, exception, or adjustment to a policy, practice or
service that may be necessary for a person with a disability to have an equal opportunity to use
and enjoy a dwelling, including public and common use spaces. Since policies and services may
have a different effect on persons with disabilities than on other persons, treating persons with
disabilities exactly the same as others will sometimes deny them an equal opportunity to use and
enjoy a dwelling. [Joint Statement of the Departments of HUD and Justice: Reasonable
Accommodations under the Fair Housing Act]
Federal regulations stipulate that requests for accommodations will be considered reasonable if
they do not create an "undue financial and administrative burden" for the PHA or result in a
“fundamental alteration” in the nature of the program or service offered. A fundamental
alteration is a modification that alters the essential nature of a provider’s operations.
Types of Reasonable Accommodations
When it is reasonable (see definition above and Section 2-II. E), the PHA shall accommodate the
needs of a person with disabilities. Examples include but are not limited to:
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Permitting applications and recertifications to be completed by mail
Providing “large-print” forms
Conducting home visits
Permitting a higher utility allowance for the unit if a person with disabilities requires the use
of specialized equipment related to the disability
Modifying or altering a unit or physical system if such a modification or alteration is
necessary to provide equal access to a person with a disability
Installing a ramp into a dwelling or building
Installing grab bars in a bathroom
Installing visual fire alarms for hearing impaired persons
Allowing a PHA-approved live-in aide to reside in the unit if that person is determined to be
essential to the care of a person with disabilities, is not obligated for the support of the person
with disabilities and would not be otherwise living in the unit.
Providing a designated handicapped-accessible parking space
Allowing an assistance animal
Permitting an authorized designee or advocate to participate in the application or certification
process and any other meetings with PHA staff
Displaying posters and other housing information in locations throughout the PHA's office in
such a manner as to be easily readable from a wheelchair
2-II.C. REQUEST FOR AN ACCOMMODATION
WHA Policy
WHA will encourage the family to make its request in writing using a reasonable
accommodation request form. However, WHA will consider the accommodation any time
the family indicates that an accommodation is needed whether or not a formal written
request is submitted.
2-II.D. VERIFICATION OF DISABILITY
WHA Policy
If a person’s disability is obvious or otherwise known to WHA, and if the need for the
requested accommodation is also readily apparent or known, no further verification will be
required [Joint Statement of the Departments of HUD and Justice: Reasonable
Accommodations under the Fair Housing Act].
2-II.E. APPROVAL/DENIAL OF A REQUESTED ACCOMMODATION
WHA Policy
After a request for an accommodation is presented, WHA will respond, in writing, within
10 business days.
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If WHA denies a request for an accommodation because there is no relationship, or nexus,
found between the disability and the requested accommodation, the notice will inform the
family of the right to appeal WHA’s decision through an informal hearing (if applicable) or
the grievance process.
If WHA denies a request for an accommodation because it is not reasonable (it would
impose an undue financial and administrative burden or fundamentally alter the nature of
WHA’s operations), WHA will discuss with the family whether an alternative
accommodation could effectively address the family’s disability-related needs without a
fundamental alteration to the public housing program and without imposing an undue
financial and administrative burden.
If WHA believes that the family has failed to identify a reasonable alternative
accommodation after interactive discussion and negotiation WHA will notify the family, in
writing, of its determination within 10 business days from the date of the most recent
discussion or communication with the family. The notice will inform the family of the right
to appeal WHA’s decision through an informal hearing (if applicable) or the grievance
process.
2-II.F. PROGRAM ACCESSIBILITY FOR PERSONS WITH HEARING OR VISION
IMPAIRMENTS
WHA Policy
To meet the needs of persons with hearing impairments, TTD/TTY (text telephone display /
teletype) communication will be available.
To meet the needs of persons with vision impairments, large-print and audio versions of
key program documents will be made available upon request. When visual aids are used in
public meetings or presentations, or in meetings with WHA staff, one-on-one assistance will
be provided upon request.
Additional examples of alternative forms of communication are sign language
interpretation; having material explained orally by staff; or having a third-party
representative (a friend, relative or advocate, named by the applicant) to receive, interpret
and explain housing materials and be present at all meetings.
2-II.G. PHYSICAL ACCESSIBILITY
The PHA must comply with a variety of regulations pertaining to physical accessibility,
including the following.
Notice PIH 2010-26
Section 504 of the Rehabilitation Act of 1973
The Americans with Disabilities Act of 1990
The Architectural Barriers Act of 1968
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The Fair Housing Act of 1988
The PHA’s policies concerning physical accessibility must be readily available to applicants and
resident families. They can be found in three key documents.
This policy, the Admissions and Continued Occupancy Policy, describes the key policies that
govern the PHA’s responsibilities with regard to physical accessibility.
Notice PIH 2010-26 summarizes information about pertinent laws and implementing
regulations related to nondiscrimination and accessibility in federally-funded housing
programs.
The PHA Plan provides information about self-evaluation, needs assessment, and transition
plans.
The design, construction, or alteration of PHA facilities must conform to the Uniform Federal
Accessibility Standards (UFAS). Notice PIH 2010-26 contains specific information on
calculating the percentages of units for meeting UFAS requirements.
Newly-constructed facilities must be designed to be readily accessible to and usable by persons
with disabilities. Alterations to existing facilities must be accessible to the maximum extent
feasible, defined as not imposing an undue financial and administrative burden on the operations
of the public housing program
2-II-H. DENIAL OR TERMINATION OF ASSISTANCE
A PHA’s decision to deny or terminate the assistance of a family that includes a person with
disabilities is subject to consideration of reasonable accommodation [24 CFR 966.7].
When applicants with disabilities are denied assistance, the notice of denial must inform them
of their right to request an informal hearing [24 CFR 960.208(a)].
When a family’s lease is terminated, the notice of termination must inform the family of
their right to request a hearing in accordance with the PHA’s grievance process
[24 CFR 966.4(l)(3)(ii)].
When reviewing reasonable accommodation requests, the PHA must consider whether
reasonable accommodation will allow the family to overcome the problem that led to the PHA’s
decision to deny or terminate assistance. If a reasonable accommodation will allow the family to
meet the requirements, the PHA must make the accommodation [24 CFR 966.7].
In addition, the PHA must provide reasonable accommodation for persons with disabilities to
participate in the hearing process [24 CFR 966.56(h)].
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PART III: IMPROVING ACCESS TO SERVICES FOR PERSONS WITH
LIMITED ENGLISH PROFICIENCY (LEP)
2-IIIA. OVERVIEW
Language for Limited English Proficiency Persons (LEP) can be a barrier to accessing important
benefits or services, understanding and exercising important rights, complying with applicable
responsibilities, or understanding other information provided by the public housing program. In
certain circumstances, failure to ensure that LEP persons can effectively participate in or benefit
from federally-assisted programs and activities may violate the prohibition under Title VI against
discrimination on the basis of national origin. This part incorporates the Final Guidance to
Federal Assistance Recipients Regarding Title VI Prohibition against National Origin
Discrimination Affecting Limited English Proficient Persons, published January 22, 2007, in the
Federal Register.
The PHA will take affirmative steps to communicate with people who need services or
information in a language other than English. These persons will be referred to as Persons with
Limited English Proficiency (LEP).
LEP persons are defined as persons who do not speak English as their primary language and who
have a limited ability to read, write, speak or understand English. For the purposes of this
Admissions and Continued Occupancy Policy, LEP persons are public housing applicants and
resident families, and parents and family members of applicants and resident families.
In order to determine the level of access needed by LEP persons, the PHA will balance the
following four factors: (1) the number or proportion of LEP persons eligible to be served or
likely to be encountered by the public housing program; (2) the frequency with which LEP
persons come into contact with the program; (3) the nature and importance of the program,
activity, or service provided by the program to people’s lives; and (4) the resources available to
the PHA and costs. Balancing these four factors will ensure meaningful access by LEP persons
to critical services while not imposing undue burdens on the PHA.
2-III.B. ORAL INTERPRETATION
WHA Policy
WHA will utilize a language line for telephone interpreter services.
Where Limited English Proficiency (LEP) persons desire, they will be permitted to use, at
their own expense, an interpreter of their own choosing, in place of or as a supplement to
the free language services offered by WHA. The interpreter may be a family member or
friend.
WHA will analyze the various kinds of contacts it has with the public, to assess language
needs and decide what reasonable steps should be taken. “Reasonable steps” may not be
reasonable where the costs imposed substantially exceed the benefits.
Where feasible and possible, according to its language assistance plan (LAP), WHA will
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train and make every effort to hire bilingual staff to be available to act as interpreters and
translators, will pool resources with other PHAs, and will standardize documents.
2-III.C. WRITTEN TRANSLATION
WHA Policy
In order to comply with written-translation obligations, the WHA will take the following
steps:
WHA will provide written translations of vital documents for each eligible LEP
language group that constitutes 5 percent or 1,000 persons, whichever is less, of the
population of persons eligible to be served or likely to be affected or encountered.
Translation of other documents, if needed, can be provided orally; or
If there are fewer than 50 persons in a language group that reaches the 5 percent
trigger, We WHA may not translate vital written materials, but will provide written
notice in the primary language of the LEP language group of the right to receive
competent oral interpretation of those written materials, free of cost.
2-III.D. IMPLEMENTATION PLAN
WHA Policy
If it is determined that WHA serves very few LEP persons, and the WHA has very limited
resources, WHA will not develop a written LEP plan, but will consider alternative ways to
articulate in a reasonable manner a plan for providing meaningful access. Entities having
significant contact with LEP persons, such as schools, grassroots and faith-based
organizations, community groups, and groups working with new immigrants will be
contacted for input into the process.
If W WHA determines it is appropriate to develop a written LEP plan, the following five
steps will be taken: (1) Identifying LEP individuals who need language assistance; (2)
identifying language assistance measures; (3) training staff; (4) providing notice to LEP
persons; and (5) monitoring and updating the LEP plan.
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Chapter 3
ELIGIBILITY
PART I: DEFINITIONS OF FAMILY AND HOUSEHOLD MEMBERS
3-I.A. OVERVIEW
Some eligibility criteria and program rules vary depending upon the composition of the family
requesting assistance. In addition, some requirements apply to the family as a whole and others
apply to individual persons who will live in the public housing unit. This part provides
information that is needed to correctly identify family and household members and explains
HUD's eligibility rules.
3-I.B. FAMILY AND HOUSEHOLD [24 CFR 5.105(a)(2), 24 CFR 5.403,
FR Notice 02/03/12, and Notice PIH 2014-20]
Family
WHA Policy
To be eligible for admission, an applicant must qualify as a family. Family as defined by
HUD, includes but is not limited to the following, regardless of actual or perceived sexual
orientation, gender identity, or marital status, a single person, who may be an elderly
person, disabled person, near-elderly person, or any other single person; or a group of
persons residing together. Such group includes but is not limited to a family with or
without children (a child who is temporarily away from the home because of placement in
foster care is considered a member of the family), an elderly family, a near-elderly family, a
disabled family, a displaced family, or the remaining member of a tenant family. WHA has
the discretion to determine if any other group of persons qualifies as a family.
Gender Identity means actual or perceived gender characteristics.
Sexual orientation means homosexuality, heterosexuality, or bisexuality.
WHA Policy
A family also includes two or more individuals who are not related by blood, marriage,
adoption, or other operation of law, but who either can demonstrate that they have lived
together previously or certify that each individual’s income and other resources will be
available to meet the needs of the family.
Each family must identify the individuals to be included in the family at the time of
application and must update this information if the family’s composition changes.
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Household
Household is a broader term that includes additional people who, with the PHA’s permission,
live in a public housing unit, such as live-in aides, foster children, and foster adults.
3-I.C. FAMILY BREAKUP AND REMAINING MEMBER OF TENANT FAMILY
Family Breakup
WHA Policy
When a family on the waiting list breaks up into two otherwise eligible families, only one of
the new families may retain the original application date. Other former family members
may submit a new application with a new application date if the waiting list is open.
If a family breaks up into two otherwise eligible families while living in public housing,
only one of the new families will retain occupancy of the unit.
If a court determines the disposition of property between members of an applicant or
resident family, WHA will abide by the court's determination.
In the absence of a judicial decision or an agreement among the original family members,
the WHA will determine which family will retain their placement on the waiting list or
continue in occupancy. In making its determination, WHA will take into consideration the
following factors: (1) the interest of any minor children, including custody arrangements;
(2) the interest of any ill, elderly, or disabled family members; (3) the interest of any family
member who is or has been the victim of domestic violence, dating violence, sexual assault,
or stalking, including a family member who was forced to leave a public housing unit as a
result of such actual or threatened abuse, and provides documentation; (4) any possible
risks to family members as a result of criminal activity, and (5) the recommendations of
social service professionals.
Remaining Member of a Tenant Family [24 CFR 5.403]
WHA Policy
WHA’s definition of family includes the remaining member of a tenant family, which is a
member of a resident family who remains in the unit when other members of the family
have left the unit Household members such as live-in aides, foster children, and foster
adults do not qualify as remaining members of a family. (NEW)
If dependents are the only “remaining members of a tenant family” and there is no family
member able to assume the responsibilities of the head of household WHA will work with
the Department of Human and Social Services to identify an individual who is familiar
with the family and would qualify as a Head of Household.
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3-I.D. HEAD OF HOUSEHOLD [24 CFR 5.504(b)]
WHA Policy
WHA definition of Head of household means the adult member of the family who is
considered the head for purposes of determining income eligibility and rent. The head of
household is responsible for ensuring that the family fulfills all of its responsibilities under
the program, alone or in conjunction with a cohead or spouse.
3-I.E. SPOUSE, COHEAD, AND ANOTHER ADULT
WHA Policy
A marriage partner includes the partner in a "common law" marriage as defined in state
law. The term “spouse” does not apply to friends, roommates, or significant others who are
not marriage partners. A minor who is emancipated under state law may be designated as
a spouse.
WHA defines a cohead as an individual in the household who is equally responsible with the
head of household for ensuring that the family fulfills all of its responsibilities under the
program, but who is not a spouse. A family can have only one cohead.
WHA Policy
Minors who are emancipated under state law may be designated as a cohead.
Other adult means a family member, other than the head, spouse, or cohead, who is 18
years of age or older. Foster adults and live-in aides are not considered other adults
3-I.F. DEPENDENT [24 CFR 5.603]
WHA Policy
WHA defines a dependent as a family member who is under 18 years of age or a person of
any age who is a person with a disability or a full-time student, except that the following
persons can never be dependents: the head of household, spouse, cohead, foster
children/adults and live-in aides. Identifying each dependent in the family is important
because each dependent qualifies the family for a deduction from annual income.
Joint Custody of Dependents
WHA Policy
Dependents that are subject to a joint custody arrangement will be considered a member of
the family if they live with the applicant or resident family 50 percent or more of the time.
When more than one applicant or assisted family (regardless of program) are claiming the
same dependents as family members, the family with primary custody at the time of the
initial examination or reexamination will be able to claim the dependents. If there is a
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dispute about which family should claim them, WHA will make the determination based on
available documents such as court orders, an IRS income tax return showing which family
has claimed the child for income tax purposes, school records, or other credible
documentation.
3-I.G. FULL-TIME STUDENT [24 CFR 5.603]
WHA Policy
WHA defines a full-time student (FTS) as a person who is attending school or vocational
training on a full-time basis. The time commitment or subject load that is needed to
determine if attendance is full-time is defined by the educational institution. (NEW)
3-I.H. ELDERLY AND NEAR-ELDERLY PERSONS, AND ELDERLY FAMILY
[24 CFR 5.100, 5.403, 945.105, and FR Notice 02/03/12]
WHA Policy
WHA defines the following as:
Elderly Persons
An elderly person is a person who is at least 62 years of age.
Near-Elderly Persons
A near-elderly person is a person who is 50-61 years of age.
Elderly Family
An elderly family is one in which the head, spouse, cohead, or sole member is an elderly
person. Identifying elderly families is important because these families qualify for the
elderly family allowance and the medical allowance and may qualify for a particular type
of development.
3-I.I. PERSONS WITH DISABILITIES AND DISABLED FAMILY [24 CFR 5.403,
FR Notice 02/03/12]
Persons with Disabilities
Under the public housing program, special rules apply to persons with disabilities and to any
family whose head, spouse, or cohead is a person with disabilities. The technical definitions of
individual with handicaps and persons with disabilities are provided in Exhibit 3-1 at the end of
this chapter. These definitions are used for a number of purposes including ensuring that persons
with disabilities are not discriminated against based upon disability.
Page 20 of 282
As discussed in Chapter 2, the PHA must make all aspects of the public housing program
accessible to persons with disabilities and consider requests for reasonable accommodations
when a person’s disability limits their full access to the unit, the program, or the PHA’s services.
Disabled Family
A disabled family is one in which the head, spouse, or cohead is a person with disabilities.
Identifying disabled families is important because these families qualify for the disabled family
allowance and the medical allowance as described in Chapter 6 and may qualify for a particular
type of development as noted in Chapter 4.
Even though persons with drug or alcohol dependencies are considered persons with disabilities
for the purpose of non-discrimination, this does not prevent the PHA from denying admission or
taking action under the lease for reasons related to alcohol and drug abuse in accordance with the
policies found in Part III of this chapter and in Chapter 13.
3-I.J. GUESTS [24 CFR 5.100]
A guest is defined as a person temporarily staying in the unit with the consent of a tenant or
other member of the household who has express or implied authority to so consent on behalf of
the tenant.
The lease must provide that the tenant has the right to exclusive use and occupancy of the leased
unit by the members of the household authorized to reside in the unit in accordance with the
lease, including reasonable accommodation of their guests [24 CFR 966.4(d)]. The head of
household is responsible for the conduct of visitors and guests, inside the unit as well as
anywhere on or near PHA premises [24 CFR 966.4(f)].
WHA Policy
A resident family must notify WHA when overnight guests will be staying in the unit for
more than 3 days. A guest can remain in the unit no longer than 14 consecutive days or a
cumulative 14 days within a 12-month calendar period.
A family may request an exception to this policy for valid reasons (e.g., care of a relative
recovering from a medical procedure expected to last 20 consecutive days). An exception
will not be made unless the family can identify and provide documentation of the residence
to which the guest will return.
Children who are subject to a joint custody arrangement or for whom a family has
visitation privileges, that are not included as a family member because they live outside of
the public housing unit more than 50 percent of the time, are not subject to the time
limitations of guests as described above.
Former residents who have been evicted are not permitted as overnight guests.
Guests who represent the public housing unit address as their residence address or address
of record for receipt of benefits or any other purposes will be considered unauthorized
occupants. In addition, guests who remain in the unit beyond the allowable time limit will
be considered to be unauthorized occupants, and their presence constitutes violation of the
lease.
Page 21 of 282
3-I.K. FOSTER CHILDREN AND FOSTER ADULTS
WHA Policy
A foster child is a child that is in the legal guardianship or custody of a state, county, or
private adoption or foster care agency, yet is cared for by foster parents in their own
homes, under some kind of short-term or long-term foster care arrangement with the
custodial agency.
3-I.L. ABSENT FAMILY MEMBERS
WHA Policy
Generally, an individual who is or is expected to be absent from the public housing unit for
180 consecutive days or less is considered temporarily absent and continues to be
considered a family member. Generally, an individual who is or is expected to be absent
from the public housing unit for more than 180 consecutive days is considered permanently
absent and no longer a family member. Exceptions to this general policy are discussed
below.
Absent Students
WHA Policy
When someone who has been considered a family member attends school away from home,
the person will continue to be considered a family member unless information becomes
available to WHA indicating that the student has established a separate household or the
family declares that the student has established a separate household.
Absences Due to Placement in Foster Care [24 CFR 5.403]
WHA Policy
If a child has been placed in foster care, WHA will verify with the appropriate agency
whether and when the child is expected to be returned to the home. Unless the agency
confirms that the child has been permanently removed from the home, the child will be
counted as a family member.
Absent Head, Spouse, or Cohead
WHA Policy
An employed head, spouse, or cohead absent from the unit more than 180 consecutive days
due to employment or military assignment will continue to be considered a family member.
Page 22 of 282
Individuals Confined for Medical Reasons
WHA Policy
An individual confined to a nursing home or hospital on a permanent basis is not
considered a family member.
If there is a question about the status of a family member, the WHA will request
verification from a responsible medical professional and will use this determination. If the
responsible medical professional cannot provide a determination, the person generally will
be considered temporarily absent. The family may present evidence that the family
member is confined on a permanent basis and request that the person not be considered a
family member.
Return of Permanently Absent Family Members
WHA Policy
The family must request WHA approval for the return of any adult family members that
the WHA has determined to be permanently absent. The individual is subject to the
eligibility and screening requirements.
3-I.M. LIVE-IN AIDE
WHA Policy
A family’s request for a live-in aide must be made either in writing. WHA will verify the
need for a live-in aide with a reliable, knowledgeable professional as provided by the
family, such as a doctor, social worker, or case worker. For continued approval, the family
must submit a new, written request—subject to WHA verification—at each
annual recertification.
In addition, the family and live-in aide will be required to submit a certification stating that
the live-in aide is (1) not obligated for the support of the person(s) needing the care, and (2)
would not be living in the unit except to provide the necessary supportive services.
WHA has the discretion not to approve a particular person as a live-in aide, and may
withdraw such approval, if:
The person commits fraud, bribery or any other corrupt or criminal act in
connection with any federal housing program;
The person has a history of drug-related criminal activity or violent criminal
activity; or
The person currently owes rent or other amounts to WHA or to another PHA in
connection with Section 8 or public housing assistance under the 1937 Act.
Within 10 business days of receiving a request for a live-in aide, including all required
documentation related to the request, WHA will notify the family of its decision in writing.
Page 23 of 282
PART II: BASIC ELIGIBILITY CRITERIA
3-II.A. INCOME ELIGIBILITY AND TARGETING
Income Limits
HUD is required by law to establish income limits that determine the income eligibility of
applicants for HUD’s assisted housing programs, including the public housing program. The
income limits are published annually and are based on HUD estimates of the median incomes for
families of different sizes in a particular area or county.
3-II.B. CITIZENSHIP OR ELIGIBLE IMMIGRATION STATUS [24 CFR 5, Subpart E]
Housing assistance is available only to individuals who are U.S. citizens, U.S. nationals (herein
referred to as citizens and nationals), or noncitizens that have eligible immigration status. At
least one family member must be a citizen, national, or noncitizen with eligible immigration
status in order for the family to qualify for any level of assistance.
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 PHA’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.
Declaration [24 CFR 5.508]
HUD requires each family member to declare whether the individual is a citizen, a national, or an
eligible noncitizen, except those members who elect not to contend that they have eligible
immigration status. Those who elect not to contend their status are considered to be ineligible
noncitizens. For citizens, nationals and eligible noncitizens the declaration must be signed
personally by the head, spouse, cohead, and any other family member 18 or older, and by a
parent or guardian for minors. The family must identify in writing any family members who elect
not to contend their immigration status (see Ineligible Noncitizens below). No declaration is
required for live-in aides, foster children, or foster adults.
U.S. Citizens and Nationals
In general, citizens and nationals are required to submit only a signed declaration that claims
their status. However, HUD regulations permit the PHA to request additional documentation of
their status, such as a passport.
WHA Policy
Family members who declare citizenship or national status will not be required to provide
additional documentation unless the WHA receives information indicating that an
individual’s declaration may not be accurate.
Eligible Noncitizens
In addition to providing a signed declaration, those declaring eligible noncitizen status must sign
a verification consent form and cooperate with PHA efforts to verify their immigration status as
described in Chapter 7. The documentation required for establishing eligible noncitizen status
varies depending upon factors such as the date the person entered the U.S., the conditions under
which eligible immigration status has been granted, the person’s age, and the date on which the
family began receiving HUD-funded assistance.
Page 24 of 282
Lawful residents of the Marshall Islands, the Federated States of Micronesia, and Palau, together
known as the Freely Associated States, or FAS, are eligible for housing assistance under section
141 of the Compacts of Free Association between the U.S. Government and the Governments of
the FAS [Public Law 106-504].
Ineligible Noncitizens
Those noncitizens who do not wish to contend their immigration status are required to have their
names listed on a noncontending family members listing, signed by the head, spouse, or cohead
(regardless of citizenship status), indicating their ineligible immigration status. The PHA is not
required to verify a family member’s ineligible status and is not required to report an individual’s
unlawful presence in the U.S. to the United States Citizenship and Immigration Services
(USCIS).
Providing housing assistance to noncitizen students is prohibited [24 CFR 5.522]. This
prohibition extends to the noncitizen spouse of a noncitizen student as well as to minor children
who accompany or follow to join the noncitizen student. Such prohibition does not extend to the
citizen spouse of a noncitizen student or to the children of the citizen spouse and noncitizen
student. Such a family is eligible for prorated assistance as a mixed family.
Mixed Families
A family is eligible for admission as long as at least one member is a citizen, national, or eligible
noncitizen. Families that include eligible and ineligible individuals are considered mixed
families. Such families will be given notice that their assistance will be prorated, and that they
may request a hearing if they contest this determination. See Chapter 6 for a discussion of how
rents are prorated, and Chapter 14 for a discussion of grievance hearing procedures.
Ineligible Families [24 CFR 5.514(d), (e), and (f)]
A PHA may elect to provide assistance to a family before the verification of the eligibility of the
individual or one family member [24 CFR 5.512(b)]. Otherwise, no individual or family may be
assisted prior to the affirmative establishment by the PHA that the individual or at least one
family member is eligible [24 CFR 5.512(a)].
WHA Policy
WHA will not provide assistance to a family before the verification of at least one family
member as a citizen, national, or eligible noncitizen.
When a WHA determines that an applicant family does not include any citizens, nationals,
or eligible noncitizens, following the verification process, the family will be sent a written
notice within 10 business days of the determination.
The notice will explain the reasons for the denial of assistance and will advise the family of
its right to request an appeal to the United States Citizenship and Immigration Services
(USCIS), or to request an grievance hearing with WHA. The grievance hearing with WHA
may be requested in lieu of the USCIS appeal, or at the conclusion of the USCIS appeal
process. The notice must also inform the applicant family that assistance may not be
delayed until the conclusion of the USCIS appeal process, but that it may be delayed
pending the completion of the grievance hearing process.
Page 25 of 282
Time Frame for Determination of Citizenship Status [24 CFR 5.508(g)]
WHA Policy
WHA will verify the status of applicants at the time other eligibility factors are determined.
3-II.C. SOCIAL SECURITY NUMBERS [24 CFR 5.216 and 5.218, Notice PIH 2012-10]
WHA Policy
WHA will require the applicant and all members of the applicant’s household to disclose
the complete and accurate social security number (SSN) assigned to each household
member, and the documentation necessary to verify each SSN. If a child under age 6 has
been added to an applicant family within the 6 months prior to program admission, an
otherwise eligible family may be admitted to the program and must disclose and document
the child’s SSN within 90 days of admission. A detailed discussion of acceptable
documentation is provided in Chapter 7.
Note: These requirements do not apply to noncitizens who do not contend eligible
immigration status.
In addition, each participant who has not previously disclosed an SSN, has previously
disclosed an SSN that HUD or the SSA determined was invalid, or has been issued a new
SSN must submit their complete and accurate SSN and the documentation required to
verify the SSN at the time of the next interim or annual reexamination or recertification.
Participants age 62 or older as of January 31, 2010, whose determination of eligibility was
begun before January 31, 2010, are exempt from this requirement and remain exempt even
if they move to a new assisted unit.
WHA must deny assistance to an applicant family if they do not meet the SSN disclosure
and documentation requirements contained in 24 CFR 5.216.
3-II.D. FAMILY CONSENT TO RELEASE OF INFORMATION [24 CFR 5.230]
WHA Policy
WHA will require each adult family member, and the head of household, spouse, or
cohead, regardless of age, to sign form HUD-9886, Authorization for the Release of
Information Privacy Act Notice, and other consent forms as needed to collect information
relevant to the family’s eligibility and level of assistance.
WHA will deny admission to the program if any member of the applicant family fails to
sign and submit consent forms which allow the PHA to obtain information that the PHA
has determined is necessary in administration of the public housing program [24 CFR
960.259(a) and (b)].
Page 26 of 282
PART III: DENIAL OF ADMISSION
3-III.A. OVERVIEW
A family that does not meet the eligibility criteria discussed in Parts I and II must be denied
admission.
In addition, HUD requires or permits the PHA to deny admission based on certain types of
current or past behaviors of family members as discussed in this part. The PHA’s authority in
this area is limited by the Violence against Women Act of 2013 (VAWA), which expressly
prohibits the denial of admission to an otherwise qualified applicant on the basis or as a direct
result of the fact that the applicant is or has been the victim of domestic violence, dating
violence, sexual assault, or stalking [24 CFR 5.2005(b)].
This part covers the following topics:
Required denial of admission
Other permitted reasons for denial of admission
Screening
Criteria for deciding to deny admission
Prohibition against denial of admission to victims of domestic violence, dating violence,
sexual assault, or stalking
Notice of eligibility or denial
3-III.B. REQUIRED DENIAL OF ADMISSION [24 CFR 960.204]
WHA Policy
WHA will admit an otherwise-eligible family who was evicted from federally-assisted
housing within the past 5 years for drug-related criminal activity after the individual
completes probation and any other restrictions imposed by the court system.
If WHA is able to verify that the household member who engaged in the criminal activity
has completed a supervised drug rehabilitation program approved by WHA and is no
longer on probation or the person who committed the crime is no longer living in the
household.
If DHA determines that any household member is currently engaged in the use of illegal
drugs. Drug means a controlled substance as defined in section 102 of the Controlled
Substances Act [21 U.S.C. 802]. Currently engaged in the illegal use of a drug means a
person has engaged in the behavior recently enough to justify a reasonable belief that there
is continuing illegal drug use by a household member [24 CFR 960.205(b)(1)].
Currently engaged in is defined as any use of illegal drugs during the previous six months.
Page 27 of 282
WHA Policy
In determining reasonable cause, WHA will consider all credible evidence, including but
not limited to, any record of convictions, any pattern of arrests, or any evictions of
household members related to the use of illegal drugs or the abuse of alcohol. A conviction
will be given more weight than an arrest. A record of arrest(s) will not be used as the basis
for the denial or proof that the applicant engaged in disqualifying criminal activity. The
WHA will also consider evidence from treatment providers or community-based
organizations providing services to household members.
Any household member has ever been convicted of drug-related criminal activity for
the production or manufacture of methamphetamine on the premises of federally
assisted housing.
Any household member is subject to a lifetime registration requirement under a state
sex offender registration program.
3-III.C. OTHER PERMITTED REASONS FOR DENIAL OF ADMISSION
Criminal Activity [24 CFR 960.203(c)]
WHA Policy
If any household member is currently engaged in or has engaged in any of the following
criminal activities, within the past five years, the family will be denied admission.
-Drug-related criminal activity, defined by HUD as the illegal manufacture, sale,
distribution, or use of a drug, or the possession of a drug with intent to manufacture, sell,
distribute or use the drug [24 CFR 5.100].
-Violent criminal activity, defined by HUD as any criminal activity that has as one of its
elements the use, attempted use, or threatened use of physical force substantial enough to
cause, or be reasonably likely to cause, serious bodily injury or property damage
[24 CFR 5.100].
-Criminal activity that may threaten the health, safety, or welfare of other tenants
[24 CFR 960.203(c)(3)].
-Criminal activity that may threaten the health or safety of PHA staff, contractors,
subcontractors, or agents.
-Criminal sexual conduct, including but not limited to sexual assault, incest, open and gross
lewdness, or child abuse.
-Evidence of such criminal activity includes, but is not limited to any record of convictions,
arrests, or evictions for suspected drug-related or violent criminal activity of household
members within the past 5 years. A conviction for such activity will be given more weight
than an arrest or an eviction. A record of arrest(s) will not be used as the basis for the
denial or proof that the applicant engaged in disqualifying criminal activity.
Page 28 of 282
In making its decision to deny assistance, WHA will consider the factors. Upon
consideration of such factors, WHA may, on a case-by-case basis, decide not to deny
assistance.
Previous Behavior [960.203(c)]
WHA Policy
WHA will deny admission to an applicant family if the WHA determines that the family:
-Has a pattern of unsuitable past performance in meeting financial obligations, including
rent within the past five years
-Has a pattern of disturbance of neighbors, destruction of property, or living or
housekeeping habits at prior residences within the past five years which may adversely
affect the health, safety, or welfare of other tenants
-Has a pattern of eviction from housing or termination from residential programs within
the past five years (considering relevant circumstances)
-Owes rent or other amounts to this or any other PHA or owner in connection with any
assisted housing program
-Misrepresented or does not provide complete information related to eligibility, including
income, award of preferences for admission, expenses, family composition or rent
-Has committed fraud, bribery, or any other corrupt or criminal act in connection with any
federal housing program
-Has engaged in or threatened violent or abusive behavior toward WHA personnel or any
contractor, vendor and/or guest of WHA.
Abusive or violent behavior towards WHA personnel, contractors, vendors and/or
guest includes verbal as well as physical abuse or violence. Use of racial epithets, or
other language, written or oral, that is customarily used to intimidate may be
considered abusive or violent behavior.
Threatening refers to oral or written threats or physical gestures that communicate
intent to abuse or commit violence.
3-III.D. SCREENING
Screening for Eligibility
WHA Policy
WHA will perform criminal background checks through local law enforcement for all
adult household members.
Page 29 of 282
If the results of the criminal background check indicate there may have been past criminal
activity, but the results are inconclusive, WHA will request a fingerprint card and will
request information from the National Crime Information Center (NCIC).
WHA Policy
WHA will use the Drug Shodan National Sex Offender database to screen applicants
for admission.
Additionally, WHAs must ask whether the applicant, or any member of the applicant’s
household, is subject to a lifetime registered sex offender registration requirement in any
state.
Obtaining Information from Drug Treatment Facilities [24 CFR 960.205]
WHA Policy
WHA will obtain information from drug abuse treatment facilities to determine whether
any applicant family’s household members are currently engaging in illegal drug activity
only when WHA has determined that the family will be denied admission based on a family
member’s drug-related criminal activity, and the family claims that the culpable family
member has successfully completed a supervised drug or alcohol rehabilitation program.
WHA will submit a request for information only for certain household members, whose
criminal record indicates prior arrests or convictions for any criminal activity that may be
a basis for denial or admission or whose prior tenancy records indicate that the proposed
household member engaged in destruction of property or violent activity against another
person or they interfered with the right of peaceful enjoyment of the premises of other
residents.
Screening for Suitability as a Tenant [24 CFR 960.203(c)]
WHA Policy
WHA will consider the family’s history with respect to the following factors:
-Payment of rent and utilities
-Caring for a unit and premises
-Respecting the rights of other residents to the peaceful enjoyment of their housing
-Criminal activity that is a threat to the health, safety, or property of others
-Behavior of all household members as related to the grounds for denial Compliance
with any other essential conditions of tenancy
Page 30 of 282
Resources Used to Check Applicant Suitability
WHA Policy
In order to determine the suitability of applicants WHA will examine applicant history for
the past five years. Such background checks will include:
Past Performance in Meeting Financial Obligations, Especially Rent
PHA and landlord references for the past five years, gathering information
about past performance meeting rental obligations such as rent payment
record, late payment record, whether the PHA/landlord ever began or
completed lease termination for non-payment, and whether utilities were
ever disconnected in the unit. PHAs and landlords will be asked if they would
rent to the applicant family again.
Utility company references covering the monthly amount of utilities, late
payment, disconnection, return of a utility deposit and whether the applicant
can get utilities turned on in his/her name. (Use of this inquiry will be
reserved for applicants applying for units where there are tenant-paid
utilities.)
If an applicant has no rental payment history WHA will check court records
of eviction actions and other financial judgments, and credit reports. A lack
of credit history will not disqualify someone from becoming a public housing
resident, but a poor credit rating may.
Applicants with no rental payment history will also be asked to provide
WHA with personal references. The references will be requested to complete
a verification of the applicant’s ability to pay rent if no other documentation
of ability to meet financial obligations is available. The applicant will also be
required to complete a checklist documenting their ability to meet financial
obligations.
If previous landlords or the utility company do not respond to requests from
the WHA, the applicant may provide other documentation that demonstrates
their ability to meet financial obligations (e.g. rent receipts, cancelled checks,
etc.)
Disturbances of Neighbors, Destruction of Property or Living or Housekeeping Habits
at Prior Residences that May Adversely Affect Health, Safety, or Welfare of Other
Tenants, or Cause Damage to the Unit or the Development
PHA and landlord references for the past five years, gathering information
on whether the applicant kept a unit clean, safe and sanitary; whether they
violated health or safety codes; whether any damage was done by the
applicant to a current or previous unit or the development, and, if so, how
much the repair of the damage cost; whether the applicant’s housekeeping
caused insect or rodent infestation; and whether the neighbors complained
about the applicant or whether the police were ever called because of
disturbances.
Page 31 of 282
Police and court records within the past five years will be used to check for
any evidence of disturbance of neighbors or destruction of property that
might have resulted in arrest or conviction. A record of arrest(s) will not be
used as the basis for the denial or proof that the applicant engaged in
disqualifying activity.
A personal reference will be requested to complete a verification of the
applicant’s ability to care for the unit and avoid disturbing neighbors if no
other documentation is available. In these cases, the applicant will also be
required to complete a checklist documenting their ability to care for the unit
and to avoid disturbing neighbors.
Home visits may be used to determine the applicant’s ability to care for the
unit.
3-III.E. CRITERIA FOR DECIDING TO DENY ADMISSION
Evidence
WHA Policy
WHA will use the preponderance of the evidence as the standard for making all admission
decisions.
Preponderance of the evidence is defined as evidence which is of greater weight or more
convincing than the evidence which is offered in opposition to it; that is, evidence which as
a whole show that the fact sought to be proved is more probable than not. Preponderance
of the evidence may not be determined by the number of witnesses, but by the greater
weight of all evidence.
Consideration of Circumstances [24 CFR 960.203(c)(3) and (d)]
WHA Policy
WHA will consider the following facts and circumstances prior to making its decision:
The seriousness of the case, especially with respect to how it would affect other
residents’ safety or property
The effects that denial of admission may have on other members of the family who
were not involved in the action or failure to act
The extent of participation or culpability of individual family members, including
whether the culpable family member is a minor or a person with disabilities, or a
victim of domestic violence, dating violence, sexual assault, or stalking
The length of time since the violation occurred, including the age of the individual at
the time of the conduct, as well as the family’s recent history and the likelihood of
favorable conduct in the future
While a record of arrest(s) will not be used as the basis for denial, an arrest may,
however, trigger an investigation to determine whether the applicant actually
Page 32 of 282
engaged in disqualifying criminal activity. As part of its investigation, the PHA may
obtain the police report associated with the arrest and consider the reported
circumstances of the arrest. WHA may also consider:
-Any statements made by witnesses or the applicant not included in the
police report
-Whether criminal charges were filed
-Any other evidence relevant to determining whether or not the applicant
engaged in disqualifying activity
-Evidence of criminal conduct will be considered if it indicates a demonstrable risk
to safety and/or property
-Evidence of the applicant family’s participation in or willingness to participate in
social service or other appropriate counseling service programs
In the case of drug or alcohol abuse, whether the culpable household member is
participating in or has successfully completed a supervised drug or alcohol rehabilitation
program or has otherwise been rehabilitated successfully. WHA will require the applicant
to submit evidence of the household member’s current participation in or successful
completion of a supervised drug or alcohol rehabilitation program, or evidence of
otherwise having been rehabilitated successfully.
Removal of a Family Member's Name from the Application
WHA Policy
As a condition of receiving assistance, a family may agree to remove the culpable family
member from the application. In such instances, the head of household must certify that
the family member will not be permitted to visit or to stay as a guest in the public housing
unit.
After admission to the program, the family must present evidence of the former family
member’s current address upon WHA request.
Reasonable Accommodation
WHA Policy
If the family indicates that the behavior of a family member with a disability is the reason
for the proposed denial of admission, the WHA will determine whether the behavior is
related to the disability. If so, upon the family’s request, the PHA will determine whether
alternative measures are appropriate as a reasonable accommodation. The WHA will only
consider accommodations that can reasonably be expected to address the behavior that is
the basis of the proposed denial of admission
Page 33 of 282
3-III.F. PROHIBITION AGAINST DENIAL OF ASSISTANCE TO VICTIMS OF
DOMESTIC VIOLENCE, DATING VIOLENCE, SEXUAL ASSAULT, OR STALKING
WHA Policy
WHA acknowledges that a victim of domestic violence, dating violence, sexual assault, or
stalking may have an unfavorable history (e.g., a poor credit history, poor rental history, a
record of previous damage to an apartment, a prior arrest record) due to adverse factors
that would warrant denial under WHA’s policies.
While WHA is not required to identify whether adverse factors that resulted in the
applicant’s denial are a result of domestic violence, dating violence, sexual assault, or
stalking, the applicant may inform WHA that their status as a victim is directly related to
the grounds for the denial. WHA will request that the applicant provide enough
information to WHA to allow WHA to make an objectively reasonable determination,
based on all circumstances, whether the adverse factor is a direct result of their status as a
victim.
WHA will include in its notice of denial information about the protection against denial
provided by VAWA., a notice of VAWA rights, and a copy of the form HUD-5382. WHA
will request in writing that an applicant wishing to claim this protection notify WHA
within 14 business days.
Documentation
WHA Policy
If an applicant claims the protection against denial of admission that VAWA provides to
victims of domestic violence, dating violence, sexual assault, or stalking, WHA will request
in writing that the applicant provide documentation supporting the claim.
Perpetrator Documentation
WHA Policy
If the perpetrator of the abuse is a member of the applicant family, the applicant must
provide additional documentation consisting of one of the followings:
A signed statement (1) requesting that the perpetrator be removed from the
application and (2) certifying that the perpetrator will not be permitted to visit or to
stay as a guest in the public housing unit
Documentation that the perpetrator has successfully completed, or is successfully
undergoing, rehabilitation or treatment. The documentation must be signed by an
employee or agent of a domestic violence service provider or by a medical or other
knowledgeable professional from whom the perpetrator has sought or is receiving
assistance in addressing the abuse. The signer must attest under penalty of perjury
to his or her belief that the rehabilitation was successfully completed or is
progressing successfully. The victim and perpetrator must also sign or attest to the
documentation.
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3-III.G. NOTICE OF ELIGIBILITY OR DENIAL
WHA Policy
If, based on a criminal record or sex offender registration information an applicant family
appears to be ineligible, WHA will notify the family in writing of the proposed denial and
provide a copy of the record to the applicant and to the subject of the record. The family
will be given 10 business days to dispute the accuracy and relevance of the information. If
the family does not contact WHA to dispute the information within that 10-day period,
WHA will proceed with issuing the notice of denial of admission. A family that does not
exercise their right to dispute the accuracy of the information prior to issuance of the
official denial letter will still be given the opportunity to do so as part of the informal
hearing process.
EXHIBIT 3-1: DETAILED DEFINITIONS RELATED TO DISABILITIES
Person with Disabilities [24 CFR 5.403]
The term person with disabilities means a person who has any of the following types of
conditions.
Has a disability, as defined in 42 U.S.C. Section 423(d)(1)(A), which reads:
Inability to engage in any substantial gainful activity by reason of any medically
determinable physical or mental impairment which can be expected to result in death or
which has lasted or can be expected to last for a continuous period of not less than 12
months
In the case of an individual who has attained the age of 55 and is blind (within the
meaning of “blindness” as defined in section 416(i)(1) of this title), inability by reason of
such blindness to engage in substantial gainful activity, requiring skills or ability
comparable to those of any gainful activity in which he has previously engaged with
some regularity and over a substantial period of time.
Has a developmental disability as defined in the Developmental Disabilities Assistance and Bill
of Rights Act of 2000 [42 U.S.C.15002(8)], which defines developmental disability in
functional terms as follows:
(A) IN GENERAL – The term developmental disability means a severe, chronic disability of
an individual that-
(i) is attributable to a mental or physical impairment or combination of mental and
physical impairments;
(ii) is manifested before the individual attains age 22;
(iii) is likely to continue indefinitely;
(iv) results in substantial functional limitations in 3 or more of the following areas of
major life activity: (I) self-care, (II) receptive and expressive language, (III) learning,
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(IV) mobility, (V) self-direction, (VI) capacity for independent living, (VII) economic
self-sufficiency; and
(v) reflects the individual’s need for a combination and sequence of special,
interdisciplinary, or generic services, individualized supports, or other forms of assistance
that are of lifelong or extended duration and are individually planned and coordinated.
(B) INFANTS AND YOUNG CHILDREN – An individual from birth to age 9, inclusive,
who has a substantial developmental delay or specific congenital or acquired condition,
may be considered to have a developmental disability without meeting 3 or more of the
criteria described in clauses (i) through (v) of subparagraph (A) if the individual, without
services and supports, has a high probability of meeting those criteria later in life.
Has a physical, mental, or emotional impairment that is expected to be of long-continued and
indefinite duration; substantially impedes his or her ability to live independently and is of
such a nature that the ability to live independently could be improved by more suitable
housing conditions. People with the acquired immunodeficiency syndrome (AIDS) or any
conditions arising from the etiologic agent for AIDS are not excluded from this definition.
A person whose disability is based solely on any drug or alcohol dependence does not qualify as
a person with disabilities for the purposes of this program.
For purposes of reasonable accommodation and program accessibility for persons with
disabilities, the term person with disabilities refers to an individual with handicaps.
Individual with Handicaps [24 CFR 8.3]
Individual with handicaps means any person who has a physical or mental impairment that
substantially limits one or more major life activities; has a record of such an impairment; or is
regarded as having such an impairment. The term does not include any individual who is an
alcoholic or drug abuser whose current use of alcohol or drugs prevents the individual from
participating in the program or activity in question, or whose participation, by reason of such
current alcohol or drug abuse, would constitute a direct threat to property or the safety of others.
As used in this definition, the phrase:
(1) Physical or mental impairment includes:
(a) Any physiological disorder or condition, cosmetic disfigurement, or anatomical loss
affecting one or more of the following body systems: neurological; musculoskeletal;
special sense organs; respiratory, including speech organs; cardiovascular; reproductive;
digestive; Genito-urinary; hemic and lymphatic; skin; and endocrine
(b) Any mental or psychological disorder, such as mental retardation, organic brain
syndrome, emotional or mental illness, and specific learning disabilities. The term
physical or mental impairment includes, but is not limited to, such diseases and
conditions as orthopedic, visual, speech and hearing impairments, cerebral palsy, autism,
epilepsy, muscular dystrophy, multiple sclerosis, cancer, heart disease, diabetes, mental
retardation, emotional illness, drug addiction and alcoholism.
(2) Major life activities means functions such as caring for one's self, performing manual tasks,
walking, seeing, hearing, speaking, breathing, learning and working.
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(3) Has a record of such an impairment means has a history of, or has been misclassified as
having, a mental or physical impairment that substantially limits one or more major life
activities.
(4) Is regarded as having an impairment means:
(a) Has a physical or mental impairment that does not substantially limit one or more major
life activities but that is treated by a recipient as constituting such a limitation
(b) Has a physical or mental impairment that substantially limits one or more major life
activities only as a result of the attitudes of others toward such impairment
(c) Has none of the impairments defined in paragraph (a) of this section but is treated by a
recipient as having such an impairment
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Chapter
4
APPLICATIONS, WAITING LIST AND TENANT
PART I: THE APPLICATION PROCESS
4-I.A. OVERVIEW
This part describes the policies that guide the PHA’s efforts to distribute and accept applications, and
to make preliminary determinations of applicant family eligibility that affect placement of the family
on the waiting list. This part also describes the PHA’s obligation to ensure the accessibility of the
application process.
4-I.B. APPLYING FOR ASSISTANCE
WHA Policy
Depending upon the length of time between the date of application and the availability of housing,
WHA may use a one- or two-step application process.
A one-step process will be used when it is expected that a family will be selected from the waiting
list within 60 days of the date of application. At application, the family must provide all of the
information necessary to establish family eligibility and the amount of rent the family will pay.
A two-step process will be used when it is expected that a family will not be selected from the
waiting list for at least 60 days from the date of application. Under the two-step application
process, WHA initially will require families to provide only the information needed to make an
initial assessment of the family’s eligibility, and to determine the family’s placement on the
waiting list. The family will be required to provide all of the information necessary to establish
family eligibility and the amount of rent the family will pay when selected from the waiting list.
Families may obtain application forms from WHA’s office during normal business hours.
Families may also request – by telephone or by mail – that an application form be sent to the
family via first class mail.
Completed applications must be returned to WHA by mail, by fax, or submitted in person during
normal business hours. Applications must be filled out completely in order to be accepted by
WHA for processing. If an application is incomplete, WHA will notify the family of the additional
information required.
4-I.C. ACCESSIBILITY OF THE APPLICATION PROCESS
Disabled Populations [24 CFR 8; PH Occ GB, p. 68]
The PHA must provide reasonable accommodation as needed for persons with disabilities to make the
application process fully accessible. The facility where applications are accepted and the application
process must be fully accessible, or the PHA must provide an alternate approach that provides equal
access to the program. Chapter 2 provides a full discussion of the PHA’s policies related to providing
reasonable accommodations for people with disabilities.
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Limited English Proficiency
PHAs are required to take reasonable steps to ensure meaningful access to their programs and
activities by persons with limited English proficiency [24 CFR 1]. Chapter 2 provides a full
discussion on the PHA’s policies related to ensuring access to people with limited English
proficiency (LEP).
4-I.D. PLACEMENT ON THE WAITING LIST
Ineligible for Placement on the Waiting List
WHA Policy
If WHA determines from the information provided that a family is ineligible, the family will not
be placed on the waiting list. When a family is determined to be ineligible, WHA will send written
notification of the ineligibility determination within 10 business days of receipt of the completed
application. The notice will specify the reasons for ineligibility and will inform the family of its
right to request an informal hearing and explain the process for doing so.
Eligible for Placement on the Waiting List
WHA Policy
WHA will send written notification of the preliminary eligibility determination within 20 business
days of receiving a completed application. If applicable, the notice will also indicate the waiting
list preference(s) for which the family appears to qualify.
Applicants will be placed on the waiting list according to WHA preference(s) and the date and
time their complete application is received by WHA.
WHA will assign families on the waiting list according to the bedroom size for which a family
qualifies as established in its occupancy standards. Families may request to be placed on the
waiting list for a unit size smaller than designated by the occupancy guidelines (as long as the unit
is not overcrowded according to WHA standards and local codes). However, in these cases, the
family must agree not to request a transfer for two years after admission, unless they have a
change in family size or composition.
Placement on the waiting list does not indicate that the family is, in fact, eligible for
admission. When the family is selected from the waiting list, WHA will verify any
preference(s) claimed and determine eligibility and suitability for admission to the program.
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PART II: MANAGING THE WAITING LIST
4-II.A. OVERVIEW
The PHA must have policies regarding the type of waiting list it will utilize as well as how the waiting
list will be organized and managed. This includes policies on notifying the public on the opening and
closing of the waiting list to new applicants, updating family information, purging the list of families
that are no longer interested in or eligible for public housing, and conducting outreach to ensure a
sufficient number of applicants.
In addition, HUD imposes requirements on how the PHA may structure its waiting list and how
families must be treated if they apply for public housing at a PHA that administers more than one
assisted housing program.
4-II.B. ORGANIZATION OF THE WAITING LIST
WHA Policy
The waiting list will contain the following information for each applicant listed: -Name
and social security number of head of household
-Unit size required (number of family members)
Amount and source of annual income Accessibility
requirement, if any
-Date and time of application or application number
Household type (family, elderly, disabled) -Admission
preference, if any
-Race and ethnicity of the head of household
-The specific site(s) selected (only if PHA offers site-based waiting lists)
WHA Policy
WHA will maintain site-based waiting list for its developments. Within the list, WHA will
designate subparts to easily identify who should be offered the next available unit (i.e. mixed
populations, general occupancy, unit size, and accessible units).
WHA Policy
WHA will not merge the public housing waiting list with the waiting list for any other program
the PHA operates.
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4-II.C. OPENING AND CLOSING THE WAITING LIST
WHA Policy
WHA will close the waiting list when the estimated waiting period for housing applicants on the
list reaches 24 months for the most current applicants. Where WHA has particular preferences
or other criteria that require a specific category of family, WHA may elect to continue to accept
applications from these applicants while closing the waiting list to others.
Reopening the Waiting List
WHA Policy
WHA will announce the reopening of the waiting list at least 10 business days prior to the date
applications will first be accepted. If the list is only being reopened for certain categories of
families, this information will be contained in the notice. The notice will specify where, when, and
how applications are to be received.
WHA will give public notice by publishing the relevant information in suitable media outlets
including, but not limited to:
Star News
Wilmington Journal
Greater Diversity
4-II.D. FAMILY OUTREACH [24 CFR 903.2(d); 24 CFR 903.7(a) and (b)]
WHA Policy
WHA will monitor the characteristics of the population being served and the characteristics of
the population as a whole in WHA’s jurisdiction. Targeted outreach efforts will be undertaken if
a comparison suggests that certain populations are being underserved.
4-II.E. REPORTING CHANGES IN FAMILY CIRCUMSTANCES
WHA Policy
While the family is on the waiting list, the family must inform WHA, within 10 business days,
of changes in family size or composition, preference status, or contact information, including
current residence, mailing address, and phone number. The changes must be submitted in
writing.
Changes in an applicant's circumstances while on the waiting list may affect the family's
qualification for a particular bedroom size or entitlement to a preference. When an applicant
reports a change that affects their placement on the waiting list, the waiting list will be updated
accordingly.
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4-II.F. UPDATING THE WAITING LIST
Purging the Waiting List
WHA Policy
The waiting list will be updated as needed to ensure that all applicant information is current
and timely.
To update the waiting list, WHA will send an update request via first class mail to each family on
the waiting list to determine whether the family continues to be interested in, and to qualify f or,
the program. This update request will be sent to the last address that WHA has on record for the
family. The update request will provide a deadline by which the family must respond and will
state that failure to respond will result in the applicant’s name being removed from the waiting
list.
The family’s response must be in writing and may be delivered in person, by mail, or by fax.
Responses should be postmarked or received by WHA not later than 15 business days from the
date of the WHA letter.
If the family fails to respond within 15 business days, the family will be removed from the
waiting list without further notice.
If the notice is returned by the post office with no forwarding address, the applicant will be
removed from the waiting list without f urther notice.
If the notice is returned by the post office with a forwarding address, the notice will be re- sent to
the address indicated. The family will have 15 business days to respond from the date the letter
was re-sent. If the family fails to respond within this time frame, the family will be removed from
the waiting list without further notice.
When a family is removed from the waiting list during the update process for failure to
respond, no informal hearing will be offered. Such failures to act on the part of the applicant
prevent the PHA from making an eligibility determination; therefore, no informal hearing is
required.
If a family is removed from the waiting list for failure to respond, WHA may reinstate the family
if the lack of response was due to WHA error, or to circumstances beyond the family’s control.
Removal from the Waiting List
WHA Policy
WHA will remove an applicant from the waiting list upon request by the applicant family. In
such cases no informal hearing is required.
If WHA determines that the family is not eligible for admission at any time while the family is on
the waiting list the family will be removed from the waiting list.
If a family is removed from the waiting list because WHA has determined the family is not eligible
for admission, a notice will be sent to the family’s address of record as well as to any alternate
address provided on the initial application. The notice will state the reasons the family was
removed from the waiting list and will inform the family how to request an informal hearing
regarding WHA’s decision.
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PART III: TENANT SELECTION
4-III.A. OVERVIEW
The PHA must establish tenant selection policies for families being admitted to public housing [24
CFR 960.201(a)]. The PHA must not require any specific income or racial quotas for any developments
[24 CFR 903.2(d)]. The PHA must not assign persons to a particular section of a community or to a
development or building based on race, color, religion, sex, disability, familial status or national origin
for purposes of segregating populations [24 CFR 1.4(b)(1)(iii) and 24 CFR 903.2(d)(1)].
The order in which families will be selected from the waiting list depends on the selection method
chosen by the PHA and is impacted in part by any selection preferences that the family qualifies for.
The availability of units also may affect the order in which families are selected from the waiting list.
The PHA must maintain a clear record of all information required to verify that the family is selected
from the waiting list according to the PHA’s selection policies [24 CFR 960.206(e)(2)]. The PHA’s
policies must be posted any place where the PHA receives applications. The PHA must provide a
copy of its tenant selection policies upon request to any applicant or tenant. The PHA may charge the
family for providing a copy of its tenant selection policies [24 CFR 960.202(c)(2)].
WHA Policy
When an applicant or resident family requests a copy of the PHA’s tenant selection policies,
WHA will provide copies to them free of charge.
4-III.B. SELECTION METHOD
Local Preferences [24 CFR 960.206]
WHA Policy
WHA will use the following local preferences:
In order to bring higher income families into public housing, WHA will establish a preference
for “working” families, where the head, spouse, cohead, or sole member is employed at least 30
hours per week. As required by HUD, families where the head and spouse, or sole member is a
person age 62 or older, or is a person with disabilities, will also be given the benefit of the
working preference [24 CFR 960.206(b)(2)]. WHA will also provide preferences for Elderly and
Disabled as well as individuals and/or families displaced as a result of a natural disaster as
declared by the State or Federal Government or as a result of displacement by the actions of
WHA. Unless otherwise noted all preferences will receive one point on the waiting list.
WHA will offer a preference to families that include victims of domestic violence, dating violence,
sexual assault, or stalking who has either been referred by a partnering service agency or
consortia or who is seeking an emergency transfer under VAWA from the PHA’s housing choice
voucher program or other covered housing program operated by WHA.
WHA will work with the following partnering service agencies:
Good Shepard
One Gate
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The applicant must certify that the abuser will not reside with the applicant unless the WHA
gives prior written approval.
Local preferences will be aggregated using a system in which each preference will receive an
allocation of points. The more preference points an applicant has, the higher the applicant’s
place on the waiting list.
The preference for victims of domestic violence, dating violence, sexual assault, or stalking
seeking an emergency transfer will be equal to two points.
The preference for working families will be equal to one point.
Applicants qualifying for both preferences will thus be assigned a total of three points. Among
applicants who qualify for two preferences, date and time of application will be used to
determine placement on the waiting list.
WHA will offer preferences to Elderly/Disabled, working families, Disaster Preference, and
displacement due to actions by WHA
Income Targeting Requirement [24 CFR 960.202(b)]
WHA Policy
WHA will monitor progress in meeting the Extremely Low Income (ELI) requirement
throughout the fiscal year. ELI families will be selected ahead of other eligible families on an as-
needed basis to ensure that the income targeting requirement is met.
Mixed Population Developments [24 CFR 960.407]
WHA Policy
WHA does not have designated elderly or designated disabled housing at this time.
Deconcentration of Poverty and Income-Mixing [24 CFR 903.1 and 903.2]
WHA Policy
WHA will determine the average income of all families in all covered developments on an annual
basis.
WHA Policy
WHA will determine the average income (or median income, if median income was used) of all
families residing in each covered development. In determining average income for each
development, WHA has the option of adjusting its income analysis for unit size in accordance
with procedures prescribed by HUD.
WHA will determine the average income of all families residing in each covered
development (not adjusting for unit size) on an annual basis.
WHA will then determine whether each of its covered developments falls above, within, or below
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the established income range (EIR), which is from 85% to 115% of the average family income
determined in Step 1. However, the upper limit must never be less than the income at which a
family would be defined as an extremely low-income family (federal poverty level or 30 percent of
median income, whichever number is higher).
WHA with covered developments having average incomes outside the EIR will then determine
whether or not these developments are consistent with its local goals and annual plan.
Where the income profile for a covered development is not explained or justified in the annual
plan submission, WHA will include in its admission policy its specific policy to provide for
Deconcentration of poverty and income mixing.
Depending on local circumstances WHA’s Deconcentration policy may include, but is not
limited to the following:
Providing incentives to encourage families to accept units in developments where their
income level is needed, including rent incentives, affirmative marketing plans, or added
amenities
Targeting investment and capital improvements toward developments with an average
income below the EIR to encourage families with incomes above the EIR to accept units in
those developments
Establishing a preference for admission of working families in developments below the EIR
Skipping a family on the waiting list to reach another family in an effort to further the
goals of Deconcentration
Providing other strategies permitted by statute and determined by WHA in consultation
with the residents and the community through the annual plan process to be responsive to
local needs and PHA strategic objectives
A family has the sole discretion whether to accept an offer of a unit made under the PHA's
Deconcentration policy. WHA must not take any adverse action toward any eligible family for
choosing not to accept an offer of a unit under the PHA's Deconcentration policy [24 CFR
903.2(c)(4)].
WHA Policy
For developments outside the EIR, WHA will take the following actions to provide for
Deconcentration of poverty and income mixing:
WHA De-concentration Policy:
It is the Wilmington Housing Authority’s policy to provide for de-concentration of poverty and
encourage income mixing by bringing higher income families into lower income developments and
lower income families into higher income developments. Towards this end, we may skip families on
the waiting list to reach other families with a lower income or higher income. We will accomplish
this in a uniform and non-discriminating manner.
The Wilmington Housing Authority will affirmatively market our housing to all eligible income
groups. Lower income residents will not be steered towards lower income developments and higher
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income people will not be steered towards higher income developments.
Prior to the beginning of each fiscal year, we will analyze the income levels of families residing in
each of our developments and the income levels of the families on the waiting list. Based on this
analysis, we will determine the level of marketing strategies and de-concentration incentives to
implement.
Order of Selection [24 CFR 960.206(e)]
The PHA system of preferences may select families either according to the date and time
of application or by a random selection process.
WHA Policy
Families will be selected from the waiting list based on preference. Among applicants with the
same preference, families will be selected on a first-come, first-served basis according to the
date and time their complete application is received by WHA.
When selecting applicants from the waiting list, WHA will match the characteristics of the
available unit (unit size, accessibility features, unit type) to the applicants on the waiting lists.
WHA will offer the unit to the highest-ranking applicant who qualifies for that unit size or type,
or that requires the accessibility features.
By matching unit and family characteristics, it is possible that families who are lower on the
waiting list may receive an offer of housing ahead of families with an earlier date and time of
application or higher preference status.
Factors such as Deconcentration or income mixing and income targeting will also be
considered in accordance with HUD requirements and WHA Policy.
4-III.C. NOTIFICATION OF SELECTION
WHA Policy
WHA will notify the family by first class mail when it is selected from the waiting list.
The notice will inform the family of the following:
-Date, time, and location of the scheduled application interview, including any
procedures for rescheduling the interview
-Who is required to attend the interview
-Documents that must be provided at the interview to document the legal identity of
household members, including information about that constitutes acceptable
documentation
-Documents that must be provided at the interview to document eligibility for a
preference, if applicable
-Other documents and information that should be brought to the interview
If a notification letter is returned to WHA with no forwarding address, the family will be
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removed from the waiting list without further notice. Such failure to act on the part of the
applicant prevents WHA from making an eligibility determination; therefore, no informal
hearing will be offered.
4-III.D. THE APPLICATION INTERVIEW
WHA Policy
Families selected from the waiting list are required to participate in an eligibility
interview.
The head of household and the spouse/cohead and other adult members of the household must
attend the interview together. Verification of information pertaining to adult members of the
household not present at the interview will not begin until signed release forms are returned to
WHA. The only exception is for kids out of the household.
The interview will be conducted only if the head of household or spouse/cohead provides
appropriate documentation of legal identity. If the family representative does not provide the
required documentation, the appointment may be rescheduled when the proper documents have
been obtained.
Pending disclosure and documentation of social security numbers, WHA will allow the family to
retain its place on the waiting list for 10 business days If not, all household members have
disclosed their SSNs at the next time a unit becomes available, WHA will offer a unit to the next
eligible applicant family on the waiting list.
If the family is claiming a waiting list preference, the family must provide documentation to verify
their eligibility for a preference. If the family is verified as eligible for the preference, the WHA
will proceed with the interview. If WHA determines the family is not eligible for the preference,
the interview will not proceed and the family will be placed back on the waiting list according to
the date and time of their application.
The family must provide the information necessary to establish the family’s eligibility, including
suitability, and to determine the appropriate amount of rent the family will pay. The family must
also complete required forms, provide required signatures, and submit required documentation.
If any materials are missing, WHA will provide the family with a written list of items that must be
submitted.
Any required documents or information that the family is unable to provide at the interview
must be provided within 10 business days of the interview, including documentation of Social
Security numbers and eligible noncitizen status). If the family is unable to obtain the information
or materials within the required time frame, the family may request an extension. If the required
documents and information are not provided within the required time frame (plus any
extensions), the family will be sent a notice of denial.
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, WHA
will provide translation services in accordance with the WHA’s LEP plan.
If the family is unable to attend a scheduled interview, the family should contact WHA in advance
of the interview to schedule a new appointment. In all circumstances, if a family does not attend a
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scheduled interview, WHA will send another notification letter with a new interview appointment
time. Applicants who fail to attend two scheduled interviews without WHA approval will have
their applications made inactive based on the family’s failure to supply information needed to
determine eligibility and will be removed from the waiting list. The second appointment letter will
state that failure to appear for the appointment without a request to reschedule will be
interpreted to mean that the family is no longer interested and their application will be made
inactive. Such failure to act on the part of the applicant prevents WHA from making an eligibility
determination, therefore WHA will not offer an informal hearing.
4-III.E. FINAL ELIGIBILITY DETERMINATION [24 CFR 960.208]
WHA Policy
WHA will notify a family in writing of their eligibility within 10 business days of the
determination and will provide the approximate date of occupancy insofar as that date can be
reasonably determined.
WHA will expedite the administrative process for determining eligibility to the extent possible for
applicants who are admitted to the public housing program as a result of an emergency transfer
from another PHA program.
WHA must promptly notify any family determined to be ineligible for admission of the basis for
such determination, and must provide the applicant upon request, within a reasonable time after
the determination is made, with an opportunity for an informal hearing on such determination
[24 CFR 960.208(a)].
If WHA determines that the family is ineligible, WHA will send written notification of the
ineligibility determination within 10 business days of the determination. The notice will specify the
reasons for ineligibility and will inform the family of its right to request an informal hearing
If WHA uses a criminal record or sex offender registration information obtained under 24 CFR
5, Subpart J, as the basis of a denial, a copy of the record must precede the notice to deny, with
an opportunity for the applicant to dispute the accuracy and relevance of the information before
the WHA can move to deny the application.
WHA will provide the family a notice of VAWA rights (form HUD-5380) as well as the HUD
VAWA self-certification form (form HUD-5382) in accordance with the Violence against Women
Act of 2013, at the time the applicant is provided assistance or at the time the applicant is denied
assistance. This notice must be provided in both of the following instances: (1) when a family
actually begins receiving assistance lease execution; or (2) when a family is notified of its
ineligibility.
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INTRODUCTION Chapter 5
OCCUPANCY STANDARDS AND UNIT OFFERS
PART I: OCCUPANCY STANDARDS
5-I.A. OVERVIEW
Occupancy standards are established by the PHA to ensure that units are occupied by families of
the appropriate size. This policy maintains the maximum usefulness of the units, while
preserving them from underutilization or from excessive wear and tear due to overcrowding. Part
I of this chapter explains the occupancy standards. These standards describe the methodology
and factors the PHA will use to determine the size unit for which a family qualifies, and includes
the identification of the minimum and maximum number of household members for each unit
size. This part also identifies circumstances under which an exception to the occupancy standards
may be approved.
5-I.B. DETERMINING UNIT SIZE
WHA Policy
WHA will use the same occupancy standards for each of its developments.
WHA’s occupancy standards are as follows:
WHA will assign one bedroom for each two persons within the household, except in the
following circumstances:
-Persons of different generations will not be required to share a bedroom, except:
A single pregnant woman with no other household members and a single
parent with one child and no other household members will be assigned a
one-bedroom unit. Assuming no other changes in family composition, after
the child reaches the age of 5 years, the family will be eligible for a transfer
to a 2-bedroom unit.
-Otherwise, an unborn child will not be counted as a person in determining unit
size. With the exception of Tax Credit Program.
-Live-in aides will be allocated a separate bedroom. No additional bedrooms will be
provided for the live-in aide’s family.
-Single person families will be allocated a zero or one bedroom.
-Children related to a household member by birth, adoption, or court awarded
custody will be considered when determining unit size.
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-Foster children will be considered when determining unit size. The family may add
foster children to the household as long as it does not overcrowd the unit based on
the PHA’s occupancy standards.
-Children away at school, but for whom the unit is considered the primary
residence, and children temporarily placed outside the home, will be considered
when determining unit size.
-Children in the process of being adopted will be considered when determining unit
size.
-Children who will live in the unit less than 50 percent of the time will not be
considered when determining unit size.
The PHA will reference the following standards in determining the appropriate unit
bedroom size for a family:
BEDROOM SIZE MINIMUM NUMBER OF
PERSONS
MAXIMUM NUMBER
OF PERSONS
0 1 1
1 1 2
2 2 4
3 3 6
4 4 8
5 6 10
6 8 12
5-I.C. EXCEPTIONS TO OCCUPANCY STANDARDS
Types of Exceptions
WHA Policy
WHA will consider granting exceptions to the occupancy standards at the family’s request
if WHA determines the exception is justified by the relationship, age, sex, health or
disability of family members, or other personal circumstances.
For example, an exception may be granted if a larger bedroom size is needed for medical
equipment due to its size and/or function, or as a reasonable accommodation for a person
with disabilities. An exception may also be granted for a smaller bedroom size in cases
where the number of household members exceeds the maximum number of persons
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allowed for the unit size in which the family resides (according to the chart in Section 5-I.B)
and the family does not want to transfer to a larger size unit.
When evaluating exception requests WHA will consider the size and configuration of the
unit. In no case will WHA grant an exception that is in violation of local housing or
occupancy codes, regulations or laws.
Requests from applicants to be placed on the waiting list for a unit size smaller than
designated by the occupancy standards will be approved as long as the unit is not
overcrowded according to local code, and the family agrees not to request a transfer for a
period of two years from the date of admission, unless they have a subsequent change in
family size or composition.
To prevent vacancies, WHA may provide an applicant family with a larger unit than the
occupancy standards permit. However, in these cases the family must agree to move to a
suitable, smaller unit when another family qualifies for the larger unit and there is an
appropriate size unit available for the family to transfer to.
Processing of Exceptions
WHA Policy
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, WHA will encourage
the resident to make the request in writing using a reasonable accommodation request
form. However, WHA will consider the exception request any time the resident indicates
that an 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 unless the disability and the
disability-related request for accommodation is readily apparent or otherwise known.
WHA will notify the family of its decision within 10 business days of receiving the family’s
request.
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PART II: UNIT OFFERS
24 CFR 1.4(b)(2)(ii); 24 CFR 960.208
5-II.A. OVERVIEW
The PHA must assign eligible applicants to dwelling units in accordance with a plan that is
consistent with civil rights and nondiscrimination laws.
In filling an actual or expected vacancy, the PHA must offer the dwelling unit to an applicant in
the appropriate offer sequence. The PHA will offer the unit until it is accepted. This section
describes the PHA’s policies with regard to the number of unit offers that will be made to
applicants selected from the waiting list. This section also describes the PHA’s policies for
offering units with accessibility features.
WHA Policy
The WHA will maintain a record of units offered, including location, date and
circumstances of each offer, each acceptance or rejection, including the reason for the
rejection.
5-II.B. NUMBER OF OFFERS
WHA Policy
WHA has adopted a “two-to-three offer plan” for offering units to applicants. Under this
plan, the WHA will determine how many locations within its jurisdiction have available
units of suitable size and type in the appropriate type of project. The number of unit offers
will be based on the distribution of vacancies. If a suitable unit is available in:
Three (3) or more locations: The applicant will be offered a unit in the location with
the highest number of vacancies. If the offer is rejected, the applicant will be offered
a suitable unit in the location with the second highest number of vacancies. If that
unit is rejected, a final offer will be made in the location with the third highest
number of vacancies. The offers will be made in sequence and the applicant must
refuse an offer before another is made.
If more than one unit of the appropriate type and size is available, the first unit to
be offered will be the first unit that is ready for occupancy.
5-II.C. TIME LIMIT FOR UNIT OFFER ACCEPTANCE OR REFUSAL
WHA Policy
Applicants must accept or refuse a unit offer within 3 business days of the date of the unit
offer.
Offers made by telephone will be confirmed by letter.
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5-II.D. REFUSALS OF UNIT OFFERS
Good Cause for Unit Refusal
WHA Policy
Applicants may refuse to accept a unit offer for “good cause.” Good cause includes
situations in which an applicant is willing to move but is unable to do so at the time of the
unit offer, or the applicant demonstrates that acceptance of the offer would cause undue
hardship not related to considerations of the applicant’s race, color, national origin, etc..
Examples of good cause for refusal of a unit offer include, but are not limited to, the
following:
The family demonstrates to WHA’s satisfaction that accepting the unit offer will
require an adult household member to quit a job, drop out of an educational
institution or job training program, or take a child out of day care or an educational
program for children with disabilities.
The family demonstrates to WHA’s satisfaction that accepting the offer will place a family
member’s life, health, or safety in jeopardy. The family should offer specific and
compelling documentation such as restraining orders; other court orders; risk assessments
related to witness protection from a law enforcement agency; or documentation of domestic
violence, dating violence, sexual assault, or stalking. Reasons offered must be specific to the
family. Refusals due to location alone do not qualify for this good cause exemption.
A health professional verifies temporary hospitalization or recovery from illness of
the principal household member, other household members (as listed on final
application) or live-in aide necessary to the care of the principal household member.
The unit is inappropriate for the applicant’s disabilities, or the family does not need
the accessible features in the unit offered and does not want to be subject to a 30-day
notice to move.
The unit has lead-based paint and the family includes children under the age of six.
In the case of a unit refusal for good cause the applicant will not be removed from the
waiting list as described later in this section. The applicant will remain at the top of the
waiting list until the family receives an offer for which they do not have good cause to
refuse.
WHA will require documentation of good cause for unit refusals.
Unit Refusal without Good Cause
WHA Policy
When an applicant rejects the final unit offer without good cause, WHA will remove the
applicant’s name from the waiting list and send notice to the family of such removal. The
notice will inform the family of their right to request an informal hearing and the process
for doing so.
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The applicant may reapply for assistance if the waiting list is open. If the waiting list is not
open, the applicant must wait to reapply until WHA opens the waiting list.
5-II.E. ACCESSIBLE UNITS [24 CFR 8.27]
WHA Policy
Families requiring an accessible unit may be over-housed in such a unit if there are no
resident or applicant families of the appropriate size who also require the accessible
features of the unit.
When there are no resident or applicant families requiring the accessible features of the
unit, including families who would be over-housed, WHA will offer the unit to a non-
disabled applicant.
When offering an accessible unit to a non-disabled applicant, WHA will require the
applicant to agree to move to an available non-accessible unit within 30 days when either a
current resident or an applicant needs the features of the unit and there is another unit
available for the non-disabled family. This requirement will be a provision of the lease
agreement.
5-II.F. DESIGNATED HOUSING
WHA Policy
WHA does not have designated Elderly or Handicapped properties
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Chapter 6
INCOME AND RENT DETERMINATIONS
[24 CFR Part 5, Subparts E and F; 24 CFR 960, Subpart C]
PART I: ANNUAL INCOME
6-I.A. OVERVIEW
The general regulatory definition of annual income shown below is from 24 CFR 5.609.
5.609 Annual income.
(a) Annual income means all amounts, monetary or not, which:
(1) Go to, or on behalf of, the family head or spouse (even if temporarily absent) or to any other
family member; or
(2) Are anticipated to be received from a source outside the family during the 12-month period
following admission or annual reexamination effective date; and
(3) Which are not specifically excluded in paragraph [5.609(c)].
(4) Annual income also means amounts derived (during the 12-month period) from assets to
which any member of the family has access.
In addition to this general definition, HUD regulations establish policies for treating specific
types of income and assets. The full texts of those portions of the regulations are provided in
exhibits at the end of this chapter as follows:
Annual Income Inclusions (Exhibit 6-1)
Annual Income Exclusions (Exhibit 6-2)
Treatment of Family Assets (Exhibit 6-3)
Earned Income Disallowance (Exhibit 6-4)
The Effect of Welfare Benefit Reduction (Exhibit 6-5)
Sections 6-I.B and 6-I.C discuss general requirements and methods for calculating annual
income. The rest of this section describes how each source of income is treated for the purposes
of determining annual income. HUD regulations present income inclusions and exclusions
separately [24 CFR 5.609(b) and 24 CFR 5.609(c)]. In this ACOP, however, the discussions of
income inclusions and exclusions are integrated by topic (e.g., all policies affecting earned
income are discussed together in section 6-I.D). Verification requirements for annual income are
discussed in Chapter 7.
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6-I.B. HOUSEHOLD COMPOSITION AND INCOME
Income received by all family members must be counted unless specifically excluded by the
regulations. It is the responsibility of the head of household to report changes in family
composition. The rules on which sources of income are counted vary somewhat by family
member. The chart below summarizes how family composition affects income determinations.
Summary of Income Included and Excluded by Person
Live-in aides Income from all sources is excluded [24 CFR 5.609(c)(5)].
Foster child or foster adult Income from all sources is excluded [24 CFR 5.609(a)(1)].
Head, spouse, or cohead
Other adult family members
All sources of income not specifically excluded by the
regulations are included.
Children under 18 years of age Employment income is excluded [24 CFR 5.609(c)(1)].
All other sources of income, except those specifically
excluded by the regulations, are included.
Full-time students 18 years of
age or older (not head, spouse,
or cohead)
Employment income above $480/year is excluded [24 CFR
5.609(c)(11)].
All other sources of income, except those specifically
excluded by the regulations, are included.
Temporarily Absent Family Members
WHA Policy
Generally, an individual who is or is expected to be absent from the assisted unit for 180
consecutive days or less is considered temporarily absent and continues to be considered a
family member. Generally, an individual who is or is expected to be absent from the
assisted unit for more than 180 consecutive days is considered permanently absent and no
longer a family member. Exceptions to this general policy are discussed below.
Absent Students
WHA Policy
When someone who has been considered a family member attends school away from home,
the person will continue to be considered a family member unless information becomes
available to WHA indicating that the student has established a separate household or the
family declares that the student has established a separate household.
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Absences Due to Placement in Foster Care
WHA Policy
If a child has been placed in foster care, WHA will verify with the appropriate agency
whether and when the child is expected to be returned to the home. Unless the agency
confirms that the child has been permanently removed from the home, the child will be
counted as a family member.
Absent Head, Spouse, or Cohead
WHA Policy
An employed head, spouse, or cohead absent from the unit more than 180 consecutive days
due to employment will continue to be considered a family member.
Individuals Confined for Medical Reasons
WHA Policy
An individual confined to a nursing home or hospital on a permanent basis is not
considered a family member.
If there is a question about the status of a family member, WHA will request verification
from the responsible medical professional and will use this determination. If the
responsible medical professional cannot provide a determination, the person generally will
be considered temporarily absent. The family may present evidence that the family
member is confined on a permanent basis and request that the person not be considered a
family member.
Joint Custody of Children
WHA Policy
Dependents that are subject to a joint custody arrangement will be considered a member of
the family if they live with the applicant or resident family 50 percent or more of the time.
When more than one applicant or assisted family (regardless of program) are claiming the
same dependents as family members, the family with primary custody at the time of the
initial examination or reexamination will be able to claim the dependents. If there is a
dispute about which family should claim them, WHA will make the determination based on
available documents such as court orders, an IRS income tax return showing which family
Page 57 of 282
has claimed the child for income tax purposes, school records, or other credible
documentation.
Caretakers for a Child
WHA Policy
The approval of a caretaker is at WHA’s discretion and subject to WHA’s screening
criteria. If neither a parent nor a designated guardian remains in a household, the WHA
will take the following actions.
If a responsible agency has determined that another adult is to be brought into the
unit to care for a child for an indefinite period, the designated caretaker will not be
considered a family member until a determination of custody or legal guardianship
is made.
If a caretaker has assumed responsibility for a child without the involvement of a
responsible agency or formal assignment of custody or legal guardianship, the caretaker
will be treated as a caretaker for 90 days. After the 90 days has elapsed, the caretaker will
be considered a family member unless information is provided that would confirm that the
caretaker’s role is temporary.
At any time that custody or guardianship legally has been awarded to a caretaker, the lease
will be transferred to the caretaker, as head of household.
During any period that a caretaker is considered a visitor, the income of the caretaker is
not counted in annual income and the caretaker does not qualify the family for any
deductions from income.
6-I.C. ANTICIPATING ANNUAL INCOME
Basis of Annual Income Projection
WHA Policy
When EIV is obtained and the family does not dispute the EIV employer data, WHA will
use current tenant-provided documents to project annual income. When the tenant-
provided documents are pay stubs, WHA will make every effort to obtain current and
consecutive pay stubs dated within the last 60 days.
WHA will obtain written and/or oral third-party verification in accordance with the
verification requirements and policy in Chapter 7 in the following cases:
If EIV or other UIV data is not available,
If the family disputes the accuracy of the EIV employer data, and/or
If the PHA determines additional information is needed.
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In such cases, WHA will review and analyze current data to anticipate annual income. In
all cases, the family file will be documented with a clear record of the reason for the
decision, and a clear audit trail will be left as to how the WHA annualized projected
income.
When the PHA cannot readily anticipate income based upon current circumstances (e.g., in the
case of seasonal employment, unstable working hours, or suspected fraud), the PHA will review
and analyze historical data for patterns of employment, paid benefits, and receipt of other income
and use the results of this analysis to establish annual income.
Any time current circumstances are not used to project annual income, a clear rationale
for the decision will be documented in the file. In all such cases the family may present
information and documentation to the PHA to show why the historic pattern does not
represent the family’s anticipated income.
Known Changes in Income
If the PHA verifies an upcoming increase or decrease in income, annual income will be
calculated by applying each income amount to the appropriate part of the 12-month
period.
Example: An employer reports that a full-time employee who has been receiving $8/hour
will begin to receive $8.25/hour in the eighth week after the effective date of the
reexamination. In such a case the PHA would calculate annual income as follows:
($8/hour × 40 hours × 7 weeks) + ($8.25 × 40 hours × 45 weeks).
The family may present information that demonstrates that implementing a change before
its effective date would create a hardship for the family. In such cases the PHA will
calculate annual income using current circumstances and then require an interim
reexamination when the change actually occurs. This requirement will be imposed even if
the PHA’s policy on reexaminations does not require interim reexaminations for other
types of changes.
When tenant-provided third-party documents are used to anticipate annual income, they
will be dated within the last 60 days of the reexamination interview date.
6-I.D. EARNED INCOME
Types of Earned Income Included in Annual Income
Wages and Related Compensation [24 CFR 5.609(b)(1)]
WHA Policy
For persons who regularly receive bonuses or commissions, WHA will verify and then
average amounts received for the two years preceding admission or reexamination. If only
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a one-year history is available, WHA will use the prior year amounts. In either case the
family may provide, and WHA will consider, a credible justification for not using this
history to anticipate future bonuses or commissions. If a new employee has not yet received
any bonuses or commissions, WHA will count only the amount estimated by the employer.
The file will be documented appropriately.
Some Types of Military Pay
All regular pay, special pay and allowances of a member of the Armed Forces are counted [24
CFR 5.609(b)(8)] except for the special pay to a family member serving in the Armed Forces
who is exposed to hostile fire [24 CFR 5.609(c)(7)].
Types of Earned Income Not Counted in Annual Income
Temporary, Nonrecurring, or Sporadic Income [24 CFR 5.609(c)(9)]
WHA Policy
Sporadic income is income that is not received periodically and cannot be reliably
predicted. For example, the income of an individual who works occasionally as a
handyman would be considered sporadic if future work could not be anticipated and no
historic, stable pattern of income existed.
Children’s Earnings [24 CFR 5.609(c)(1)]
Certain Earned Income of Full-Time Students
Income of a Live-in Aide
Income Earned under Certain Federal Programs [24 CFR 5.609(c)(17)]
Income from some federal programs is specifically excluded from consideration as income,
including:
Payments to volunteers under the Domestic Volunteer Services Act of 1973 (42 U.S.C.
5044(g), 5058)
Awards under the federal work-study program (20 U.S.C. 1087 uu)
Payments received from programs funded under Title V of the Older Americans Act of 1985
(42 U.S.C. 3056(f))
Allowances, earnings, and payments to AmeriCorps participants under the National and
Community Service Act of 1990 (42 U.S.C. 12637(d))
Allowances, earnings, and payments to participants in programs funded under the Workforce
Investment Act of 1998 (29 U.S.C. 2931)
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Resident Service Stipend [24 CFR 5.600(c)(8)(iv)]
Amounts received under a resident service stipend are not included in annual income. A resident
service stipend is a modest amount (not to exceed $200 per individual per month) received by a
resident for performing a service for the PHA, on a part-time basis, that enhances the quality of
life in the development. Such services may include, but are not limited to, fire patrol, hall
monitoring, lawn maintenance, resident initiatives coordination, and serving as a member of the
PHA’s governing board. No resident may receive more than one such stipend during the same
period of time.
State and Local Employment Training Programs
WHA Policy
WHA defines training program as “a learning process with goals and objectives, generally
having a variety of components, and taking place in a series of sessions over a period of
time. It is designed to lead to a higher level of proficiency, and it enhances the individual’s
ability to obtain employment. It must have performance standards to measure proficiency.
Training may include but is not limited to: (1) classroom training in a specific occupational
skill, (2) on-the-job training with wages subsidized by the program, or (3) basic education”.
WHA defines incremental earnings and benefits as the difference between (1) the total
amount of welfare assistance and earnings of a family member prior to enrollment in a
training program and (2) the total amount of welfare assistance and earnings of the family
member after enrollment in the program.
In calculating the incremental difference, WHA will use as the pre-enrollment income the
total annualized amount of the family member’s welfare assistance and earnings reported
on the families most recently completed HUD-50058.
End of participation in a training program must be reported in accordance with the
WHA's interim reporting requirements.
HUD-Funded Training Programs
WHA Policy
To qualify as a training program, the program must meet the definition of training program
provided above for state and local employment training programs.
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6-I.E. EARNED INCOME DISALLOWANCE [24 CFR 960.255; Streamlining Final Rule
(SFR) Federal Register 3/8/16]
Original Calculation Method
Initial 12-Month Exclusion
During the initial 12-month exclusion period, the full amount (100 percent) of any increase in
income attributable to new employment or increased earnings is excluded. The 12 months are
cumulative and need not be consecutive.
WHA Policy
The initial EID exclusion period will begin on the first of the month following the date an
eligible member of a qualified family is first employed or first experiences an increase in
earnings.
Second 12-Month Exclusion and Phase-In
During the second 12-month exclusion period, the exclusion is reduced to half (50 percent) of
any increase in income attributable to employment or increased earnings. The 12 months are
cumulative and need not be consecutive.
Lifetime Limitation
The EID has a four-year (48-month) lifetime maximum. The four-year eligibility period begins at
the same time that the initial exclusion period begins and ends 48 months later. The one-time
eligibility for the EID applies even if the eligible individual begins to receive assistance from
another housing agency, if the individual moves between public housing and Section 8
assistance, or if there are breaks in assistance.
WHA Policy
During the 48-month eligibility period, the WHA will conduct an interim reexamination
each time there is a change in the family member’s annual income that affects or is affected
by the EID (e.g., when the family member’s income falls to a level at or below his/her
prequalifying income, when one of the exclusion periods ends, and at the end of the lifetime
maximum eligibility period).
Revised Calculation Method
Initial 12-Month Exclusion
During the initial exclusion period of 12 consecutive months, the full amount (100 percent) of
any increase in income attributable to new employment or increased earnings is excluded.
WHA Policy
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The initial EID exclusion period will begin on the first of the month following the
date an eligible member of a qualified family is first employed or first experiences
an increase in earnings.
Second 12-Month Exclusion
During the second exclusion period of 12 consecutive months, the WHA must exclude at least 50
percent of any increase in income attributable to employment or increased earnings.
WHA Policy
During the second 12-month exclusion period, the WHA will exclude 100 percent of
any increase in income attributable to new employment or increased earnings.
Lifetime Limitation
The EID has a two-year (24-month) lifetime maximum. The two-year eligibility period begins at
the same time that the initial exclusion period begins and ends 24 months later. During the 24-
month period, an individual remains eligible for EID even if they receive assistance from a
different housing agency, move between public housing and Section 8 assistance, or have breaks
in assistance.
Individual Savings Accounts [24 CFR 960.255(d)]
WHA Policy
WHA chooses not to establish a system of individual savings accounts (ISAs) for families
who qualify for the EID.
6-I.F. BUSINESS INCOME [24 CFR 5.609(b)(2)]
Annual income includes “the net income from the operation of a business or profession.
Expenditures for business expansion or amortization of capital indebtedness shall not be used as
deductions in determining net income. An allowance for depreciation of assets used in a business
or profession may be deducted, based on straight line depreciation, as provided in Internal
Revenue Service regulations. Any withdrawal of cash or assets from the operation of a business
or profession will be included in income, except to the extent the withdrawal is reimbursement of
cash or assets invested in the operation by the family” [24 CFR 5.609(b)(2)].
Business Expenses
Net income is “gross income less business expense”.
WHA Policy
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To determine business expenses that may be deducted from gross income, WHA will use
current applicable Internal Revenue Service (IRS) rules for determining allowable business
expenses, unless a topic is addressed by HUD regulations or guidance as described below.
Business Expansion
WHA Policy
Business expansion is defined as any capital expenditures made to add new business
activities, to expand current facilities, or to operate the business in additional locations. For
example, purchase of a street sweeper by a construction business for the purpose of adding
street cleaning to the services offered by the business would be considered a business
expansion. Similarly, the purchase of a property by a hair care business to open at a second
location would be considered a business expansion.
Capital Indebtedness
HUD regulations do not permit the PHA to deduct from gross income the amortization of capital
indebtedness.
WHA Policy
Capital indebtedness is defined as the principal portion of the payment on a capital asset
such as land, buildings, and machinery. This means WHA will allow as a business expense
interest, but not principal, paid on capital indebtedness.
Negative Business Income
If the net income from a business is negative, no business income will be included in annual
income; a negative amount will not be used to offset other family income.
Withdrawal of Cash or Assets from a Business
WHA Policy
Acceptable investments in a business include cash loans and contributions of assets or
equipment. For example, if a member of a tenant family provided an up -front loan of
$2,000 to help a business get started, WHA will not count as income any withdrawals from
the business up to the amount of this loan until the loan has been repaid. Investments do
not include the value of labor contributed to the business without compensation.
Co-owned Businesses
WHA Policy
If a business is co-owned with someone outside the family, the family must document the
share of the business it owns. If the family’s share of the income is lower than its share of
ownership, the family must document the reasons for the difference.
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6-I.G. ASSETS [24 CFR 5.609(b)(3) and 24 CFR 5.603(b)]
Overview
There is no asset limitation for participation in the public housing program. However, HUD
requires that the PHA include in annual income the anticipated “interest, dividends, and other net
income of any kind from real or personal property” [24 CFR 5.609(b)(3)]. This section discusses
how the income from various types of assets is determined. For most types of assets, the PHA
must determine the value of the asset in order to compute income from the asset. Therefore, for
each asset type, this section discusses:
How the value of the asset will be determined
How income from the asset will be calculated
Exhibit 6-1 provides the regulatory requirements for calculating income from assets [24 CFR
5.609(b)(3)], and Exhibit 6-3 provides the regulatory definition of net family assets. This section
begins with a discussion of general policies related to assets and then provides HUD rules and
PHA policies related to each type of asset.
Optional policies for family self-certification of assets are found in Chapter 7
General Policies
Income from Assets
WHA Policy
Any time current circumstances are not used to determine asset income, a clear rationale
for the decision will be documented in the file. In such cases the family may present
information and documentation to WHA to show why the asset income determination does
not represent the family’s anticipated asset income
Valuing Assets
WHA Policy
Reasonable costs that would be incurred when disposing of an asset include, but are not
limited to, penalties for premature withdrawal, broker and legal fees, and settlement costs
incurred in real estate transactions.
Imputing Income from Assets [24 CFR 5.609(b)(3), Notice PIH 2012-29]
WHA Policy
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WHA will initially set the imputed asset passbook rate at the national rate established by
the Federal Deposit Insurance Corporation (FDIC).
WHA will review the passbook rate annually, in December of each year. The rate will not
be adjusted unless the current PHA rate is no longer within 0.75 percent of the national
rate. If it is no longer within 0.75 percent of the national rate, the passbook rate will be set
at the current national rate.
Changes to the passbook rate will take effect on February 1 following the
December review.
Determining Actual Anticipated Income from Assets
It may or may not be necessary for the PHA to use the value of an asset to compute the actual
anticipated income from the asset. When the value is required to compute the anticipated income
from an asset, the market value of the asset is used. For example, if the asset is a property for
which a family receives rental income, the anticipated income is determined by annualizing the
actual monthly rental amount received for the property; it is not based on the property’s market
value. However, if the asset is a savings account, the anticipated income is determined by
multiplying the market value of the account by the interest rate on the account.
Withdrawal of Cash or Liquidation of Investments
Any withdrawal of cash or assets from an investment will be included in income except to the
extent that the withdrawal reimburses amounts invested by the family. For example, when a
family member retires, the amount received by the family from a retirement investment plan is
not counted as income until the family has received payments equal to the amount the family
member deposited into the retirement investment plan.
Jointly Owned Assets
WHA Policy
If an asset is owned by more than one person and any family member has unrestricted
access to the asset, WHA will count the full value of the asset. A family member has
unrestricted access to an asset when he or she can legally dispose of the asset without the
consent of any of the other owners.
If an asset is owned by more than one person, including a family member, but the family
member does not have unrestricted access to the asset, WHA will prorate the asset
according to the percentage of ownership. If no percentage is specified or provided for by
state or local law, WHA will prorate the asset evenly among all owners.
Assets Disposed of for Less than Fair Market Value [24 CFR 5.603(b)]
WHA Policy
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WHA will not include the value of assets disposed of for less than fair market value unless
the cumulative fair market value of all assets disposed of during the past two years exceeds
the gross amount received for the assets by more than $1,000.
When the two-year period expires, the income assigned to the disposed asset(s) also expires.
If the two-year period ends between annual recertifications, the family may request an
interim recertification to eliminate consideration of the asset(s).
Assets placed by the family in nonrevocable trusts are considered assets disposed of for less
than fair market value except when the assets placed in trust were received through
settlements or judgments.
Separation or Divorce
WHA Policy
All assets disposed of as part of a separation or divorce settlement will be considered assets
for which important consideration not measurable in monetary terms has been received. In
order to qualify for this exemption, a family member must be subject to a formal
separation or divorce settlement agreement established through arbitration, mediation, or
court order.
Foreclosure or Bankruptcy
Assets are not considered disposed of for less than fair market value when the disposition is the
result of a foreclosure or bankruptcy sale.
Family Declaration
WHA Policy
Families must sign a declaration form at initial certification and each annual recertification
identifying all assets that have been disposed of for less than fair market value or declaring
that no assets have been disposed of for less than fair market value. WHA may verify the
value of the assets disposed of if other information available to WHA does not appear to
agree with the information reported by the family.
Types of Assets
Checking and Savings Accounts
WHA Policy
In determining the value of a checking account, WHA will use the average monthly balance
for the last six months.
In determining the value of a savings account, WHA will use the current balance.
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In determining the anticipated income from an interest-bearing checking or savings
account, WHA will multiply the value of the account by the current rate of interest paid on
the account.
Investment Accounts Such as Stocks, Bonds, Saving Certificates, and Money Market Funds
WHA Policy
In determining the market value of an investment account, the WHA will use the value of
the account on the most recent investment report.
How anticipated income from an investment account will be calculated depends on whether
the rate of return is known. For assets that are held in an investment account with a known
rate of return (e.g., savings certificates), asset income will be calculated based on that
known rate (market value multiplied by rate of earnings). When the anticipated rate of
return is not known (e.g., stocks), WHA will calculate asset income based on the earnings
for the most recent reporting period.
Equity in Real Property or Other Capital Investments
WHA Policy
In determining the equity, WHA will determine market value by examining recent sales of
at least three properties in the surrounding or similar neighborhood that possess
comparable factors that affect market value.
WHA will first use the payoff amount for the loan (mortgage) as the unpaid balance to
calculate equity. If the payoff amount is not available, WHA will use the basic loan balance
information to deduct from the market value in the equity calculation.
WHA Policy
For the purposes of calculating expenses to convert to cash for real property, WHA will use
ten percent of the market value of the home.
WHA Policy
In the case of capital investments owned jointly with others not living in a family’s unit, a
prorated share of the property’s cash value will be counted as an asset unless the WHA
determines that the family receives no income from the property and is unable to sell or
otherwise convert the asset to cash.
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Trusts
A trust is a legal arrangement generally regulated by state law in which one party (the creator or
grantor) transfers property to a second party (the trustee) who holds the property for the benefit
of one or more third parties (the beneficiaries).
Revocable Trusts
If any member of a family has the right to withdraw the funds in a trust, the value of the trust is
considered an asset [HCV GB, p. 5-25]. Any income earned as a result of investment of trust
funds is counted as actual asset income, whether the income is paid to the family or deposited in
the trust.
Nonrevocable Trusts
In cases where a trust is not revocable by, or under the control of, any member of a family, the
value of the trust fund is not considered an asset. However, any income distributed to the family
from such a trust is counted as a periodic payment or a lump-sum receipt, as appropriate [24 CFR
5.603(b)]. (Periodic payments are covered in section 6-I.H. Lump-sum receipts are discussed
earlier in this section.)
Retirement Accounts
Company Retirement/Pension Accounts
In order to correctly include or exclude as an asset any amount held in a company retirement or
pension account by an employed person, the PHA must know whether the money is accessible
before retirement.
While a family member is employed, only the amount the family member can withdraw without
retiring or terminating employment is counted as an asset.
After a family member retires or terminates employment, any amount distributed to the family
member is counted as a periodic payment or a lump-sum receipt, as appropriate, except to the
extent that it represents funds invested in the account by the family member. The balance in the
account is counted as an asset only if it remains accessible to the family member.
IRA, Keogh, and Similar Retirement Savings Accounts
IRA, Keogh, and similar retirement savings accounts are counted as assets even though early
withdrawal would result in a penalty.
Personal Property
WHA Policy
In determining the value of personal property held as an investment, WHA will use the
family’s estimate of the value. WHA may obtain an appraisal if there is reason to believe
that the family’s estimated value is off by $50 or more. The family must cooperate with the
appraiser but cannot be charged any costs related to the appraisal.
Generally, personal property held as an investment generates no income until it is disposed
of. If regular income is generated (e.g., income from renting the personal property), the
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amount that is expected to be earned in the coming year is counted as actual income from
the asset.
WHA Policy
Necessary personal property consists of only those items not held as an investment. It may
include clothing, furniture, household furnishings, jewelry, and vehicles, including those
specially equipped for persons with disabilities.
Life Insurance
The cash value of a life insurance policy available to a family member before death, such as a
whole life or universal life policy, is included in the calculation of the value of the family’s
assets [HCV GB 5-25]. The cash value is the surrender value. If such a policy earns dividends or
interest that the family could elect to receive, the anticipated amount of dividends or interest is
counted as income from the asset whether or not the family actually receives it.
6-I.H. PERIODIC PAYMENTS
Periodic payments are forms of income received on a regular basis. HUD regulations specify
periodic payments that are and are not included in annual income.
Periodic Payments Included in Annual Income
Periodic payments from sources such as social security, unemployment and welfare assistance,
annuities, insurance policies, retirement funds, and pensions. However, periodic payments
from retirement accounts, annuities, and similar forms of investments are counted only after
they exceed the amount contributed by the family [24 CFR 5.609(b)(4) and (b)(3)].
Disability or death benefits and lottery receipts paid periodically, rather than in a single lump
sum [24 CFR 5.609(b)(4) and HCV, p. 5-14]
Lump-Sum Payments for the Delayed Start of a Periodic Payment
Most lump sums received as a result of delays in processing periodic payments, such as
unemployment or welfare assistance, are counted as income. However, lump-sum receipts for the
delayed start of periodic social security or supplemental security income (SSI) payments are not
counted as income. Additionally, any deferred disability benefits that are received in a lump sum
or in prospective monthly amounts from the Department of Veterans Affairs are to be excluded
from annual income [24 CFR 5.609(c)(14)].
WHA Policy
When a delayed-start payment is received and reported during the period in which WHA is
processing an annual reexamination, WHA will adjust the tenant rent retroactively for the
period the payment was intended to cover. The family may pay in full any amount due or
request to enter into a repayment agreement with WHA.
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Treatment of Overpayment Deductions from Social Security Benefits
The PHA must make a special calculation of annual income when the Social Security
Administration (SSA) overpays an individual, resulting in a withholding or deduction from his or
her benefit amount until the overpayment is paid in full. The amount and duration of the
withholding will vary depending on the amount of the overpayment and the percent of the
benefit rate withheld. Regardless of the amount withheld or the length of the withholding period,
the PHA must use the reduced benefit amount after deducting only the amount of the
overpayment withholding from the gross benefit amount [Notice PIH 2012-10].
Periodic Payments Excluded from Annual Income
Payments received for the care of foster children or foster adults (usually persons with
disabilities, unrelated to the tenant family, who are unable to live alone) [24 CFR
5.609(c)(2)]. Kinship care payments are considered equivalent to foster care payments and
are also excluded from annual income [Notice PIH 2012-1].
WHA Policy
WHA will exclude payments for the care of foster children and foster adults only if the care
is provided through an official arrangement with a local welfare agency [HCV GB, p. 5-18].
Amounts paid by a state agency to a family with a member who has a developmental disability
and is living at home to offset the cost of services and equipment needed to keep the
developmentally disabled family member at home [24 CFR 5.609(c)(16)]
Amounts received under the Low-Income Home Energy Assistance Program (42 U.S.C. 1626(c))
[24 CFR 5.609(c)(17)]
Amounts received under the Child Care and Development Block Grant Act of 1990 (42 U.S.C.
9858q) [24 CFR 5.609(c)(17)]
Earned Income Tax Credit (EITC) refund payments (26 U.S.C. 32(j)) [24 CFR 5.609(c)(17)].
Note: EITC may be paid periodically if the family elects to receive the amount due as part of
payroll payments from an employer.
Lump sums received as a result of delays in processing Social Security and SSI payments (see
section 6-I.H.) [24 CFR 5.609(c)(14)].
Lump-sums or prospective monthly amounts received as deferred disability benefits from the
Department of Veterans Affairs (VA) [24 CFR 5.609(c)(14)].
6-I.I. PAYMENTS IN LIEU OF EARNINGS
Payments in lieu of earnings, such as unemployment and disability compensation, worker’s
compensation, and severance pay, are counted as income [24 CFR 5.609(b)(5)] if they are
received either in the form of periodic payments or in the form of a lump-sum amount or
prospective monthly amounts for the delayed start of a periodic payment. If they are received in
a one-time lump sum (as a settlement, for instance), they are treated as lump-sum receipts [24
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CFR 5.609(c)(3)]. (See also the discussion of periodic payments in section 6-I.H and the
discussion of lump-sum receipts in section 6-I.G.)
6-I.J. WELFARE ASSISTANCE
Overview
Welfare assistance is counted in annual income. Welfare assistance includes Temporary
Assistance for Needy Families (TANF) and any payments to individuals or families based on
need that are made under programs funded separately or jointly by federal, state, or local
governments [24 CFR 5.603(b)].
Sanctions Resulting in the Reduction of Welfare Benefits [24 CFR 5.615]
The PHA must make a special calculation of annual income when the welfare agency imposes
certain sanctions on certain families. The requirements are summarized below. This rule applies
only if a family was a public housing resident at the time the sanction was imposed.
Covered Families
The families covered by 24 CFR 5.615 are those “who receive welfare assistance or other public
assistance benefits (‘welfare benefits’) from a State or other public agency (’welfare agency’)
under a program for which Federal, State or local law requires that a member of the family must
participate in an economic self-sufficiency program as a condition for such assistance” [24 CFR
5.615(b)]
Imputed Income
When a welfare agency imposes a sanction that reduces a family’s welfare income because the
family commits fraud or fails to comply with the agency’s economic self-sufficiency program or
work activities requirement, the PHA must include in annual income “imputed” welfare income.
The PHA must request that the welfare agency provide the reason for the reduction of benefits
and the amount of the reduction of benefits. The imputed welfare income is the amount that the
benefits were reduced as a result of the sanction.
This requirement does not apply to reductions in welfare benefits: (1) at the expiration of the
lifetime or other time limit on the payment of welfare benefits, (2) if a family member is unable
to find employment even though the family member has complied with the welfare agency
economic self-sufficiency or work activities requirements, or (3) because a family member has
not complied with other welfare agency requirements [24 CFR 5.615(b)(2)].
For special procedures related to grievance hearings based upon the PHA’s denial of a family’s
request to lower rent when the family experiences a welfare benefit reduction.
Offsets
The amount of the imputed welfare income is offset by the amount of additional income the
family begins to receive after the sanction is imposed. When the additional income equals or
exceeds the imputed welfare income, the imputed income is reduced to zero [24 CFR
5.615(c)(4)].
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6-I.K. PERIODIC AND DETERMINABLE ALLOWANCES [24 CFR 5.609(b)(7)]
Alimony and Child Support
WHA Policy
WHA will count court-awarded amounts for alimony and child support unless WHA
verifies that (1) the payments are not being made and (2) the family has made reasonable
efforts to collect amounts due, including filing with courts or agencies responsible for
enforcing payments.
Families who do not have court-awarded alimony and child support awards are not
required to seek a court award and are not required to take independent legal action to
obtain collection.
Regular Contributions or Gifts
WHA Policy
Examples of regular contributions include: (1) regular payment of a family’s bill s (e.g.,
utilities, telephone, rent, credit cards, and car payments), (2) cash or other liquid assets
provided to any family member on a regular basis, and (3) “in-kind” contributions such as
groceries and clothing provided to a family on a regular basis.
Nonmonetary contributions will be valued at the cost of purchasing the items, as
determined by WHA. For contributions that may vary from month to month (e.g., utility
payments), WHA will include an average amount based upon past history.
6-I.L. ADDITIONAL EXCLUSIONS FROM ANNUAL INCOME
WHA Policy
Regular financial support from parents or guardians to students for food, clothing personal
items, and entertainment is not considered student financial assistance and is included in
annual income.
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6-II.A. INTRODUCTION
Overview
HUD regulations require PHAs to deduct from annual income any of five mandatory deductions
for which a family qualifies. The resulting amount is the family’s adjusted income. Mandatory
deductions are found in 24 CFR 5.611.
5.611(a) Mandatory deductions. In determining adjusted income, the responsible entity (PHA)
must deduct the following amounts from annual income:
(1) $480 for each dependent;
(2) $400 for any elderly family or disabled family;
(3) The sum of the following, to the extent the sum exceeds three percent of annual income:
(i) Unreimbursed medical expenses of any elderly family or disabled family;
(ii) Unreimbursed reasonable attendant care and auxiliary apparatus expenses for each member
of the family who is a person with disabilities, to the extent necessary to enable any member of
the family (including the member who is a person with disabilities) to be employed. This
deduction may not exceed the earned income received by family members who are 18 years of
age or older and who are able to work because of such attendant care or auxiliary apparatus; and
(4) Any reasonable child care expenses necessary to enable a member of the family to be
employed or to further his or her education.
This part covers policies related to these mandatory deductions. Verification requirements related
to these deductions are found in Chapter 7, Verifications.
Anticipating Expenses
WHA Policy
Generally, WHA will use current circumstances to anticipate expenses. When possible, for
costs that are expected to fluctuate during the year (e.g., child care during school and non-
school periods and cyclical medical expenses), WHA will estimate costs based on historic
data and known future costs.
If a family has an accumulated debt for medical or disability assistance expenses, WHA
will include as an eligible expense the portion of the debt that the family expects to pay
during the period for which the income determination is being made. However, amounts
previously deducted will not be allowed even if the amounts were not paid as expected in a
preceding period. WHA may require the family to provide documentation of payments
made in the preceding year.
6-II.B. DEPENDENT DEDUCTION
An allowance of $480 is deducted from annual income for each dependent [24 CFR 5.611(a)(1)].
Dependent is defined as any family member other than the head, spouse, or cohead who is under
the age of 18 or who is 18 or older and is a person with disabilities or a full-time student. Foster
children, foster adults, and live-in aides are never considered dependents [24 CFR 5.603(b)].
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6-II.C. ELDERLY OR DISABLED FAMILY DEDUCTION
A single deduction of $400 is taken for any elderly or disabled family [24 CFR 5.611(a)(2)]. An
elderly family is a family whose head, spouse, cohead, or sole member is 62 years of age or
older, and a disabled family is a family whose head, spouse, cohead, or sole member is a person
with disabilities [24 CFR 5.403].
6-II.D. MEDICAL EXPENSES DEDUCTION [24 CFR 5.611(a)(3)(i)]
Definition of Medical Expenses
HUD regulations define medical expenses at 24 CFR 5.603(b) to mean “medical expenses,
including medical insurance premiums, that are anticipated during the period for which annual
income is computed, and that are not covered by insurance.”
WHA Policy
The most current IRS Publication 502, Medical and Dental Expenses, will be used as a
reference to determine the costs that qualify as medical expenses.
Summary of Allowable Medical Expenses from IRS Publication 502
Services of medical professionals
Surgery and medical procedures that
are necessary, legal, noncosmetic
Services of medical facilities
Hospitalization, long-term care, and
in-home nursing services
Prescription medicines and insulin, but
not nonprescription medicines even if
recommended by a doctor
Improvements to housing directly
related to medical needs (e.g., ramps
for a wheel chair, handrails)
Substance abuse treatment programs
Psychiatric treatment
Ambulance services and some costs of
transportation related to medical
expenses
The cost and care of necessary
equipment related to a medical
condition (e.g., eyeglasses/lenses,
hearing aids, crutches, and artificial
teeth)
Cost and continuing care of necessary
service animals
Medical insurance premiums or the
cost of a health maintenance
organization (HMO)
Note: This chart provides a summary of eligible medical expenses only.
Detailed information is provided in IRS Publication 502. Medical expenses are
considered only to the extent they are not reimbursed by insurance or some
other source.
Families That Qualify for Both Medical and Disability Assistance Expenses
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WHA Policy
This policy applies only to families in which the head, spouse, or cohead is 62 or older or is
a person with disabilities.
When expenses anticipated by a family could be defined as either medical or disability
assistance expenses, WHA will consider them medical expenses unless it is clear that the
expenses are incurred exclusively to enable a person with disabilities to work.
6-II.E. DISABILITY ASSISTANCE EXPENSES DEDUCTION [24 CFR 5.603(b) and
24 CFR 5.611(a)(3)(ii)]
Reasonable expenses for attendant care and auxiliary apparatus for a disabled family member
may be deducted if they: (1) are necessary to enable a family member 18 years or older to work,
(2) are not paid to a family member or reimbursed by an outside source, (3) in combination with
any medical expenses, exceed three percent of annual income, and (4) do not exceed the earned
income received by the family member who is enabled to work.
Earned Income Limit on the Disability Assistance Expense Deduction
WHA Policy
The family must identify the family members enabled to work as a result of the disabili ty
assistance expenses. In evaluating the family’s request, WHA will consider factors such as
how the work schedule of the relevant family members relates to the hours of care
provided, the time required for transportation, the relationship of the family members to
the person with disabilities, and any special needs of the person with disabilities that might
determine which family members are enabled to work.
When WHA determines that the disability assistance expenses enable more than one family
member to work, the disability assistance expenses will be capped by the sum of the family
members’ incomes.
Eligible Disability Expenses
Eligible Auxiliary Apparatus
WHA Policy
Expenses incurred for maintaining or repairing an auxiliary apparatus are eligible. In the
case of an apparatus that is specially adapted to accommodate a person with disabilities
(e.g., a vehicle or computer), the cost to maintain the special adaptations (but not
maintenance of the apparatus itself) is an eligible expense. The cost of service animals
trained to give assistance to persons with disabilities, including the cost of acquiring the
animal, veterinary care, food, grooming, and other continuing costs of care, will be
included.
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Eligible Attendant Care
WHA Policy
Attendant care includes, but is not limited to, reasonable costs for home medical care,
nursing services, in-home or center-based care services, interpreters for persons with
hearing impairments, and readers for persons with visual disabilities.
Attendant care expenses will be included for the period that the person enabled to work is
employed plus reasonable transportation time. The cost of general housekeeping and
personal services is not an eligible attendant care expense. However, if the person enabled
to work is the person with disabilities, personal services necessary to enable the person with
disabilities to work are eligible.
If the care attendant also provides other services to the family, WHA will prorate
the cost and allow only that portion of the expenses attributable to attendant care
that enables a family member to work. For example, if the care provider also cares
for a child who is not the person with disabilities, the cost of care must be prorated.
Unless otherwise specified by the care provider, the calculation will be based upon
the number of hours spent in each activity and/or the number of persons under
care.
Payments to Family Members
No disability expenses may be deducted for payments to a member of a tenant family [23 CFR
5.603(b)]. However, expenses paid to a relative who is not a member of the tenant family may be
deducted if they are reimbursed by an outside source.
Necessary and Reasonable Expenses
WHA Policy
WHA determines the reasonableness of the expenses based on typical costs of care or
apparatus in the locality. To establish typical costs, WHA will collect information from
organizations that provide services and support to persons with disabilities. A family may
present, and WHA will consider, the family’s justification for costs that exceed typical costs
in the area.
Families That Qualify for Both Medical and Disability Assistance Expenses
WHA Policy
This policy applies only to families in which the head, spouse, or cohead is 62 or older or is
a person with disabilities.
When expenses anticipated by a family could be defined as either medical or disability
assistance expenses, WHA will consider them medical expenses unless it is clear that the
expenses are incurred exclusively to enable a person with disabilities to work.
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6-II.F. CHILD CARE EXPENSE DEDUCTION
Qualifying for the Deduction
Determining Who Is Enabled to Pursue an Eligible Activity
WHA Policy
The family must identify the family member(s) enabled to pursue an eligible activity. The
term eligible activity in this section means any of the activities that may make the family
eligible for a child care deduction (seeking work, pursuing an education, or being gainfully
employed).
In evaluating the family’s request, WHA will consider factors such as how the schedule for
the claimed activity relates to the hours of care provided, the time required for
transportation, the relationship of the family member(s) to the child, and any special needs
of the child that might help determine which family member is enabled to pursue an
eligible activity.
Seeking Work
WHA Policy
If the child care expense being claimed is to enable a family member to seek employment,
the family must provide evidence of the family member’s efforts to obtain employment at
each reexamination. The deduction may be reduced or denied if the family member’s job
search efforts are not commensurate with the child care expense being allowed by WHA.
Furthering Education
WHA Policy
If the child care expense being claimed is to enable a family member to further his or her
education, the member must be enrolled in school (academic or vocational) or participating
in a formal training program. The family member is not required to be a full-time student,
but the time spent in educational activities must be commensurate with the child care
claimed.
Being Gainfully Employed
WHA Policy
If the child care expense being claimed is to enable a family member to be gainfully
employed, the family must provide evidence of the family member’s employment during
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the time that child care is being provided. Gainful employment is any legal work activity
(full- or part-time) for which a family member is compensated.
Earned Income Limit on Child Care Expense Deduction
WHA Policy
When the child care expense being claimed is to enable a family member to work, only one
family member’s income will be considered for a given period of time. When more than one
family member works during a given period, WHA generally will limit allowable child care
expenses to the earned income of the lowest-paid member. The family may provide
information that supports a request to designate another family member as the person
enabled to work.
Eligible Child Care Expenses
The type of care to be provided is determined by the tenant family. The PHA may not refuse to
give a family the child care expense deduction because there is an adult family member in the
household that may be available to provide child care.
Allowable Child Care Activities
WHA Policy
For school-age children, costs attributable to public or private school activities during
standard school hours are not considered. Expenses incurred for supervised activities after
school or during school holidays (e.g., summer day camp, after-school sports league) are
allowable forms of child care.
The costs of general housekeeping and personal services are not eligible. Likewise, child
care expenses paid to a family member who lives in the family’s unit are not eligible;
however, payments for child care to relatives who do not live in the unit are eligible.
If a child care provider also renders other services to a family or child care is used to
enable a family member to conduct activities that are not eligible for consid eration, the
WHA will prorate the costs and allow only that portion of the expenses that is attributable
to child care for eligible activities. For example, if the care provider also cares for a child
with disabilities who is 13 or older, the cost of care will be prorated. Unless otherwise
specified by the child care provider, the calculation will be based upon the number of hours
spent in each activity and/or the number of persons under care.
Necessary and Reasonable Costs
WHA Policy
Child care expenses will be considered for the time required for the eligible activity plus
reasonable transportation time. For child care that enables a family member to go to
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school, the time allowed may include not more than one study hour for each hour spent in
class.
To establish the reasonableness of child care costs, WHA will use the schedule of child care
costs from the local welfare agency. Families may present, and the WHA will consider,
justification for costs that exceed typical costs in the area.
6-II.G. PERMISSIVE DEDUCTIONS [24 CFR 5.611(b)(1)]
WHA Policy
WHA has opted not to use permissive deductions.
PART III: CALCULATING RENT
6-III.A. OVERVIEW OF INCOME-BASED RENT CALCULATIONS
The first step in calculating income-based rent is to determine each family’s total tenant payment
(TTP). Then, if the family is occupying a unit that has tenant-paid utilities, the utility allowance
is subtracted from the TTP. The result of this calculation, if a positive number, is the tenant rent.
If the TTP is less than the utility allowance, the result of this calculation is a negative number,
and is called the utility reimbursement, which may be paid to the family or directly to the utility
company by the PHA.
TTP Formula [24 CFR 5.628]
HUD regulations specify the formula for calculating the total tenant payment (TTP) for a tenant
family. TTP is the highest of the following amounts, rounded to the nearest dollar:
30 percent of the family’s monthly adjusted income (adjusted income is defined in Part II)
10 percent of the family’s monthly gross income (annual income, as defined in Part I, divided by
12)
The welfare rent (in as-paid states only)
A minimum rent between $0 and $50 that is established by the PHA
The PHA has authority to suspend and exempt families from minimum rent when a financial
hardship exists, as defined in section 6-III.B.
Welfare Rent [24 CFR 5.628]
WHA Policy
Welfare rent does not apply in this locality.
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Minimum Rent [24 CFR 5.630]
WHA Policy
The minimum rent for this locality is $50.
WHA Policy
WHA chooses not to adopt optional changes to income-based rents.
Ceiling Rents [24 CFR 960.253 (c)(2) and (d)]
WHA Policy
WHA chooses not to use ceiling rents.
Utility Reimbursement [24 CFR 960.253(c)(4)]
WHA Policy
WHA will make utility reimbursements to the family.
WHA Policy
WHA will issue all utility reimbursements monthly.
6-III.B. FINANCIAL HARDSHIPS AFFECTING MINIMUM RENT [24 CFR 5.630]
WHA Policy
The financial hardship rules described below do not apply in this jurisdiction because
WHA has established a minimum rent of $50.
Overview
If the PHA establishes a minimum rent greater than zero, the PHA must grant an exemption from
the minimum rent if a family is unable to pay the minimum rent because of financial hardship.
The financial hardship exemption applies only to families required to pay the minimum rent. If a
family’s TTP is higher than the minimum rent, the family is not eligible for a hardship
exemption. If the PHA determines that a hardship exists, the TTP is the highest of the remaining
components of the family’s calculated TTP.
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HUD-Defined Financial Hardship
WHA Policy
A hardship will be considered to exist only if the loss of eligibility has an impact on the
family’s ability to pay the minimum rent.
For a family waiting for a determination of eligibility, the hardship period will end as of the
first of the month following (1) implementation of assistance, if approved, or (2) the
decision to deny assistance. A family whose request for assistance is denied may request a
hardship exemption based upon one of the other allowable hardship circumstances.
(2) The family would be evicted because it is unable to pay the minimum rent.
WHA Policy
For a family to qualify under this provision, the cause of the potential eviction must be the
family’s failure to pay rent or tenant-paid utilities.
(3) Family income has decreased because of changed family circumstances, including the
loss of employment.
(4) A death has occurred in the family.
WHA Policy
In order to qualify under this provision, a family must describe how the death has created
a financial hardship (e.g., because of funeral-related expenses or the loss of the family
member’s income).
(5) The family has experienced other circumstances determined by WHA.
WHA Policy
WHA has not established any additional hardship criteria.
Implementation of Hardship Exemption
Determination of Hardship
WHA Policy
WHA defines temporary hardship as a hardship expected to last 90 days or less. Long
term hardship is defined as a hardship expected to last more than 90 days.
Page 82 of 282
Example: Impact of Minimum Rent Exemption
Assume the PHA has established a minimum rent of $35.
TTP – No Hardship TTP – With Hardship
$0
$15
N/A
$35
30% of monthly adjusted income
10% of monthly gross income
Welfare rent
Minimum rent
$0
$15
N/A
$35
30% of monthly adjusted income
10% of monthly gross income
Welfare rent
Minimum rent
Minimum rent applies.
TTP = $35
Hardship exemption granted.
TTP = $15
WHA Policy
To qualify for a hardship exemption, a family must submit a request for a hardship
exemption in writing. The request must explain the nature of the hardship and how the
hardship has affected the family’s ability to pay the minimum rent.
No Financial Hardship
WHA Policy
WHA will require the family to repay the suspended amount within 30 calendar days of
WHA’s notice that a hardship exemption has not been granted.
Temporary Hardship
WHA Policy
WHA will enter into a repayment agreement in accordance with WHA's repayment
agreement policy.
Long-Term Hardship
WHA Policy
The hardship period ends when any of the following circumstances apply:
(1) At an interim or annual reexamination, the family’s calculated TTP is greater than the
minimum rent.
(2) For hardship conditions based on loss of income, the hardship condition will continue to
be recognized until new sources of income are received that are at least equal to the
amount lost. For example, if a hardship is approved because a family no longer receives
a $60/month child support payment, the hardship will continue to exist until the family
Page 83 of 282
receives at least $60/month in income from another source or once again begins to
receive the child support.
(3) For hardship conditions based upon hardship-related expenses, the minimum rent
exemption will continue to be recognized until the cumulative amount exempted is
equal to the expense incurred.
6-III.C. UTILITY ALLOWANCES [24 CFR 965, Subpart E]
Overview
Utility allowances are provided to families paying income-based rents when the cost of utilities
is not included in the rent. When determining a family’s income-based rent, the PHA must use
the utility allowance applicable to the type of dwelling unit leased by the family.
For policies on establishing and updating utility allowances, see Chapter 16.
Reasonable Accommodation [24 CFR 8]
On request from a family, PHAs must approve a utility allowance that is higher than the
applicable amount for the dwelling unit if a higher utility allowance is needed as a reasonable
accommodation to make the program accessible to and usable by the family with a disability.
Residents with disabilities may not be charged for the use of certain resident-supplied appliances
if there is a verified need for special equipment because of the disability.
The PHA must review its schedule of utility allowances each year. Between annual reviews, the
PHA must revise the utility allowance schedule if there is a rate change that by itself or together
with prior rate changes not adjusted for, results in a change of 10 percent or more from the rate
on which such allowances were based. Adjustments to resident payments as a result of such
changes must be retroactive to the first day of the month following the month in which the last
rate change taken into account in such revision became effective [PH Occ GB, p. 171].
The tenant rent calculations must reflect any changes in the PHA’s utility allowance schedule [24
CFR 960.253(c)(3)].
WHA Policy
Unless the WHA is required to revise utility allowances retroactively, revised utility
allowances will be applied to a family’s rent calculations at the first annual reexamination
after the allowance is adopted.
6-III.D. PRORATED RENT FOR MIXED FAMILIES [24 CFR 5.520]
WHA Policy
Revised public housing flat rents will be applied to a mixed family’s rent calculation at the
first annual reexamination after the revision is adopted.
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6-III.E. FLAT RENTS AND FAMILY CHOICE IN RENTS [24 CFR 960.253]
Flat Rents [24 CFR 960.253(b)]
The flat rent is designed to encourage self-sufficiency and to avoid creating disincentives for
continued residency by families who are attempting to become economically self-sufficient.
Changes in family income, expenses, or composition will not affect the flat rent amount because
it is outside the income-based formula.
Policies related to the reexamination of families paying flat rent are contained in Chapter 9, and
policies related to the establishment and review of flat rents are contained in Chapter 16.
Family Choice in Rents [24 CFR 960.253(a) and (e)]
Once each year, the PHA must offer families the choice between a flat rent and an income-based
rent. The family may not be offered this choice more than once a year. The PHA must document
that flat rents were offered to families under the methods used to determine flat rents for the
PHA.
WHA Policy
Annually WHA will offer to a family the choice between flat and income-based rent will be
conducted upon admission and upon each subsequent annual reexamination.
WHA will require families to submit their choice of flat or income-based rent in writing
and will maintain such requests in the tenant file as part of the admission or annual
reexamination process.
Switching from Flat Rent to Income-Based Rent Due to Hardship [24 CFR 960.253(f)]
WHA Policy
Upon determination by WHA that a financial hardship exists, WHA will allow a family to
switch from flat rent to income-based rent effective the first of the month following the
family’s request.
Reasons for financial hardship include:
The family has experienced a decrease in income because of changed circumstances,
including loss or reduction of employment, death in the family, or reduction in or loss of
earnings or other assistance
The family has experienced an increase in expenses, because of changed circumstances,
for medical costs, child care, transportation, education, or similar items
Such other situations determined by WHA to be appropriate
WHA Policy
WHA considers payment of flat rent to be a financial hardship whenever the switch to
income-based rent would be lower than the flat rent.
Page 85 of 282
Phasing in Flat Rents [Notice PIH 2015-13; 24 CFR 960.253(b)]
When new flat rents requirements were implemented in 2014, HUD limited the increase for
existing residents paying flat rent at that time to no more than 35 percent of the current tenant
rent per year. In some cases, this meant that some residents had or will have their flat rents
phased-in at the time of their annual recertification. To do this, PHAs conduct a flat rent impact
analysis to determine whether a Phase-in is or was necessary. For families whose flat rent is
being Phased-in, the PHA must multiply the family’s current rent amount by 1.35 and compare
the result to the flat rent under the PHA’s policies. Families who have subsequently been
admitted to the program or have subsequently selected flat rent will not experience a phase-in.
Notice PIH 2015-13 requires that flat rents must be phased in at the full 35 percent per year.
PHAs do not have the option of Phasing in flat rent increases at less than 35 percent per year.
Example: A family was paying a flat rent of $500 per month. At their annual recertification, the
PHA has increased the flat rent for their unit size to comply with the new requirements to $700.
The PHA conducted a flat rent impact analysis as follows:
$500 x 1.35 = $675
Since the PHA’s increased flat rent of $700 resulted in a rent increase of more than 35 percent,
the PHA offered the family the choice to pay either $675 per month or an income-based rent.
The flat rent increase was phased in. At their next annual recertification in November 2015, the
PHA will again multiply the family’s current flat rent by 1.35 and compare the results to the
PHA’s current flat rent.
Flat Rents and Earned Income Disallowance [A&O FAQs]
Because the EID is a function of income-based rents, a family paying flat rent cannot qualify for
the EID even if a family member experiences an event that would qualify the family for the EID.
If the family later chooses to pay income-based rent, they would only qualify for the EID if a
new qualifying event occurred.
Under the EID original calculation method, a family currently paying flat rent that previously
qualified for the EID while paying income-based rent and is currently within their exclusion
period would have the exclusion period continue while paying flat rent as long as the
employment that is the subject of the exclusion continues. A family paying flat rent could
therefore see a family member’s exclusion period expire while the family is paying flat rent.
Under the EID revised calculation method, a family currently paying flat rent that previously
qualified for the EID while paying income-based rent and is currently within their exclusion
period would have the exclusion period continue while paying flat rent regardless whether the
employment that is the subject of the exclusion continues. A family paying flat rent could
therefore see a family member’s exclusion period expire while the family is paying flat rent.
Page 86 of 282
EXHIBIT 6-1: ANNUAL INCOME INCLUSIONS
24 CFR 5.609
(a) Annual income means all amounts, monetary or
not, which:
(1) Go to, or on behalf of, the family head or
spouse (even if temporarily absent) or to any other
family member; or
(2) Are anticipated to be received from a source
outside the family during the 12-month period
following admission or annual reexamination
effective date; and
(3) Which are not specifically excluded in
paragraph (c) of this section.
(4) Annual income also means amounts derived
(during the 12-month period) from assets to which
any member of the family has access.
(b) Annual income includes, but is not limited to:
(1) The full amount, before any payroll deductions,
of wages and salaries, overtime pay, commissions,
fees, tips and bonuses, and other compensation for
personal services;
(2) The net income from the operation of a
business or profession. Expenditures for business
expansion or amortization of capital indebtedness
shall not be used as deductions in determining net
income. An allowance for depreciation of assets
used in a business or profession may be deducted,
based on straight line depreciation, as provided in
Internal Revenue Service regulations. Any
withdrawal of cash or assets from the operation of
a business or profession will be included in
income, except to the extent the withdrawal is
reimbursement of cash or assets invested in the
operation by the family;
1 Text of 45 CFR 260.31 follows (next page).
(3) Interest, dividends, and other net income of any
kind from real or personal property. Expenditures
for amortization of capital indebtedness shall not
be used as deductions in determining net income.
An allowance for depreciation is permitted only as
authorized in paragraph (b)(2) of this section. Any
withdrawal of cash or assets from an investment
will be included in income, except to the extent the
withdrawal is reimbursement of cash or assets
invested by the family. Where the family has net
family assets in excess of $5,000, annual income
shall include the greater of the actual income
derived from all net family assets or a percentage
of the value of such assets based on the current
passbook savings rate, as determined by HUD;
(4) The full amount of periodic amounts received
from Social Security, annuities, insurance policies,
retirement funds, pensions, disability or death
benefits, and other similar types of periodic
receipts, including a lump-sum amount or
prospective monthly amounts for the delayed start
of a periodic amount (except as provided in
paragraph (c)(14) of this section);
(5) Payments in lieu of earnings, such as
unemployment and disability compensation,
worker's compensation and severance pay (except
as provided in paragraph (c)(3) of this section);
(6) Welfare assistance payments.
(i) Welfare assistance payments made under the
Temporary Assistance for Needy Families (TANF)
program are included in annual income only to the
extent such payments:
(A) Qualify as assistance under the TANF program
definition at 45 CFR 260.311; and
(B) Are not otherwise excluded under paragraph
(c) of this section.
Page 87 of 282
(ii) If the welfare assistance payment includes an
amount specifically designated for shelter and
utilities that is subject to adjustment by the welfare
assistance agency in accordance with the actual
cost of shelter and utilities, the amount of welfare
assistance income to be included as income shall
consist of:
(A) The amount of the allowance or grant
exclusive of the amount specifically designated for
shelter or utilities; plus
(B) The maximum amount that the welfare
assistance agency could in fact allow the family for
shelter and utilities. If the family's welfare
assistance is ratably reduced from the standard of
need by applying a percentage, the amount
calculated under this paragraph shall be the amount
resulting from one application of the percentage.
(7) Periodic and determinable allowances, such as
alimony and child support payments, and regular
contributions or gifts received from organizations
or from persons not residing in the dwelling;
(8) All regular pay, special pay and allowances of a
member of the Armed Forces (except as provided
in paragraph (c)(7) of this section)
(9) For section 8 programs only and as
provided in 24 CFR 5.612, any financial
assistance, in excess of amounts received for
tuition, that an individual receives under the
Higher Education Act of 1965 (20 U.S.C. 1001
et seq.), from private sources, or from an
institution of higher education (as defined
under the Higher Education Act of 1965
(20 U.S.C. 1002)), shall be considered income
to that individual, except that financial
assistance described in this paragraph is not
considered annual income for persons over the
age of 23 with dependent children. For
purposes of this paragraph, “financial
assistance” does not include loan proceeds for
the purpose of determining income.
HHS DEFINITION OF "ASSISTANCE"
45 CFR: GENERAL TEMPORARY ASSISTANCE
FOR NEEDY FAMILIES
260.31 PHAt does the term “assistance” mean?
(a)(1) The term “assistance” includes cash,
payments, vouchers, and other forms of benefits
designed to meet a family’s ongoing basic needs
(i.e., for food, clothing, shelter, utilities, household
goods, personal care items, and general incidental
expenses).
(2) It includes such benefits even when they are:
(i) Provided in the form of payments by a TANF
agency, or other agency on its behalf, to individual
recipients; and
(ii) Conditioned on participation in work
experience or community service (or any other
work activity under 261.30 of this chapter).
(3) Except where excluded under paragraph (b) of
this section, it also includes supportive services
such as transportation and child care provided to
families who are not employed.
(b) [The definition of “assistance”] excludes: (1)
Nonrecurrent, short-term benefits that:
(i) Are designed to deal with a specific crisis
situation or episode of need;
(ii) Are not intended to meet recurrent or ongoing
needs; and
(iii) Will not extend beyond four months.
(2) Work subsidies (i.e., payments to employers or
third parties to help cover the costs of employee
wages, benefits, supervision, and training);
(3) Supportive services such as child care and
transportation provided to families who are
employed;
(4) Refundable earned income tax credits;
(5) Contributions to, and distributions from,
Individual Development Accounts;
(6) Services such as counseling, case management,
peer support, child care information and referral,
transitional services, job retention, job
advancement, and other employment-related
services that do not provide basic income support;
and
(7) Transportation benefits provided under a Job
Access or Reverse Commute project, pursuant to
section 404(k) of [the Social Security] Act, to an
individual who is not otherwise receiving
assistance
Page 88 of 282
EXHIBIT 6-2: ANNUAL INCOME EXCLUSIONS
24 CFR 5.609
(c) Annual income does not include the following:
(1) Income from employment of children
(including foster children) under the age of
18 years;
(2) Payments received for the care of foster
children or foster adults (usually persons with
disabilities, unrelated to the tenant family, who are
unable to live alone);
(3) Lump-sum additions to family assets, such as
inheritances, insurance payments (including
payments under health and accident insurance and
worker's compensation), capital gains and
settlement for personal or property losses (except
as provided in paragraph (b)(5) of this section);
(4) Amounts received by the family that are
specifically for, or in reimbursement of, the cost of
medical expenses for any family member;
(5) Income of a live-in aide, as defined in
Sec. 5.403;
(6) Subject to paragraph (b)(9) of this section,
the full amount of student financial assistance
paid directly to the student or to the
educational institution;
(7) The special pay to a family member serving in
the Armed Forces who is exposed to hostile fire;
(8) (i) Amounts received under training programs
funded by HUD;
(ii) Amounts received by a person with a disability
that are disregarded for a limited time for purposes
of Supplemental Security Income eligibility and
benefits because they are set aside for use under a
Plan to Attain Self-Sufficiency (PASS);
(iii) Amounts received by a participant in other
publicly assisted programs which are specifically
for or in reimbursement of out-of-pocket expenses
incurred (special equipment, clothing,
transportation, child care, etc.) and which are made
solely to allow participation in a specific program;
(iv) Amounts received under a resident service
stipend. A resident service stipend is a modest
amount (not to exceed $200 per month) received
by a resident for performing a service for the PHA
or owner, on a part-time basis, that enhances the
quality of life in the development. Such services
may include, but are not limited to, fire patrol, hall
monitoring, lawn maintenance, resident initiatives
coordination, and serving as a member of the
PHA's governing board. No resident may receive
more than one such stipend during the same period
of time;
(v) Incremental earnings and benefits resulting to
any family member from participation in
qualifying State or local employment training
programs (including training programs not
affiliated with a local government) and training of
a family member as resident management staff.
Amounts excluded by this provision must be
received under employment training programs with
clearly defined goals and objectives, and are
excluded only for the period during which the
family member participates in the employment
training program;
(9) Temporary, nonrecurring or sporadic income
(including gifts);
(10) Reparation payments paid by a foreign
government pursuant to claims filed under the laws
of that government by persons who were
persecuted during the Nazi era;
(11) Earnings in excess of $480 for each full-time
student 18 years old or older (excluding the head
of household and spouse);
(12) Adoption assistance payments in excess of
$480 per adopted child;
(13) [Reserved]
(14) Deferred periodic amounts from supplemental
security income and social security benefits that
are received in a lump sum amount or in
prospective monthly amounts, or any deferred
Department of Veterans Affairs disability benefits
that are received in a lump sum amount or
prospective monthly amounts.
Page 89 of 282
(15) Amounts received by the family in the form of
refunds or rebates under State or local law for
property taxes paid on the dwelling unit;
(16) Amounts paid by a State agency to a family
with a member who has a developmental disability
and is living at home to offset the cost of services
and equipment needed to keep the developmentally
disabled family member at home; or
(17) Amounts specifically excluded by any other
Federal statute from consideration as income for
purposes of determining eligibility or benefits
under a category of assistance programs that
includes assistance under any program to which
the exclusions set forth in 24 CFR 5.609(c) apply.
A notice will be published in the Federal Register
and distributed to PHAs and housing owners
identifying the benefits that qualify for this
exclusion. Updates will be published and
distributed when necessary. [See the following
chart for a list of benefits that qualify for this
exclusion.]
Page 90 of 282
EXHIBIT 6-3: TREATMENT OF FAMILY ASSETS
24 CFR 5.603(b) Net Family Assets
(1) Net cash value after deducting reasonable costs
that would be incurred in disposing of real
property, savings, stocks, bonds, and other forms
of capital investment, excluding interests in Indian
trust land and excluding equity accounts in HUD
homeownership programs. The value of necessary
items of personal property such as furniture and
automobiles shall be excluded.
(2) In cases where a trust fund has been established
and the trust is not revocable by, or under the
control of, any member of the family or household,
the value of the trust fund will not be considered an
asset so long as the fund continues to be held in
trust. Any income distributed from the trust fund
shall be counted when determining annual income
under Sec. 5.609.
(3) In determining net family assets, PHAs or
owners, as applicable, shall include the value of
any business or family assets disposed of by an
applicant or tenant for less than fair market value
(including a disposition in trust, but not in a
foreclosure or bankruptcy sale) during the two
years preceding the date of application for the
program or reexamination, as applicable, in excess
of the consideration received therefor. In the case
of a disposition as part of a separation or divorce
settlement, the disposition will not be considered to
be for less than fair market value if the applicant or
tenant receives important consideration not
measurable in dollar terms.
(4) For purposes of determining annual income
under Sec. 5.609, the term "net family assets'' does
not include the value of a home currently being
purchased with assistance under part 982, subpart
M of this title. This exclusion is limited to the first
10 years after the purchase date of the home.
Page 91 of 282
EXHIBIT 6-4: EARNED INCOME DISALLOWANCE
24 CFR 960.255 Self-sufficiency incentive–Disallowance of increase in annual income.
(a) Definitions. The following definitions apply for
purposes of this section.
Baseline income. The annual income immediately
prior to implementation of the disallowance
described in paragraph (c)(1) of this section of a
person who is a member of a qualified family.
Disallowance. Exclusion from annual income.
Previously unemployed includes a person who has
earned, in the twelve months previous to
employment, no more than would be received for
10 hours of work per week for 50 weeks at the
established minimum wage.
Qualified family. A family residing in public
housing:
(i) Whose annual income increases as a result of
employment of a family member who was
unemployed for one or more years previous to
employment;
(ii) Whose annual income increases as a result of
increased earnings by a family member during
participation in any economic self-sufficiency or
other job training program; or
(iii) Whose annual income increases, as a result of
new employment or increased earnings of a family
member, during or within six months after
receiving assistance, benefits or services under any
state program for temporary assistance for needy
families funded under Part A of Title IV of the
Social Security Act, as determined by the PHA in
consultation with the local agencies administering
temporary assistance for needy families (TANF)
and Welfare-to-Work (WTW) programs. The
TANF program is not limited to monthly income
maintenance, but also includes such benefits and
services as one-time payments, wage subsidies and
transportation assistance—provided that the total
amount over a six-month period is at least $500.
(b) Disallowance of increase in annual income.
(1) Initial twelve month exclusion. During the 12-
month period beginning on the date on which a
member of a qualified family is first employed
or the family first experiences an increase in
annual income attributable to employment, the
PHA must exclude from the annual income (as
defined in § 5.609 of this title) of a qualified
family any increase in the income of the
family member as a result of employment over
the baseline income of that family member.
(2) PHAse-in of rent increase. Upon the
expiration of the 12-month period defined in
paragraph (b)(1) of this section and for the
subsequent 12-month period, the PHA must
exclude from the annual income of a qualified
family at least 50 percent of any increase in
income of such family member as a result of
employment over the family member’s
baseline income.
(3) Maximum 2-year disallowance. The
disallowance of increased income of an
individual family member as provided in
paragraph (b)(1) or (b)(2) of this section is
limited to a lifetime 24-month period. It
applies for a maximum of 12 months for
disallowance under paragraph (b)(1) of this
section and a maximum of 12 months for
disallowance under paragraph (b)(2) of this
section, during the 24-month period starting
from the initial exclusion under paragraph
(b)(1) of this section.
(4) Effect of changes on currently participating
families. Families eligible for and participating
in the disallowance of earned income under
this section prior to May 9, 2016 will continue
to be governed by this section in effect as it
existed immediately prior to that date.
(c) Inapplicability to admission. The disallowance
of increases in income as a result of employment
under this section does not apply for purposes of
admission to the program (including the
determination of income eligibility and income
targeting).
Page 92 of 282
(d) Individual Savings Accounts. As an alternative
to the disallowance of increases in income as a
result of employment described in paragraph (b) of
this section, a PHA may choose to provide for
individual savings accounts for public housing
residents who pay an income-based rent, in
accordance with a written policy, which must
include the following provisions:
(1) The PHA must advise the family that the
savings account option is available;
(2) At the option of the family, the PHA must
deposit in the savings account the total amount that
would have been included in tenant rent payable to
the PHA as a result of increased income that is
disallowed in accordance with paragraph (b) of this
section;
(3) Amounts deposited in a savings account may
be withdrawn only for the purpose of:
(i) Purchasing a home;
(ii) Paying education costs of family members;
(iii) Moving out of public or assisted housing; or
(iv) Paying any other expense authorized by the
PHA for the purpose of promoting the economic
self-sufficiency of residents of public housing;
(4) The PHA must maintain the account in an
interest bearing investment and must credit the
family with the net interest income, and the PHA
may not charge a fee for maintaining the account;
(5) At least annually the PHA must provide the
family with a report on the status of the account;
and
(6) If the family moves out of public housing, the
PHA shall pay the tenant any balance in the
account, minus any amounts owed to the PHA
Page 93 of 282
EXHIBIT 6-5: THE EFFECT OF WELFARE BENEFIT REDUCTION
24 CFR 5.615
Public housing program and Section 8 tenant-based assistance program: How welfare
benefit reduction affects family income.
(a) Applicability. This section applies to covered
families who reside in public housing (part 960 of
this title) or receive Section 8 tenant-based
assistance (part 982 of this title).
(b) Definitions. The following definitions apply for
purposes of this section:
Covered families. Families who receive welfare
assistance or other public assistance benefits
("welfare benefits'') from a State or other public
agency ("welfare agency'') under a program for
which Federal, State, or local law requires that a
member of the family must participate in an
economic self-sufficiency program as a condition
for such assistance.
Economic self-sufficiency program. See definition
at Sec. 5.603.
Imputed welfare income. The amount of annual
income not actually received by a family, as a
result of a specified welfare benefit reduction, that
is nonetheless included in the family's annual
income for purposes of determining rent.
Specified welfare benefit reduction.
(1) A reduction of welfare benefits by the welfare
agency, in whole or in part, for a family member,
as determined by the welfare agency, because of
fraud by a family member in connection with the
welfare program; or because of welfare agency
sanction against a family member for
noncompliance with a welfare agency requirement
to participate in an economic self-sufficiency
program.
(2) "Specified welfare benefit reduction'' does not
include a reduction or termination of welfare
benefits by the welfare agency:
(i) at expiration of a lifetime or other time limit on
the payment of welfare benefits;
(ii) because a family member is not able to obtain
employment, even though the family member has
complied with welfare agency economic self-
sufficiency or work activities requirements; or
(iii) because a family member has not complied
with other welfare agency requirements.
(c) Imputed welfare income.
(1) A family's annual income includes the amount
of imputed welfare income (because of a specified
welfare benefits reduction, as specified in notice to
the PHA by the welfare agency), plus the total
amount of other annual income as determined in
accordance with Sec. 5.609.
(2) At the request of the PHA, the welfare agency
will inform the PHA in writing of the amount and
term of any specified welfare benefit reduction for
a family member, and the reason for such
reduction, and will also inform the PHA of any
subsequent changes in the term or amount of such
specified welfare benefit reduction. The PHA will
use this information to determine the amount of
imputed welfare income for a family.
(3) A family's annual income includes imputed
welfare income in family annual income, as
determined at the PHA's interim or regular
reexamination of family income and composition,
during the term of the welfare benefits reduction
(as specified in information provided to the PHA
by the welfare agency).
Page 94 of 282
(4) The amount of the imputed welfare income is
offset by the amount of additional income a family
receives that commences after the time the
sanction was imposed. When such additional
income from other sources is at least equal to the
imputed
(5) The PHA may not include imputed welfare
income in annual income if the family was not an
assisted resident at the time of sanction.
(d) Review of PHA decision.
(1) Public housing. If a public housing tenant
claims that the PHA has not correctly calculated
the amount of imputed welfare income in
accordance with HUD requirements, and if the
PHA denies the family's request to modify such
amount, the PHA shall give the tenant written
notice of such denial, with a brief explanation of
the basis for the PHA determination of the amount
of imputed welfare income. The PHA notice shall
also state that if the tenant does not agree with the
PHA determination, the tenant may request a
grievance hearing in accordance with part 966,
subpart B of this title to review the PHA
determination. The tenant is not required to pay an
escrow deposit pursuant to Sec. 966.55(e) for the
portion of tenant rent attributable to the imputed
welfare income in order to obtain a grievance
hearing on the PHA determination.
(2) Section 8 participant. A participant in the
Section 8 tenant-based assistance program may
request an informal hearing, in accordance with
Sec. 982.555 of this title, to review the PHA
determination of the amount of imputed welfare
income that must be included in the family's
annual income in accordance with this section. If
the family claims that such amount is not correctly
calculated in accordance with HUD requirements,
and if the PHA denies the family's request to
modify such amount, the PHA shall give the
family written notice of such denial, with a brief
explanation of the basis for the PHA determination
of the amount of imputed welfare income. Such
notice shall also state that if the family does not
agree with the PHA determination, the family may
request an informal hearing on the determination
under the PHA hearing procedure.
(e) PHA relation with welfare agency.
(1) The PHA must ask welfare agencies to inform
the PHA of any specified welfare benefits
reduction for a family member, the reason for such
reduction, the term of any such reduction, and any
subsequent welfare agency determination affecting
the amount or term of a specified welfare benefits
reduction. If the welfare agency determines a
specified welfare benefits reduction for a family
member, and gives the PHA written notice of such
reduction, the family's annual incomes shall
include the imputed welfare income because of the
specified welfare benefits reduction.
(2) The PHA is responsible for determining the
amount of imputed welfare income that is included
in the family's annual income as a result of a
specified welfare benefits reduction as determined
by the welfare agency, and specified in the notice
by the welfare agency to the PHA. However, the
PHA is not responsible for determining whether a
reduction of welfare benefits by the welfare agency
was correctly determined by the welfare agency in
accordance with welfare program requirements and
procedures, nor for providing the opportunity for
review or hearing on such welfare agency
determinations.
(3) Such welfare agency determinations are the
responsibility of the welfare agency, and the family
may seek appeal of such determinations through
the welfare agency's normal due process
procedures. The PHA shall be entitled to rely on
the welfare agency notice to the PHA of the
welfare agency's determination of a specified
welfare benefits reduction.
Chapter 7
VERIFICATION
[24 CFR 960.259, 24 CFR 5.230, Notice PIH 2010-19]
PART I: GENERAL VERIFICATION REQUIREMENTS
7-I.A. FAMILY CONSENT TO RELEASE OF INFORMATION
[24 CFR 960.259, 24 CFR 5.230]
The family must supply any information that the PHA or HUD determines is necessary to the
administration of the program and must consent to PHA verification of that information [24 CFR
960.259(a)(1)].
Consent Forms
It is required that all adult applicants and tenants sign form HUD-9886, Authorization for
Release of Information. The purpose of form HUD-9886 is to facilitate automated data collection
and computer matching from specific sources and provides the family's consent only for the
specific purposes listed on the form. HUD and the PHA may collect information from State
Wage Information Collection Agencies (SWICAs) and current and former employers of adult
family members. Only HUD is authorized to collect information directly from the Internal
Revenue Service (IRS) and the Social Security Administration (SSA). Adult family members
must sign other consent forms as needed to collect information relevant to the family’s eligibility
and level of assistance.
Penalties for Failing to Consent [24 CFR 5.232]
If any family member who is required to sign a consent form fails to do so, the PHA will deny
admission to applicants and terminate the lease of tenants. The family may request a hearing in
accordance with the PHA's grievance procedures.
7-I.B. OVERVIEW OF VERIFICATION REQUIREMENTS
HUD’s Verification Hierarchy [Notice PIH 2010-19]
HUD mandates the use of the EIV system and offers administrative guidance on the use of other
methods to verify family information and specifies the circumstances in which each method will
be used. In general, HUD requires the PHA to use the most reliable form of verification that is
available and to document the reasons when the PHA uses a lesser form of verification.
In order of priority, the forms of verification that the PHA will use are:
Up-front Income Verification (UIV) using HUD’s Enterprise Income Verification (EIV)
system
Up-front Income Verification (UIV) using a non-HUD system
Written Third Party Verification (may be provided by applicant or resident)
Written Third-party Verification Form
Oral Third-party Verification
Self-Certification
Each of the verification methods is discussed in subsequent sections below.
Requirements for Acceptable Documents
WHA Policy
Any documents used for verification must be the original (not photocopies) and generally
must be dated within 60 days of WHA request. The documents must not be damaged,
altered or in any way illegible.
Print-outs from web pages are considered original documents.
WHA staff member who views the original document must make a photocopy, annotate the
copy with the name of the person who provided the document and the date the original was
viewed, and sign the copy.
Any family self-certifications must be made in a format acceptable to WHA and must be
signed in the presence of a WHA representative or WHA notary public.
File Documentation
WHA Policy
WHA will document, in the family file, the following:
-Reported family annual income
-Value of assets
-Expenses related to deductions from annual income
-Other factors influencing the adjusted income or income-based rent determination
7-I.C. UP-FRONT INCOME VERIFICATION (UIV)
Upfront Income Verification Using HUD’s Enterprise Income Verification (EIV) System
(Mandatory)
PHAs must use HUD’s EIV system in its entirety as a third-party source to verify tenant
employment and income information during mandatory reexaminations or recertifications of
family composition and income in accordance with 24 CFR 5.236 and administrative guidance
issued by HUD. HUD’s EIV system contains data showing earned income, unemployment
benefits, social security benefits, and SSI benefits for participant families. The following policies
apply to the use of HUD’s EIV system.
EIV Income Reports
WHA Policy
WHA will obtain income reports for annual reexaminations on a monthly basis. Reports
will be generated as part of the regular reexamination process.
Income reports will be compared to family-provided information as part of the annual
reexamination process. Income reports may be used in the calculation of annual income, as
described in. Income reports may also be used to meet the regulatory requirement for third
party verification, as described above. Policies for resolving discrepancies between income
reports and family-provided information will be resolved as described in. and in this
chapter.
Income reports will be used in interim reexaminations to identify any discrepancies
between reported income and income shown in the EIV system, and as necessary to verify
earned income, and to verify and calculate unemployment benefits, Social Security and/or
SSI benefits. EIV will also be used to verify that families claiming zero income are not
receiving income from any of these sources.
Income reports will be retained in resident files with the applicable annual or interim
reexamination documents.
When WHA determines through income reports and third-party verification that a family
has concealed or under-reported income, corrective action will be taken pursuant to the
policies.
EIV Identity Verification
WHA Policy
WHA will identify residents whose identity verification has failed by reviewing EIV’s
Identity Verification Report on a monthly basis. WHA will attempt to resolve PIC/SSA
discrepancies by obtaining appropriate documentation from the tenant. When the WHA
determines that discrepancies exist as a result of WHA errors, such as spelling errors or
incorrect birth dates, it will correct the errors promptly.
Upfront Income Verification Using Non-HUD Systems (Optional)
In addition to mandatory use of the EIV system, HUD encourages PHAs to utilize other upfront
verification sources.
WHA Policy
WHA will inform all applicants and residents of its use of the following UIV resources
during the admission and reexamination process:
HUD’s EIV system
7-I.D. THIRD-PARTY WRITTEN AND ORAL VERIFICATION
Written Third-Party Verification [Notice PIH 2010-19]
WHA Policy
Third-party documents provided by the family must be dated within 60 days of WHA
request date.
If WHA determines that third-party documents provided by the family are not acceptable,
the PHA will explain the reason to the family and request additional documentation.
As verification of earned income, WHA will require the family to provide the two most
current, consecutive pay stubs.
Written Third-Party Verification Form
WHA Policy
WHA will send third-party verification forms directly to the third party.
Third-party verification forms will be sent when third-party verification documents are
unavailable or are rejected by WHA.
Oral Third-Party Verification [Notice PIH 2010-19]
WHA Policy
In collecting third-party oral verification, WHA staff will record in the family’s file the
name and title of the person contacted, the date and time of the conversation (or attempt),
the telephone number used, and the facts provided.
When any source responds verbally to the initial written request for verification WHA will
accept the verbal response as oral verification but will also request that the source complete
and return any verification forms that were provided.
When Third-Party Verification is Not Required [Notice PIH 2010-19]
WHA Policy
If the family cannot provide original documents, WHA will pay the service charge required
to obtain third-party verification, unless it is not cost effective in which case a self-
certification will be acceptable as the only means of verification. The cost of verification
will not be passed on to the family.
The cost of postage and envelopes to obtain third-party verification of income, assets, and
expenses is not an unreasonable cost.
Primary Documents
Third-party verification is not required when legal documents are the primary source, such as a
birth certificate or other legal documentation of birth.
Imputed Assets
The PHA may accept a self-certification from the family as verification of assets disposed of for
less than fair market value [HCV GB, p. 5-28].
WHA Policy
WHA will accept a self-certification from a family as verification of assets disposed of for
less than fair market value.
Value of Assets and Asset Income [24 CFR 960.259]
WHA Policy
For families with net assets totaling $5,000 or less, WHA will accept the family’s self-
certification of the value of family assets and anticipated asset income when applicable. The
family’s declaration must show each asset and the amount of income expected from that
asset. All family members 18 years of age and older must sign the family’s declaration.
WHA will use third-party documentation for assets as part of the intake process, whenever
a family member is added to verify the individual’s assets, and every three years thereafter.
7-I.E. SELF-CERTIFICATION
WHA Policy
When information cannot be verified by a third party or by review of documents, family
members will be required to submit self-certifications attesting to the accuracy of the
information they have provided to WHA.
WHA may require a family to certify that a family member does not receive a particular
type of income or benefit.
The self-certification must be made in a format acceptable to WHA and must be signed by
the family member whose information or status is being verified. All self-certifications
must be signed in the presence of a WHA representative or WHA notary public.
PART II: VERIFYING FAMILY INFORMATION
7-II.A. VERIFICATION OF LEGAL IDENTITY
WHA Policy
WHA will require families to furnish verification of legal identity for each household
member.
Verification of Legal Identity for Adults Verification of Legal Identity for
Children
Certificate of birth, naturalization
papers
Church issued baptismal certificate
Current, valid driver's license or
Department of Motor Vehicle
identification card
U.S. military discharge (DD 214)
Current U.S. passport
Current employer identification card
Certificate of birth
Adoption papers
Custody agreement
Health and Human Services ID
Certified school records
If a document submitted by a family is illegible for any reason or otherwise questionable,
more than one of these documents may be required.
If none of these documents can be provided and at WHA’s discretion, a third party who
knows the person may attest to the person’s identity. The certification must be provided in
a format acceptable to WHA and be signed in the presence of a WHA representative or
WHA notary public.
Legal identity will be verified for all applicants at the time of eligibility determination and
in cases where the WHA has reason to doubt the identity of a person representing him or
herself to be a tenant or a member of a tenant family.
7-II.B. SOCIAL SECURITY NUMBERS [24 CFR 5.216 and Notice PIH 2012-10]
WHA Policy
WHA will explain to the applicant or resident the reasons the SSN document is not
acceptable.
If an applicant family includes a child under 6 years of age who joined the household within the
6 months prior to the date of program admission, an otherwise eligible family may be admitted
and must provide documentation of the child’s SSN within 90 days. A 90-day extension will be
granted if the PHA determines that the resident’s failure to comply was due to unforeseen
circumstances and was outside of the resident’s control.
WHA Policy
WHA will grant one additional 90-day extension if needed for reasons beyond the
applicant’s control, such as delayed processing of the SSN application by the SSA, natural
disaster, fire, death in the family, or other emergency.
When a resident request to add a new household member who is at least 6 years of age, or who is
under the age of 6 and has an SSN, the resident must provide the complete and accurate SSN
assigned to each new member at the time of reexamination or recertification, in addition to the
documentation required to verify it. The PHA may not add the new household member until such
documentation is provided.
When a resident request to add a new household member who is under the age of 6 and has not
been assigned an SSN, the resident must provide the SSN assigned to each new child and the
required documentation within 90 calendar days of the child being added to the household. A 90-
day extension will be granted if the PHA determines that the resident’s failure to comply was due
to unforeseen circumstances and was outside of the resident’s control. During the period the
PHA is awaiting documentation of the SSN, the child will be counted as part of the assisted
household.
WHA Policy
WHA will grant one additional 90-day extension if needed for reasons beyond the
resident’s control such as delayed processing of the SSN application by the SSA, natural
disaster, fire, death in the family, or other emergency.
Social security numbers must be verified only once during continuously-assisted
occupancy.
WHA Policy
WHA will verify each disclosed SSN by:
Obtaining documentation from applicants and residents that is acceptable as
evidence of social security numbers
Making a copy of the original documentation submitted, returning it to the
individual, and retaining a copy in the file folder.
Once the individual’s verification status is classified as “verified,” the PHA may, at its
discretion, remove and destroy copies of documentation accepted as evidence of social security
numbers. The retention of the EIV Summary Report or Income Report is adequate
documentation of an individual’s SSN.
WHA Policy
Once an individual’s status is classified as “verified” in HUD’s EIV system, WHA will
remove and destroy copies of documentation accepted as evidence of social security
numbers.
7-II.C. DOCUMENTATION OF AGE
A birth certificate or other official record of birth is the preferred form of age verification for all
family members. For elderly family members an original document that provides evidence of the
receipt of social security retirement benefits is acceptable.
WHA Policy
If an official record of birth or evidence of social security retirement benefits cannot be
provided, WHA will require the family to submit other documents that support the
reported age of the family member (e.g., school records, driver's license if birth year is
recorded) and to provide a self-certification.
Age must be verified only once during continuously-assisted occupancy.
7-II.D. FAMILY RELATIONSHIPS
Applicants and tenants are required to identify the relationship of each household member to the
head of household. Definitions of the primary household relationships are provided in the
Eligibility chapter.
WHA Policy
Family relationships are verified only to the extent necessary to determine a family’s
eligibility and level of assistance. Certification by the head of household normally is
sufficient verification of family relationships.
Marriage
WHA Policy
Certification by the head of household is normally sufficient verification. If WHA has
reasonable doubts about a marital relationship, WHA will require the family to document
the marriage with a marriage certificate or other documentation to verify that the couple is
married.
In the case of a common law marriage, the couple must demonstrate that they hold
themselves to be married (e.g., by telling the community they are married, calling each
other husband and wife, using the same last name, filing joint income tax returns).
Separation or Divorce
WHA Policy
Certification by the head of household is normally sufficient verification. If WHA has
reasonable doubts about a divorce or separation, WHA will require the family to provide
documentation of the divorce or separation with a certified copy of a divorce decree, signed
by a court officer; a copy of a court-ordered maintenance or other court record; or other
documentation that shows a couple is divorced or separated.
If no court document is available, documentation from a community-based agency will be
accepted.
Absence of Adult Member
WHA Policy
If an adult member who was formerly a member of the household is reported to be
permanently absent, the family must provide evidence to support that the person is no
longer a member of the family (e.g., documentation of another address at which the person
resides such as a lease or utility bill).
Foster Children and Foster Adults
WHA Policy
Third-party verification from the state or local government agency responsible for the
placement of the individual with the family is required.
7-II.E. VERIFICATION OF STUDENT STATUS
WHA Policy
WHA requires families to provide information about the student status of all students who
are 18 years of age or older. This information will be verified only if:
The family claims full-time student status for an adult other than the head, spouse,
or cohead, or
The family claims a child care deduction to enable a family member to further his
or her education.
7-II.F. DOCUMENTATION OF DISABILITY
Family Members Receiving SSA Disability Benefits
WHA Policy
For family members claiming disability who receive disability payments from the SSA,
WHA will attempt to obtain information about disability benefits through HUD’s
Enterprise Income Verification (EIV) system. If documentation is not available through
HUD’s EIV system, WHA will request a current (dated within the last 60 days) SSA benefit
verification letter from each family member claiming disability status. If a family member
is unable to provide the document, WHA will ask the family to obtain a benefit verification
letter either by calling SSA at 1-800-772-1213 or by requesting one from www.ssa.gov.
Once the family receives the benefit verification letter, it will be required to provide the
letter to WHA.
Family Members Not Receiving SSA Disability Benefits
WHA Policy
For family members claiming disability who do not receive SSI or other disability
payments from the SSA, a knowledgeable professional must provide third-party
verification that the family member meets the HUD definition of disability. See the
Eligibility chapter for the HUD definition of disability. The knowledgeable professional will
verify whether the family member does or does not meet the HUD definition.
7-II.G. CITIZENSHIP OR ELIGIBLE IMMIGRATION STATUS [24 CFR 5.508]
Overview
Housing assistance is not available to persons who are not citizens, nationals, or eligible
immigrants. Prorated assistance is provided for "mixed families" containing both eligible and
ineligible persons. See the Eligibility chapter for detailed discussion of eligibility requirements.
This chapter (7) discusses HUD and PHA verification requirements related to citizenship status.
The family must provide a certification that identifies each family member as a U.S. citizen, a
U.S. national, an eligible noncitizen or an ineligible noncitizen and submit the documents
discussed below for each family member. Once eligibility to receive assistance has been verified
for an individual it need not be collected or verified again during continuously-assisted
occupancy [24 CFR 5.508(g)(5)]
U.S. Citizens and Nationals
WHA Policy
Family members who claim U.S. citizenship or national status will not be required to
provide additional documentation unless WHA receives information indicating that an
individual’s declaration may not be accurate.
Eligible Immigrants
Documents Required
All family members claiming eligible immigration status must declare their status in the same
manner as U.S. citizens and nationals.
The documentation required for eligible noncitizens varies depending upon factors such as the
date the person entered the U.S., the conditions under which eligible immigration status has been
granted, age, and the date on which the family began receiving HUD-funded assistance. Exhibit
7-1 at the end of this chapter summarizes documents family members must provide.
PHA Verification [HCV GB, pp 5-3 and 5-7]
For family members age 62 or older who claim to be eligible immigrants, proof of age is
required in the manner described in 7-II.C. of this ACOP. No further verification of eligible
immigration status is required.
For family members under the age of 62 who claim to be eligible immigrants, the PHA must
verify immigration status with the U.S. Citizenship and Immigration Services (USCIS).
The PHA will follow all USCIS protocols for verification of eligible immigration status.
7-II.H. VERIFICATION OF PREFERENCE STATUS
The PHA must verify any preferences claimed by an applicant that determined his or her
placement on the waiting list.
WHA Policy
WHA offers a preference for working families.
WHA may verify that the family qualifies for the working family preference based on the
family’s submission of the working member’s most recent paycheck stub indicating that
the working member works at least 30 hours per week. The paycheck stub must have been
issued to the working member within the last thirty days.
WHA may also seek third party verification from the employer of the head, spouse, cohead
or sole member of a family requesting a preference as a working family.
WHA also offers a preference for victims of domestic violence, dating violence, sexual
assault, or stalking.
WHA will request verification related to individuals impacted by a natural deserter from
State or Federal agencies providing recovery assistance.
Preferences verification related to Elderly and Disabled will be verified through Social
Security and birth records.
Preference verification for individuals displaced as a result of WHA action will be verified
by WHA.
PART III: VERIFYING INCOME AND ASSETS
7-III.A. EARNED INCOME
Tips
WHA Policy
Unless tip income is included in a family member’s W-2 by the employer, persons who
work in industries where tips are standard will be required to sign a certified estimate of
tips received for the prior year and tips anticipated to be received in the coming year.
Wages
WHA Policy
For wages other than tips, the family must provide originals of the two most current,
consecutive pay stubs.
7-III.B. BUSINESS AND SELF EMPLOYMENT INCOME
WHA Policy
Business owners and self-employed persons will be required to provide:
An audited financial statement for the previous fiscal year if an audit was
conducted. If an audit was not conducted, a statement of income and expenses must
be submitted and the business owner or self-employed person must certify to its
accuracy.
All schedules completed for filing federal and local taxes in the preceding year.
If accelerated depreciation was used on the tax return or financial statement, an
accountant's calculation of depreciation expense, computed using straight-line
depreciation rules.
WHA will provide a format for any person who is unable to provide such a financial
statement to record income and expenses for the coming year. The business owner/self -
employed person will be required to submit the information requested and to certify to its
accuracy at all future reexaminations.
At any reexamination WHA may request documents that support submitted financial
statements such as manifests, appointment books, cash books, or bank statements.
If a family member has been self-employed less than three (3) months, WHA will accept the
family member's certified estimate of income and schedule an interim reexamination in
three (3) months. If the family member has been self-employed for three (3) to twelve (12)
months WHA will require the family to provide documentation of income and expenses for
this period and use that information to project income.
7-III.C. PERIODIC PAYMENTS AND PAYMENTS IN LIEU OF EARNINGS
Social Security/SSI Benefits
WHA Policy
To verify the SS/SSI benefits of applicants, WHA will request a current (dated within the
last 60 days) SSA benefit verification letter from each family member who receives social
security benefits. If a family member is unable to provide the document, WHA will help the
applicant request a benefit verification letter from SSA’s Web site at
www.socialsecurity.gov or ask the family to request one by calling SSA at
1-800-772-1213. Once the family has received the original benefit verification letter, it will
be required to provide the letter to WHA.
To verify the SS/SSI benefits of residents, WHA will obtain information about social
security/SSI benefits through HUD’s EIV system and confirm with the resident(s) that the
current listed benefit amount is correct. If the resident disputes the EIV-reported benefit
amount, or if benefit information is not available in HUD systems, the WHA will request a
current SSA benefit verification letter from each family member that receives social
security benefits. If a family member is unable to provide the document, WHA will help the
resident request a benefit verification letter from SSA’s Web site at www.socialsecurity.gov
or ask the family to request one by calling SSA at 1-800-772-1213. Once the family has
received the benefit verification letter, it will be required to provide the letter to the WHA.
7-III.D. ALIMONY OR CHILD SUPPORT
WHA Policy
The methods WHA will use to verify alimony and child support payments differ depending
on whether the family declares that it receives regular payments.
If the family declares that it receives regular payments, verification will be obtained
in the following order of priority:
Copies of the receipts and/or payment stubs for the 60 days prior to WHA
request
Third-party verification form from the state or local child support enforcement
agency
Third-party verification form from the person paying the support
Family's self-certification of amount received
If the family declares that it receives irregular or no payments, in addition to the
verification process listed above, the family must provide evidence that it has taken
all reasonable efforts to collect amounts due. This may include:
A statement from any agency responsible for enforcing payment that shows the
family has requested enforcement and is cooperating with all enforcement
efforts
If the family has made independent efforts at collection, a written statement
from the attorney or other collection entity that has assisted the family in these
efforts
Note: Families are not required to undertake independent enforcement action.
7-III.E. ASSETS AND INCOME FROM ASSETS
Assets Disposed of for Less than Fair Market Value
WHA Policy
WHA will verify the value of assets disposed of only if:
WHA does not already have a reasonable estimation of its value from previously
collected information, or
The amount reported by the family in the certification appears obviously in error.
Example 1: An elderly resident reported a $10,000 certificate of deposit at the last annual
reexamination and the PHA verified this amount. Now the person reports that she has
given this $10,000 to her son. The PHA has a reasonable estimate of the value of the
asset; therefore, reverification of the value of the asset is not necessary.
Example 2: A family member has disposed of its 1/4 share of real property located in a
desirable area and has valued her share at approximately 5,000. Based upon market
conditions, this declaration does not seem realistic. Therefore, the PHA will verify the
value of this asset.
7-III.F. NET INCOME FROM RENTAL PROPERTY
WHA Policy
The family must provide:
A current executed lease for the property that shows the rental amount or
certification from the current tenant
A self-certification from the family members engaged in the rental of property
providing an estimate of expenses for the coming year and the most recent IRS
Form 1040 with Schedule E (Rental Income). If schedule E was not prepared, WHA
will require the family members involved in the rental of property to provide a self-
certification of income and expenses for the previous year and may request
documentation to support the statement including: tax statements, insurance
invoices, bills for reasonable maintenance and utilities, and bank statements or
amortization schedules showing monthly interest expense.
7-III.G. RETIREMENT ACCOUNTS
WHA Policy
WHA will accept written third-party documents supplied by the family as evidence of the
status of retirement accounts.
The type of original document that will be accepted depends upon the family member’s
retirement status.
Before retirement, WHA will accept an original document from the entity holding
the account with a date that shows it is the most recently scheduled statement for
the account but in no case earlier than 6 months from the effective date of the
examination.
Upon retirement, WHA will accept an original document from the entity holding the
account that reflects any distributions of the account balance, any lump sums taken
and any regular payments.
After retirement, WHA will accept an original document from the entity holding the
account dated no earlier than 12 months before that reflects any distributions of the
account balance, any lump sums taken and any regular payments.
7-III.H. INCOME FROM EXCLUDED SOURCES
WHA Policy
WHA will accept the family’s self-certification as verification of fully excluded income.
WHA may request additional documentation if necessary to document the income source.
WHA will verify the source and amount of partially excluded income as described in Part 1
of this chapter.
7-III.I. ZERO ANNUAL INCOME STATUS
WHA Policy
WHA will check EIV sources and/or request information from third-party sources to verify
that certain forms of income such as unemployment benefits, TANF, SS, SSI, earned
income, etc. are not being received by families claiming to have zero annual income.
PART IV: VERIFYING MANDATORY DEDUCTIONS
7-IV.A. DEPENDENT AND ELDERLY/DISABLED HOUSEHOLD DEDUCTIONS
The dependent and elderly/disabled family deductions require only that the PHA verify that the
family members identified as dependents or elderly/disabled persons meet the statutory
definitions. No further verifications are required.
Dependent Deduction
WHA Policy
WHA will verify that:
Any person under the age of 18 for whom the dependent deduction is claimed is not the
head, spouse or cohead of the family and is not a foster child
Any person age 18 or older for whom the dependent deduction is claimed is not a foster
adult or live-in aide, and is a person with a disability or a full time student
Elderly/Disabled Family Deduction
The PHA will verify that the head, spouse, or cohead is 62 years of age or older or a person with
disabilities.
7-IV.B. MEDICAL EXPENSE DEDUCTION
Amount of Expense
WHA Policy
Medical expenses will be verified through:
Written third-party documents provided by the family, such as Pharmacy printouts
or receipts.
WHA will make a best effort to determine what expenses from the past are likely to
continue to occur in the future. WHA will also accept evidence of monthly payments
or total payments that will be due for medical expenses during the upcoming 12
months.
Written third-party verification forms, if the family is unable to provide
acceptable documentation.
If third-party or document review is not possible, written family certification
as to costs anticipated to be incurred during the upcoming 12 months.
In addition, the WHA must verify that:
The household is eligible for the deduction.
The costs to be deducted are qualified medical expenses.
The expenses are not paid for or reimbursed by any other source.
Costs incurred in past years are counted only once.
Eligible Household
The medical expense deduction is permitted only for households in which the head, spouse, or
cohead is at least 62 or a person with disabilities.
Qualified Expenses
To be eligible for the medical expenses deduction, the costs must qualify as medical expenses..
Unreimbursed Expenses
To be eligible for the medical expenses deduction, the costs must not be reimbursed by another
source.
WHA Policy
The family will be required to certify that the medical expenses are not paid or reimbursed
to the family from any source. If expenses are verified through a third party, the third
party must certify that the expenses are not paid or reimbursed from any other source.
Expenses Incurred in Past Years
WHA Policy
When anticipated costs are related to on-going payment of medical bills incurred in past
years WHA will verify:
-The anticipated repayment schedule
-The amounts paid in the past, and
-Whether the amounts to be repaid have been deducted from the family’s annual
income in past years
7-IV.C. DISABILITY ASSISTANCE EXPENSES
Amount of Expense
Attendant Care
WHA Policy
WHA will accept written third-party documents provided by the family.
If family-provided documents are not available, WHA will provide a third-party
verification form directly to the care provider requesting the needed information.
Expenses for attendant care will be verified through:
-Written third-party documents provided by the family, such as receipts or
cancelled checks.
-Third-party verification form signed by the provider, if family-provided documents
are not available.
-If third-party verification is not possible, written family certification as to costs
anticipated to be incurred for the upcoming 12 months.
Auxiliary Apparatus
WHA Policy
Expenses for auxiliary apparatus will be verified through:
Written third-party documents provided by the family, such as billing statements
for purchase of auxiliary apparatus, or other evidence of monthly payments or total
payments that will be due for the apparatus during the upcoming 12 months.
Third-party verification form signed by the provider, if family-provided documents
are not available.
If third-party or document review is not possible, written family certification of
estimated apparatus costs for the upcoming 12 months.
In addition, the PHA must verify that:
The family member for whom the expense is incurred is a person with disabilities (as
described in 7-II.F above).
The expense permits a family member, or members, to work.
The expense is not reimbursed from another source.
Family Member is a Person with Disabilities
To be eligible for the disability assistance expense deduction, the costs must be incurred for
attendant care or auxiliary apparatus expense associated with a person with disabilities. The PHA
will verify that the expense is incurred for a person with disabilities.
Family Member(s) Permitted to Work
The PHA must verify that the expenses claimed actually enable a family member, or members,
(including the person with disabilities) to work.
WHA Policy
WHA will request third-party verification from a rehabilitation agency or knowledgeable
medical professional indicating that the person with disabilities requires attendant care or
an auxiliary apparatus to be employed, or that the attendant care or auxiliary apparatus
enables another family member, or members, to work. If third-party verification has been
attempted and is either unavailable or proves unsuccessful, the family must certify that the
disability assistance expense frees a family member, or members (possibly including the
family member receiving the assistance), to work.
Unreimbursed Expenses
WHA Policy
The family will be required to certify that attendant care or auxiliary apparatus expenses
are not paid by or reimbursed to the family from any source.
7-IV.D. CHILD CARE EXPENSES
Policies related to child care expenses are found in Chapter 6 (6-II.F). The amount of the
deduction will be verified following the standard verification procedures described in Part I. In
addition, the PHA must verify that:
The child is eligible for care (12 or younger).
The costs claimed are not reimbursed.
The costs enable a family member to work, actively seek work, or further their education.
The costs are for an allowable type of child care.
The costs are reasonable.
Eligible Child
To be eligible for the child care deduction, the costs must be incurred for the care of a child
under the age of 12. The PHA will verify that the child being cared for (including foster children)
is under the age of 12.
Unreimbursed Expense
WHA Policy
The family and the care provider will be required to certify that the child care expenses are
not paid by or reimbursed to the family from any source.
Pursuing an Eligible Activity
WHA Policy
Information to be Gathered
WHA will verify information about how the schedule for the claimed activity relates to the
hours of care provided, the time required for transportation, the time required for study
(for students), the relationship of the family member(s) to the child, and any special needs
of the child that might help determine which family member is enabled to pursue an
eligible activity.
Seeking Work
Whenever possible WHA will use documentation from a state or local agency that monitors
work-related requirements (e.g., welfare or unemployment). In such cases the WHA will
request family-provided verification from the agency of the member’s job seeking efforts to
date and require the family to submit to WHA any reports provided to the other agency.
In the event third-party verification is not available, WHA will provide the family with a
form on which the family member must record job search efforts. The WHA will review
this information at each subsequent reexamination for which this deduction is claimed.
Furthering Education
WHA will request third-party documentation to verify that the person permitted to further
his or her education by the child care is enrolled and provide information about the timing
of classes for which the person is registered. The documentation may be provided by the
family.
Gainful Employment
WHA will seek third-party verification of the work schedule of the person who is permitted
to work by the child care. In cases in which two or more family members could be
permitted to work, the work schedules for all relevant family members may be verified.
The documentation may be provided by the family.
Exhibit 7-1: Summary of Documentation Requirements for Noncitizens
[HCV GB, pp. 5-9 and 5-10)
All noncitizens claiming eligible status must sign a declaration of eligible immigrant status
on a form acceptable to the WHA.
Except for persons 62 or older, all noncitizens must sign a verification consent form
Additional documents are required based upon the person's status.
Elderly Noncitizens
A person 62 year of age or older who claims eligible immigration status also must provide
proof of age such as birth certificate, passport, or documents showing receipt of SS old-age
benefits.
All other Noncitizens
Noncitizens that claim eligible immigration status also must present the applicable USCIS
document. Acceptable USCIS documents are listed below.
Form I-551 Alien Registration Receipt
Card (for permanent resident aliens)
Form I-94 Arrival-Departure Record
annotated with one of the following:
“Admitted as a Refugee Pursuant to
Section 207”
“Section 208” or “Asylum”
“Section 243(h)” or “Deportation
stayed by Attorney General”
“Paroled Pursuant to Section 221
(d)(5) of the USCIS”
Form I-94 Arrival-Departure Record with
no annotation accompanied by:
A final court decision granting asylum
(but only if no appeal is taken);
A letter from a USCIS asylum officer
granting asylum (if application is filed
on or after 10/1/90) or from a USCIS
district director granting asylum
(application filed before 10/1/90);
A court decision granting withholding
of deportation; or
A letter from an asylum officer
granting withholding or deportation (if
application filed on or after 10/1/90).
Form I-688 Temporary Resident Card
annotated “Section 245A” or Section
210”.
Form I-688B Employment Authorization
Card annotated “Provision of Law 274a.
12(11)” or “Provision of Law 274a.12”.
A receipt issued by the USCIS indicating that an application for issuance of a replacement
document in one of the above listed categories has been made and the applicant’s
entitlement to the document has been verified; or
Other acceptable evidence. If other documents are determined by the USCIS to constitute
acceptable evidence of eligible immigration status, they will be announced by notice
published in the Federal Register
Chapter 8
LEASING AND INSPECTIONS
[24 CFR 5, Subpart G; 24 CFR 966, Subpart A]
PART I: LEASING
8-I.A. OVERVIEW
An eligible family may occupy a public housing dwelling unit under the terms of a lease. The
lease must meet all regulatory requirements, and must also comply with applicable state and
local laws and codes.
The term of the lease must be for a period of 12 months. The lease must be renewed
automatically for another 12-month term, except that the PHA may not renew the lease if the
family has violated the community service requirement [24 CFR 966.4(a)(2)].
PHAs must adopt smoke-free policies, which must be implemented no later than July 30, 2018.
The policy is attached as Exhibit 8-1.
Part I of this chapter contains regulatory information on leasing, where applicable, as well as the
PHA’s leasing policies.
8-I.B. LEASE ORIENTATION
WHA Policy
After unit acceptance but prior to occupancy, a WHA representative will conduct a lease
orientation with the family. The head of household or spouse is required to attend . The
failure of someone from the family not attending the lease orientation does not constitute a
reason form non-compliance of WHA lease and/or Statement of Family Obligations.
Orientation Agenda
WHA Policy
When families attend the lease orientation, they will be provided with:
A copy of the lease
A copy of WHA’s grievance procedure
A copy of the house rules
A copy of WHA’s schedule of maintenance charges
A copy of “Is Fraud Worth It?” (form HUD-1141-OIG), which explains the
types of actions a family must avoid and the penalties for program abuse
A copy of “What You Should Know about EIV,” a guide to the Enterprise
Income Verification (EIV) system published by HUD as an attachment to
Notice PIH 2010-19
A copy of the form HUD-5380, VAWA Notice of Occupancy Rights
A copy of form HUD-5382, Certification of Domestic Violence, Dating
Violence, Sexual Assault, or Stalking
A copy of WHA’s smoke free policy
A notice that includes the procedures for requesting relief and WHA’s
criteria for granting requests for relief for excess utility surcharges
Topics to be discussed and explained to all families include:
Applicable deposits and all other charges
Review and explanation of lease provisions
Unit maintenance requests and work orders
WHA’s interim reporting requirements
Review and explanation of occupancy forms
Community Service requirements/documents
Family choice of rent
VAWA protections
Smoke-free policies
8-I.C. EXECUTION OF LEASE
The lease must be executed by the tenant and the PHA, except for automatic renewals of a lease
[24 CFR 966.4(a)(3)].
A lease is executed at the time of admission for all new residents. A new lease is also executed at
the time of transfer from one PHA unit to another.
The lease must state the composition of the household as approved by the PHA (family members
and any PHA-approved live-in aide) [24 CFR 966.4(a)(1)(v)].
WHA Policy
The head of household, spouse or cohead, and all other adult members of the household
will be required to sign the public housing lease prior to admission. An appointment will be
scheduled for the parties to execute the lease. The head of household will be provided a
copy of the executed lease and WHA will retain a copy in the resident’s file.
Files for households that include a live-in aide will contain file documentation signed by the
live-in aide, that the live-in aide is not a party to the lease and is not entitled to WHA
assistance. The live-in aide is only approved to live in the unit while serving as the care
attendant for the family member who requires the care. When the services of the Live-in
Aide ae not longer required the Live-in Aide must vacate the unit within 30 days of
notification.
8-I.D. MODIFICATIONS TO THE LEASE
Modifications to the Lease Form
WHA Policy
The family will have 30 days to accept the revised lease. If the family does not accept the
offer of the revised lease within that 30-day timeframe, the family’s tenancy will be
terminated for other good cause.
WHA Policy
When WHA proposes to modify or revise schedules of special charges or rules and
regulations, WHA will post a copy of the notice in the central office, as well as all the site
offices and will mail a copy of the notice to each resident family. Documentation of proper
notice will be included in each resident file.
Other Modifications
WHA Policy
The lease will be amended to reflect all changes in family composition.
If, for any reason, any member of the household ceases to reside in the unit, the lease will
be amended by drawing a line through the person's name. The head of household and
WHA will be required to initial and date the change.
If a new household member is approved by WHA to reside in the unit, the person’s name
and birth date will be added to the lease. The head of household and WHA will be required
to initial and date the change. If the new member of the household is an adult, s/he will also
be required to sign and date the lease.
8-I.E. SECURITY DEPOSITS [24 CFR 966.4(b)(5)]
WHA Policy
Residents must pay a security deposit to WHA at the time of admission. The amount of the
security deposit will be equal to the family’s total tenant payment at the time of move-in,
and must be paid in full prior to occupancy.
WHA will hold the security deposit for the period the family occupies the unit. WHA will
not use the security deposit for rent or other charges while the resident is living in the unit.
Within 30 days of move-out, WHA will refund to the resident the amount of the
security deposit (including interest earned on the security deposit), less any amount
needed to pay the cost of unpaid rent, damages listed on the move-out inspection
report that exceed normal wear and tear, and other charges due under the lease.
WHA will provide the resident with a written list of any charges against the security
deposit within 30 business days of the move-out inspection. If the resident disagrees
with the amount charged, WHA will provide a meeting to discuss the charges.
If the resident transfers to another unit, WHA will transfer the security deposit to
the new unit. The tenant will be billed for any maintenance or other charges due for
the “old” unit.
8-I.F. PAYMENTS UNDER THE LEASE
Rent Payments [24 CFR 966.4(b)(1)]
PHA Policy
The tenant rent is due and payable at WHA-designated location on the first of every
month. If the first falls on a weekend or holiday, the rent is due and payable on the first
business day thereafter.
If a family’s tenant rent changes, WHA will notify the family of the new amount and the
effective date by sending a "Notice of Rent Adjustment" which will become an attachment
to the lease.
Late Fees and Nonpayment
WHA Policy
If the family fails to pay their rent by the fifth day of the month, and WHA has not agreed
to accept payment at a later date, a 10-day Notice to Vacate will be issued to the resident
for failure to pay rent, demanding payment in full or the surrender of the premises.
In addition, if the resident fails to make payment by the end of office hours on the fifth day
of the month, a late fee of $35.00 will be charged. Notices of late fees will be in accordance
with requirements regarding notices of adverse action. Charges are due and payable 14
calendar days after billing. If the family requests a grievance hearing within the required
timeframe, WHA may not take action for nonpayment of the fee until the conclusion of the
grievance process. If the resident can document financial hardship, the late fee may be
waived on a case-by-case basis.
When a check is returned for insufficient funds or is written on a closed account, the rent
will be considered unpaid and a returned check fee of $35.00 will be charged to the family.
The fee will be due and payable immediately.
Repeated late payment of rent and/or other charges four (4) times within a 12-month
period. After the third (3rd) late payment the tenant will be required to execute a
“Continued Occupancy Agreement” as a final warning related to the lease violation. Any
additional occurrences within the designated time frame will result in lease termination.
Excess Utility Charges
WHA Policy
When applicable, families will be charged for excess utility usage according to the WHA’s
current posted schedule. Notices of excess utility charges will be mailed monthly and will be
in accordance with requirements regarding notices of adverse actions. Charges are due and
payable in the next billing cycle. If the family requests a grievance hearing within the
required timeframe, WHA will not take action for nonpayment of the charges until the
conclusion of the grievance process.
Nonpayment of excess utility charges is a violation of the lease and is grounds for eviction.
WHA may grant requests for relief from surcharges from excess utility consumption of
WHA-furnished utilities as a reasonable accommodation where the WHA deems an
exception is appropriate to meet the needs of elderly, ill, or disabled residents. In
determining whether to grant this request, WHA will consider special factors affecting
utility usage that are not within the control of the resident, such as the need for medical
equipment. Residents may request relief.
Notice of the availability of procedures for requesting relief (including the WHA
representative with whom initial contact may be made by the resident) and WHA’s criteria
for granting requests, will be included in each notice to residents of changes in utility
allowances or surcharges as well as to new residents as part of the lease orientation.
Maintenance and Damage Charges
WHA Policy
When applicable, families will be charged for maintenance and/or damages according to
WHA’s current schedule. Work that is not covered in the schedule will be charged based
on the actual cost of labor to include benefits and materials to make needed repairs
(including overtime, if applicable).
Notices of maintenance and damage charges will be mailed monthly and will be in
accordance with requirements regarding notices of adverse actions. Charges are due and
payable in the next billing cycle. If the family requests a grievance hearing within the
required timeframe, WHA will not take action for nonpayment of the charges until the
conclusion of the grievance process.
Nonpayment of maintenance and damage charges is a violation of the lease and is grounds
for eviction.
PART II: INSPECTIONS
8-II.A. OVERVIEW
HUD regulations require the PHA to inspect each dwelling unit prior to move-in, at move-out,
and annually during occupancy. In addition, the PHA may require additional inspections, in
accordance with PHA Policy. This part contains the PHA’s policies governing inspections,
notification of unit entry, and inspection results.
8-II.B. TYPES OF INSPECTIONS
Move-In Inspections [24 CFR 966.4(i)]
WHA Policy
Any adult family member MUST attend the initial inspection and sign the inspection form
for the head of household.
Move-Out Inspections [24 CFR 966.4(i)]
WHA Policy
When applicable, WHA will provide the tenant with a statement of charges to be made for
maintenance and damage beyond normal wear and tear, within 10 business days of
conducting the move-out inspection.
Annual Inspections [24 CFR 5.705]
WHA Policy
WHA will inspect all occupied units annually using HUD’s Uniform Physical Condition
Standards (UPCS).Quality Control Inspections
The purpose of quality control inspections is to assure that all defects were identified in the
original inspection, and that repairs were completed at an acceptable level of craftsmanship and
within an acceptable time frame
WHA Policy
Supervisory quality control inspections will be conducted in accordance with WHA’s
maintenance plan.
Special Inspections
WHA Policy
WHA staff may conduct a special inspection for any of the following reasons:
-Housekeeping
-Unit condition
-Suspected lease violation
-Preventive maintenance
-Routine maintenance
-There is reasonable cause to believe an emergency exists
Other Inspections
WHA Policy
Building exteriors, grounds, common areas and systems will be inspected according to the
PHA’s maintenance plan.
8-II.C. NOTICE AND SCHEDULING OF INSPECTIONS
Notice of Entry
Non-emergency Entries [24 CFR 966.4(j)(1)]
WHA Policy
WHA will notify the resident in writing at least 24 hours prior to any non-emergency
inspection.
For regular annual inspections, the family will receive at least 2 day written notice of the
inspection to allow the family to prepare the unit for the inspection.
Entry for repairs requested by the family will not require prior notice. Resident-requested
repairs presume permission for WHA to enter the unit.
Emergency Entries [24 CFR 966.4(j)(2)]
Scheduling of Inspections
WHA Policy
Inspections will be conducted during business hours. If a family needs to reschedule an
inspection, they must notify WHA at least 24 hours prior to the scheduled inspection. WHA
will reschedule the inspection no more than once unless the resident has a verifiable good
cause to delay the inspection. WHA may request verification of such cause.
Attendance at Inspections
WHA Policy
Except at move-in inspections, the resident is not required to be present for the inspection.
The resident may attend the inspection if he or she wishes.
If no one is at home, the inspector will enter the unit, conduct the inspection and leave a
copy of the inspection report in the unit.
8-II.D. INSPECTION RESULTS
Emergency Repairs [24 CFR 966.4(h)]
WHA Policy
When conditions in the unit are hazardous to life, health, or safety, the PHA will make
repairs or otherwise abate the situation within 24 hours.
Defects hazardous to life, health or safety include, but are not limited to, the following:
Any condition that jeopardizes the security of the unit
Major plumbing leaks or flooding, waterlogged ceiling or floor in imminent danger
of falling
Natural or LP gas or fuel oil leaks
Any electrical problem or condition that could result in shock or fire
Absence of a working heating system when outside temperature is below 60 degrees
Fahrenheit
Absence of a working AC unit when outside temperature is above ____degree
Fahrenheit
Utilities not in service, including no running hot water
Conditions that present the imminent possibility of injury
Obstacles that prevent safe entrance or exit from the unit
Absence of a functioning toilet in the unit
Inoperable smoke detectors
If the resident request emergency maintenance service and it is determined that the request
does not meet the criteria noted above the resident will be assessed a Nuisance Chare of
$50.00.
Non-emergency Repairs
WHA Policy
WHA will correct non-life-threatening health and safety defects within 15 business days of
the inspection date. If WHA is unable to make repairs within that period due to
circumstances beyond WHA’s control (e.g. required parts or services are not available,
weather conditions, etc.) WHA will notify the family of an estimated date of completion.
The family must allow the WHA access to the unit to make repairs.
Resident-Caused Damages
WHA Policy
Damages to the unit beyond wear and tear will be billed to the tenant in accordance with
the policies in 8-I.G., Maintenance and Damage Charges.
Repeated or excessive damages to the unit beyond normal wear and tear will be considered
a serious or repeated violation of the lease.
Housekeeping
WHA Policy
Residents whose housekeeping habits pose a non-emergency health or safety risk,
encourage insect or rodent infestation, or cause damage to the unit are in violation of the
lease. In these instances, WHA will provide proper notice of a lease violation and the family
will be placed on a “Continued Occupancy Agreement”.
A reinspection will be conducted within 10 days to confirm that the resident has complied
with the requirement to abate the problem and the Continued Occupancy Agreement.
Failure to abate the problem or allow for a reinspection is considered a violation of the
lease and will result in termination of tenancy.
A unit initially identified as having Housekeeping issues and the issues is resolved in 10
days as noted above, should a subsequent inspection indicate that the unit once again is in a
similar condition, the Tenant must enter into a Continue Occupancy Agreement and bring
the unit into compliance within 10 days from the date of the second inspection. A third
inspection will be performed within 10 days of the third inspections and the execution of
the Continued Occupancy Agreement. If the unit fails the family will receive a Lease
Violation termination.
Notices of lease violation will also be issued to residents who purposely disengage the unit’s
smoke detector. Only one warning will be given. A second incidence will result in lease
termination.
EXHIBIT 8-1: SMOKE-FREE POLICY
In accordance with HUD regulations, the Housing Authority has adopted these smoke-free
policies. The policies are effective as of Board approval date.
Due to the increased risk of fire, increased maintenance costs, and the known health effects of
secondhand smoke, smoking is prohibited in all living units and interior areas, including but not
limited to hallways, rental and administrative offices, community centers, day care centers,
laundry centers, and similar structures. Smoking is also prohibited in outdoor areas within 25 feet
from public housing and administrative office buildings.
This policy applies to all employees, residents, household members, guests, and service persons.
Residents are responsible for ensuring that household members and guests comply with this rule.
The term “smoking” means any inhaling, exhaling, burning, or carrying any lighted cigar,
cigarette, pipe, or other prohibited tobacco product in any manner or any form. Prohibited
tobacco products include water pipes or hookahs.
Violation of the smoke-free policy constitutes a violation of the terms of the public housing
lease. Consequences of lease violations include termination of tenancy.
PHA POLICIES
Designated Smoking Areas (DSA)
TOBACCO/SMOKE-FREE HOUSING POLICY LEASE ADDENDUM
Effective July 1, 2018, the Housing Authority of the City of Wilmington (WHA) has
adopted a new Tobacco/Smoke-Free policy, in accordance with HUD Notice PIH 2012-25 and
PIH 2009-21. It has been well established that smoking cessation has demonstrated overall
health benefits for individuals. Additionally, second-hand as well as third-hand smoke poses
serious health risks to non-smokers.
Tenant(s) is a party to a written Lease with the WHA. Members of Tenant’s family
and/or household are named in the Lease Agreement. This Addendum states the following
additional terms, conditions, and rules which are hereby incorporated into the Lease. A
breach of this Lease Addendum shall give each party all rights contained herein, as well as
the rights in the Lease.
SMOKING AND THE USE OF TOBACCO PRODUCTS ARE NOT PERMITTED
ON ALL WHA PROPERTIES.
For the purpose of this policy, “smoking” includes lit and inhaled tobacco, electronic
cigarettes, K-2/spice, and marijuana, in any form including cigarettes, cigars, pipes, and
hookah.
This policy prohibits smoking and use of tobacco products on all WHA properties,
which includes but is not limited to dwelling units, housing development community
centers, offices, and the housing development grounds, by employees, tenant(s), guest(s) or
invitee(s).
Tenant(s) understands that smoking or use of tobacco products on WHA property
shall be considered a material default under the lease agreement and may be cause for
termination of the lease agreement. The policy will be enforced in the following manner:
The first (1st) offense will result in a written warning and a referral to a Smoking
Cessation Program.
The second (2nd) offense will result in a written warning and a referral to a
Smoking Cessation Program.
The third (3rd) offense will result in a final written warning, a referral to a
Smoking Cessation Program, and $50.00 charge.
The fourth (4th) offense will result in the termination of the lease. Tenant(s) will
be responsible for any and all damage(s) caused in violation of this policy.
Provided, however, instances where damage has occurred from a violation of the
Tobacco/Smoke-Free Policy, the WHA reserves the right to terminate the Lease and impose
a reasonable charge for repairing a dwelling unit after first or subsequent offense.
The WHA specifically disclaims any implied or express warranties that the building,
common areas or tenant’s premises will have any higher or improved air quality standards
than any other rental or will be free from secondhand smoke.
Tenant(s) with respiratory ailments, allergies, or any other physical or mental
condition relating to smoke are put on notice that the WHA does not assume any higher
duty of care to enforce this Addendum than any other WHA obligation under the Lease.
The Tenant(s) agrees to this addendum and all household/family members
acknowledge the Tobacco/Smoke- Free Policy outlined above and agrees to abide by the
policy.
Signature of Tenant (Head of Household) Date
_
Signature of Other Adult Date
_
Signature of Other Adult Date
_
Signature of WHA Representative Date
Reasonable Accommodation
WHA Policy
While addiction to nicotine or smoking is not a disability, the WHA will not provide reasonable
accommodation to persons with disabilities who smoke that are in non-compliance with the
requirements of this smoke-free policy.
Chapter 9
REEXAMINATIONS
[24 CFR 960.257, 960.259, 966.4]
PART I: ANNUAL REEXAMINATIONS FOR FAMILIES PAYING
INCOME-BASED RENTS [24 CFR 960.257]
9-I.A. OVERVIEW
For those families who choose to pay income-based rent, the PHA must conduct a reexamination
of income and family composition at least annually [24 CFR 960.257(a)(1)]. For families who
choose flat rents, the PHA must conduct a reexamination of family composition at least annually,
and must conduct a reexamination of family income at least once every 3 years [24 CFR
960.257(a)(2)]. Policies related to the reexamination process for families paying flat rent are
located in Part II of this chapter.
For all residents of public housing, whether those residents are paying income-based or flat rents,
the PHA must conduct an annual review of community service requirement compliance. This
annual reexamination is also a good time to have residents sign consent forms for criminal
background checks in case the criminal history of a resident is needed at some point for the
purposes of lease enforcement or eviction.
The PHA is required to obtain all of the information necessary to conduct reexaminations. How
that information will be collected is left to the discretion of the PHA. Families are required to
provide current and accurate information on income, assets, allowances and deductions, family
composition and community service compliance as part of the reexamination process [24 CFR
960.259].
This part contains the PHA’s policies for conducting annual reexaminations.
9-I.B STREAMLINED ANNUAL REEXAMINATIONS [24 CFR 960.257]
HUD permits PHAs to streamline the income determination process for family members with
fixed sources of income. While third-party verification of all income sources must be obtained
during the intake process and every three years thereafter, in the intervening years the PHA may
determine income from fixed sources by applying a verified cost of living adjustment (COLA) or
rate of interest. The PHA may, however, obtain third-party verification of all income, regardless
of the source. Further, upon request of the family, the PHA must perform third-party verification
of all income sources.
Fixed sources of income include Social Security and SSI benefits, pensions, annuities, disability
or death benefits, and other sources of income subject to a COLA or rate of interest. The
determination of fixed income may be streamlined even if the family also receives income from
other non-fixed sources.
WHA Policy
WHA will streamline the annual reexamination process by applying the verified COLA or
interest rate to fixed-income sources. WHA will document in the file how the determination
that a source of income was fixed was made.
If a family member with a fixed source of income is added, WHA will use third-party
verification of all income amounts for that family member.
If verification of the COLA or rate of interest is not available, WHA will obtain third-party
verification of income amounts.
Third-party verification of fixed sources of income will be obtained during the intake
process and at least once every three years thereafter.
9-I.C. SCHEDULING ANNUAL REEXAMINATIONS
WHA Policy
Generally, WHA will schedule annual reexaminations to coincide with the family's
anniversary date. WHA will begin the annual reexamination process approximately 120
days in advance of the scheduled effective date.
Anniversary date is defined as 12 months from the effective date of the family’s last annual
reexamination or, during a family’s first year in the program, from the effective date of the
family’s initial examination (admission).
If the family transfers to a new unit, WHA will perform a new annual reexamination, and
the anniversary date will be changed unless the tenant transfers within the same program.
WHA may also schedule an annual reexamination for completion prior to the anniversary
date for administrative purposes.
Notification of and Participation in the Annual Reexamination Process
WHA Policy
Families generally are required to participate in an annual reexamination interview, which
must be attended by the head of household, spouse, or cohead. If participation in an in-
person interview poses a hardship because of a family member’s disability, the family
should contact WHA to request a reasonable accommodation.
Notification of annual reexamination interviews will be sent by first-class mail and will
contain the date, time, and location of the interview. In addition, it will inform the family of
the information and documentation that must be brought to the interview.
If the family is unable to attend a scheduled interview, the family should contact the WHA
in advance of the interview to schedule a new appointment. In all circumstances, if a family
does not attend the scheduled interview WHA will send a second notification with a new
interview appointment time.
If a family fails to attend two scheduled interviews without WHA approval, the
family will be in violation of their lease and may be terminated in accordance with
the policies in Chapter 13.
An advocate, interpreter, or other assistant may assist the family in the interview
process.
9-I.D. CONDUCTING ANNUAL REEXAMINATIONS
The terms of the public housing lease require the family to furnish information regarding income
and family composition as may be necessary for the redetermination of rent, eligibility, and the
appropriateness of the housing unit [24 CFR 966.4(c)(2)].
WHA Policy
Families will be asked to bring all required information (as described in the reexamination
notice) to the reexamination appointment. The required information will include a WHA-
designated reexamination form, an Authorization for the Release of Information/Privacy
Act Notice, as well as supporting documentation related to the family’s income, expenses,
and family composition.
Any required documents or information that the family is unable to provide at the time of
the interview must be provided within 10 business days of the interview. If the family is
unable to obtain the information or materials within the required time frame, the family
may request an extension.
If the family does not provide the required documents or information within the required
time frame (plus any extensions), the family will be in violation of their lease and may be
terminated.
The information provided by the family generally must be verified. Unless the family
reports a change, or the agency has reason to believe a change has occurred in information
previously reported by the family, certain types of information that are verified at
admission typically do not need to be re-verified on an annual basis. These include:
Legal identity
Age
Social security numbers
A person’s disability status
Citizenship or immigration status
Change in Unit Size
Changes in family or household composition may make it appropriate to consider transferring
the family to comply with occupancy standards. The PHA may use the results of the annual
reexamination to require the family to move to an appropriate size unit [24 CFR 960.257(a)(4)].
Policies related to such transfers are located in Chapter 12.
Criminal Background Checks
WHA Policy
Each household member age 18 and over will be required to execute a consent form for a
criminal background check as part of the annual reexamination process.
Additionally, HUD recommends that at annual reexaminations PHAs ask whether the tenant, or
any member of the tenant’s household, is subject to a lifetime sex offender registration
requirement in any state [Notice PIH 2012-28].
WHA Policy
At the annual reexamination, WHA will ask whether the tenant, or any member of the
tenant’s household, is subject to a lifetime sex offender registration requirement in any
state. The PHA will use the Dru Sjodin National Sex Offender database to verify the
information provided by the tenant.
Compliance with Community Service
For families who include nonexempt individuals, the PHA must determine compliance with
community service requirements once each 12 months [24 CFR 960.257(a)(3)].
9-I.E. EFFECTIVE DATES
As part of the annual reexamination process, the PHA must make appropriate adjustments in the
rent after consultation with the family and upon verification of the information [24 CFR
960.257(a)(1)].
WHA Policy
In general, an increase in the tenant rent that results from an annual reexamination will
take effect on the family’s anniversary date, and the family will be notified at least 30 days
in advance.
If less than 30 days remain before the scheduled effective date, the increase will take
effect on the first of the month following the end of the 30-day notice period.
If WHA chooses to schedule an annual reexamination for completion prior to the
family’s anniversary date for administrative purposes, the effective date will be
determined by WHA, but will always allow for the 30-day notice period.
If the family causes a delay in processing the annual reexamination, increases in the
tenant rent will be applied retroactively, to the scheduled effective date of the
annual reexamination. The family will be responsible for any underpaid rent and
may be offered a repayment agreement.
In general, a decrease in the tenant rent that results from an annual reexamination will
take effect on the family’s anniversary date.
If the WHA chooses to schedule an annual reexamination for completion prior to
the family’s anniversary date for administrative purposes, the effective date will be
the tenant’s anniversary date.
If the family causes a delay in processing the annual reexamination, decreases in the
tenant rent will be applied prospectively, from the first day of the month following
completion of the reexamination processing.
Delays in reexamination processing are considered to be caused by the family if the
family fails to provide information requested by the PHA by the date specified, and
this delay prevents the PHA from completing the reexamination as scheduled.
PART II: REEXAMINATIONS FOR FAMILIES PAYING FLAT RENTS
[24 CFR 960.257(2)]
9-II.A. OVERVIEW
HUD requires that the PHA offer all families the choice of paying income-based rent or flat rent
at least annually. The PHA’s policies for offering families a choice of rents are located in
Chapter 6.
For families who choose flat rents, the PHA must conduct a reexamination of family
composition at least annually, and must conduct a reexamination of family income at least once
every 3 years [24 CFR 960.257(a)(2)]. The PHA is only required to provide the amount of
income-based rent the family might pay in those years that the PHA conducts a full
reexamination of income and family composition, or upon request of the family after the family
submits updated income information [24 CFR 960.253(e)(2)].
As it does for families that pay income-based rent, the PHA must also review compliance with
the community service requirement for families with nonexempt individuals.
This part contains the PHA’s policies for conducting reexaminations of families who choose to
pay flat rents.
9-II.B. FULL REEXAMINATION OF FAMILY INCOME AND COMPOSITION
Frequency of Reexamination
WHA Policy
For families paying flat rents, the WHA will conduct a full reexamination of family
income and composition once every 3 years.
Reexamination Policies
WHA Policy
In conducting full reexaminations for families paying flat rents, the WHA will
follow the policies used for the annual reexamination of families paying income -
based rent as set forth in
9-II.C. REEXAMINATION OF FAMILY COMPOSITION (“ANNUAL UPDATE”)
As noted above, full reexaminations are conducted every 3 years for families paying flat rents. In
the years between full reexaminations, regulations require the PHA to conduct a reexamination
of family composition (“annual update”) [24 CFR 960.257(a)(2)].
The annual update process is similar to the annual reexamination process, except that the PHA
does not collect information about the family’s income and expenses, and the family’s rent is not
recalculated following an annual update.
Scheduling
The PHA must establish a policy to ensure that the reexamination of family composition for
families choosing to pay the flat rent is completed at least annually [24 CFR 960.257(a)(2)].
WHA Policy
For families paying flat rents, annual updates for income and family composition will be
conducted in each of the 2 years following the full reexamination. Annual income will be
pulled for records.
In scheduling the annual update, the WHA will follow the policy used for scheduling the
annual reexamination of families paying income-based rent.
Conducting Annual Updates
The terms of the public housing lease require the family to furnish information necessary for the
redetermination of rent and family composition [24 CFR 966.4(c)(2)].
WHA Policy
Generally, the family will not be required to attend an interview for an annual update.
However, if WHA determines that an interview is warranted, the family may be required
to attend.
Notification of the annual update will be sent by first-class mail and will inform the family
of the information and documentation that must be provided to WHA. The family will have
10 business days to submit the required information to WHA. If the family is unable to
obtain the information or documents within the required time frame, the family may
request an extension. WHA will accept required documentation by mail, by fax, or in
person.
If the family’s submission is incomplete, or the family does not submit the information in
the required time frame, WHA will send a second written notice to the family. The family
will have 10 business days from the date of the second notice to provide the missing
information or documentation to WHA.
If the family does not provide the required documents or information within the required
time frame (plus any extensions), the family will be in violation of their lease and may be
terminated.
PART III: INTERIM REEXAMINATIONS [24 CFR 960.257; 24 CFR 966.4]
9-III.A. OVERVIEW
Family circumstances may change during the period between annual reexaminations. HUD and
PHA policies define the types of information about changes in family circumstances that must be
reported, and under what circumstances the PHA must process interim reexaminations to reflect
those changes. HUD regulations also permit the PHA to conduct interim reexaminations of
income or family composition at any time.
In addition to specifying what information the family must report, HUD regulations permit the
family to request an interim determination if other aspects of the family’s income or composition
change. The PHA must complete the interim reexamination within a reasonable time after the
family’s request.
This part includes HUD and PHA policies that describe the changes families are required to
report, the changes families may choose to report, and how the PHA will process both PHA- and
family-initiated interim reexaminations.
9-III.B. CHANGES IN FAMILY AND HOUSEHOLD COMPOSITION
The PHA must adopt policies prescribing when and under what conditions the family must report
changes in family composition. However, due to provisions of the public housing lease, the PHA
has limited discretion in this area.
Changes in family or household composition may make it appropriate to consider transferring
the family to comply with occupancy standards. Policies related to such transfers are located in
Chapter 12.
WHA Policy
All families, those paying income-based rent as well as flat rent, must report all changes in
family and household composition that occur between annual reexaminations (or annual
updates).
WHA will conduct interim reexaminations to account for any changes in household
composition that occur between annual reexaminations.
New Family Members Not Requiring Approval
The addition of a family member as a result of birth, adoption, or court-awarded custody does
not require PHA approval. However, the family is required to promptly notify the PHA of the
addition [24 CFR 966.4(a)(1)(v)].
WHA Policy
The family must inform WHA of the birth, adoption, or court-awarded custody of a child
within 10 business days.
WHA will conduct interim reexaminations to account for any changes in household
composition that occur between annual reexaminations.
New Family and Household Members Requiring Approval
With the exception of children who join the family as a result of birth, adoption, or court-
awarded custody, a family must request PHA approval to add a new family member [24 CFR
966.4(a)(1)(v)] or other household member (live-in aide or foster child) [24 CFR 966.4(d)(3)].
The PHA may adopt reasonable policies concerning residence by a foster child or a live-in aide,
and defining the circumstances in which PHA consent will be given or denied. Under such
policies, the factors considered by the PHA may include [24 CFR 966.4(d)(3)(i)]:
Whether the addition of a new occupant may necessitate a transfer of the family to
another unit, and whether such units are available.
The PHA’s obligation to make reasonable accommodation for persons with disabilities.
WHA Policy
Families must request WHA approval to add a new family member, live-in aide, foster
child, or foster adult. This includes any person not on the lease who is expected to stay in
the unit for more than 14 calendar days during any 12-month period and therefore no
longer qualifies as a “guest.” Requests must be made in writing and approved by WHA
prior to the individual visiting the unit.
If adding a person to a household (other than a child by birth, adoption, or court-awarded
custody) will require a transfer to a larger size unit, WHA will approve the addition only if
the family can demonstrate that there are medical needs or other extenuating
circumstances, including reasonable accommodation, that should be considered by WHA.
Exceptions will be approved by the Area Property Manager or COO.
WHA will not approve the addition of a new family or household member unless the
individual meets the PHA’s eligibility criteria and documentation requirements
If WHA determines that an individual does not meet WHA’s eligibility criteria or
documentation requirements, WHA will notify the family in writing of its decision to deny
approval of the new family or household member and the reasons for the denial.
WHA will make its determination within 10 business days of receiving all information
required to verify the individual’s eligibility.
Departure of a Family or Household Member
WHA Policy
If a family member ceases to reside in the unit, the family must inform WHA within 10
business days. This requirement also applies to family members who had been considered
temporarily absent, who are now permanently absent.
If a live-in aide, foster child, or foster adult ceases to reside in the unit, the family must
inform WHA within 10 business days.
The WHA will conduct interim reexaminations to account for any changes in household
composition that occur between annual reexaminations.
9-III.C. CHANGES AFFECTING INCOME OR EXPENSES
WHA Policy
This section only applies to families paying income-based rent. All income changes
occurring in the family must be reported within 10 days. Families paying flat rent are not
required to report changes in income or expenses outside the 3year exam period.
PHA-initiated Interim Reexaminations
PHA Policy
WHA will conduct interim reexaminations in each of the following instances:
For families receiving the Earned Income Disallowance (EID), WHA will conduct an
interim reexamination at the start, to adjust the exclusion with any changes in
income, and at the conclusion of the 24- consecutive month eligibility period.
If the family has reported zero income, WHA will conduct an interim reexamination
every month as long as the family continues to report that they have no income.
If at the time of the annual reexamination, it is not feasible to anticipate a level of
income for the next 12 months (e.g. seasonal or cyclic income), WHA will schedule
an interim reexamination to coincide with the end of the period for which it is
feasible to project income.
If at the time of the annual reexamination, tenant declarations were used on a
provisional basis due to the lack of third-party verification, and third-party
verification becomes available, the WHA will conduct an interim reexamination.
WHA may conduct an interim reexamination at any time in order to correct an
error in a previous reexamination, or to investigate a tenant fraud complaint.
Family-Initiated Interim Reexaminations
The PHA must adopt policies prescribing when and under what conditions the family must report
changes in family income or expenses [24 CFR 960.257(c)]. In addition, HUD regulations
require that the family be permitted to obtain an interim reexamination any time the family has
experienced a change in circumstances since the last determination [24 CFR 960.257(b)].
Required Reporting
HUD regulations give the PHA the discretion to determine the circumstances under which
families will be required to report changes affecting income.
WHA Policy
Families are required to report all increases in earned income, including new employment,
within 10 business days of the date the change takes effect.
WHA will only conduct interim reexaminations for families that qualify for the earned
income disallowance (EID), and only when the EID family’s rent will change as a result of
the increase. In all other cases, the WHA will note the information in the tenant file, but
will not conduct an interim reexamination.
Optional Reporting
The family may request an interim reexamination any time the family has experienced a change
in circumstances since the last determination [24 CFR 960.257(b)]. The PHA must process the
request if the family reports a change that will result in a reduced family income [PH Occ GB, p.
159].
If a family reports a decrease in income from the loss of welfare benefits due to fraud or non-
compliance with a welfare agency requirement to participate in an economic self-sufficiency
program, the family’s share of the rent will not be reduced [24 CFR 5.615]. For more
information regarding the requirement to impute welfare income see Chapter 6.
WHA Policy
Families may report changes in income or expenses at any time.
9-III.D. PROCESSING THE INTERIM REEXAMINATION
Method of Reporting
WHA Policy
The family must notify WHA of changes in writing.
Generally, the family will not be required to attend an interview for an interim
reexamination. However, if the WHA determines that an interview is warranted, the family
will be required to attend.
Based on the type of change reported, the WHA will determine the documentation the
family will be required to submit. The family must submit any required information or
documents within 10 business days of receiving a request from the WHA. This time frame
may be extended for good cause with WHA approval. The WHA will accept required
documentation by mail, by fax, or in person.
Effective Dates
WHA Policy
If the tenant rent is to increase:
The increase generally will be effective on the first of the month following 30 days’
notice to the family.
If a family fails to report a change within the required time frames, or fails to
provide all required information within the required time frames, the increase will
be applied retroactively, to the date it would have been effective had the information
been provided on a timely basis. The family will be responsible for any underpaid
rent and may be offered a repayment agreement.
If the tenant rent is to decrease:
The decrease will be effective on the first day of the month following the month in
which the change was reported. In cases where the change cannot be verified until
after the date the change would have become effective, the change will be made
retroactively.
PART IV: RECALCULATING TENANT RENT
9-IV.A. OVERVIEW
For those families paying income-based rent, the PHA must recalculate the rent amount based on
the income information received during the reexamination process and notify the family of the
changes [24 CFR 966.4, 960.257]. While the basic policies that govern these calculations are
provided in Chapter 6, this part lays out policies that affect these calculations during a
reexamination.
9-IV.B. CHANGES IN UTILITY ALLOWANCES [24 CFR 965.507, 24 CFR 966.4]
The tenant rent calculations must reflect any changes in the PHA’s utility allowance schedule [24
CFR 960.253(c)(3)]. Chapter 16 discusses how utility allowance schedules are established.
WHA Policy
Unless WHA is required to revise utility allowances retroactively, revised utility allowances
will be applied to a family’s rent calculations at the first annual reexamination after the
allowance is adopted.
9-IV.C. NOTIFICATION OF NEW TENANT RENT
The public housing lease requires the PHA to give the tenant written notice stating any change in
the amount of tenant rent, and when the change is effective [24 CFR 966.4(b)(1)(ii)].
When the PHA re-determines the amount of rent (Total Tenant Payment or Tenant Rent) payable
by the tenant, not including determination of the PHA’s schedule of Utility Allowances for
families in the PHA’s Public Housing Program, or determines that the tenant must transfer to
another unit based on family composition, the PHA must notify the tenant that the tenant may
ask for an explanation stating the specific grounds of the PHA determination, and that if the
tenant does not agree with the determination, the tenant shall have the right to request a hearing
under the PHA’s grievance procedure [24 CFR 966.4(c)(4)].
WHA Policy
When there is a rent change WHA will provide notice to the family will include the annual
and adjusted income amounts that were used to calculate the tenant rent.
9-IV.D. DISCREPANCIES
Allowable Type of Child Care
WHA Policy
WHA will verify that the type of child care selected by the family is allowable.
WHA will verify that the fees paid to the child care provider cover only child care costs
(e.g., no housekeeping services or personal services) and are paid only for the care of an
eligible child (e.g., prorate costs if some of the care is provided for ineligible family
members).
WHA will verify that the child care provider is not an assisted family member. Verification
will be made through the head of household’s declaration of family members who are
expected to reside in the unit.
Reasonableness of Expenses
Only reasonable child care costs can be deducted.
WHA Policy
The actual costs the family incurs will be compared with WHA’s established standards of
reasonableness for the type of care in the locality to ensure that the costs are reasonable.
If the family presents a justification for costs that exceed typical costs in the area, the WHA
will request additional documentation, as required, to support a determination that the
higher cost is appropriate.
Exhibit 7-1: Summary of Documentation Requirements for Noncitizens
[HCV GB, pp. 5-9 and 5-10)
All noncitizens claiming eligible status must sign a declaration of eligible immigrant status
on a form acceptable to the PHA.
Except for persons 62 or older, all noncitizens must sign a verification consent form
Additional documents are required based upon the person's status.
Elderly Noncitizens
A person 62 years of age or older who claims eligible immigration status also must provide
proof of age such as birth certificate, passport, or documents showing receipt of SS old-age
benefits.
All other Noncitizens
Noncitizens that claim eligible immigration status also must present the applicable USCIS
document. Acceptable USCIS documents are listed below.
Form I-551 Alien Registration Receipt
Card (for permanent resident aliens)
Form I-94 Arrival-Departure Record
annotated with one of the following:
“Admitted as a Refugee Pursuant to
Section 207”
“Section 208” or “Asylum”
“Section 243(h)” or “Deportation
stayed by Attorney General”
“Paroled Pursuant to Section 221
(d)(5) of the USCIS”
Form I-94 Arrival-Departure Record with
no annotation accompanied by:
A final court decision granting asylum
(but only if no appeal is taken);
A letter from a USCIS asylum officer
granting asylum (if application is filed
on or after 10/1/90) or from a USCIS
district director granting asylum
(application filed before 10/1/90);
A court decision granting withholding
of deportation; or
A letter from an asylum officer
granting withholding or deportation (if
application filed on or after 10/1/90).
Form I-688 Temporary Resident Card
annotated “Section 245A” or Section
210”.
Form I-688B Employment Authorization
Card annotated “Provision of Law 274a.
12(11)” or “Provision of Law 274a.12”.
A receipt issued by the USCIS indicating that an application for issuance of a replacement
document in one of the above listed categories has been made and the applicant’s
entitlement to the document has been verified; or
Other acceptable evidence. If other documents are determined by the USCIS to constitute
acceptable evidence of eligible immigration status, they will be announced by notice
published in the Federal Register
Chapter 10
PETS
[24 CFR 5, Subpart C; 24 CFR 960, Subpart G]
PART I: SERVICE ANIMALS AND ASSISTANCE ANIMALS
[Section 504; Fair Housing Act (42 U.S.C.); 24 CFR 5.303; 24 CFR 960.705;
Notice FHEO 2013-01]
10-I.A. OVERVIEW
This part discusses situations under which permission for a service animal or an assistance
animal may be denied, and also establishes standards for the care of service and assistance
animals.
Notice FHEO 2013-01 was published April 25, 2013. The notice explains the difference between
service animals and assistance animals. While the ADA applies to the premises of public housing
agencies and to “public accommodations” such as stores and movie theaters, it does not apply to
private-market rental housing. Therefore, in public housing the PHA must evaluate a request for
a service animal under both the ADA and the Fair Housing Act. Service animals are limited to
trained dogs.
Neither service animals nor assistance animals are pets, and thus, are not subject to the PHA’s
pet policies described in Parts II through IV of this chapter [24 CFR 5.303; 960.705; Notice
FHEO 2013-01].
10-I.B. APPROVAL OF SERVICE ANIMALS AND ASSISTANCE ANIMALS
PHA Policy
For an animal to be excluded from the pet policy and be considered a service animal, it
must be a trained dog, and there must be a person with disabilities in the household who
requires the dog’s services.
For an animal to be excluded from the pet policy and be considered an assistance animal,
there must be a person with disabilities in the household, and the family must request and
the PHA approve a reasonable accommodation.
10-I.C. CARE AND HANDLING
HUD regulations do not affect any authority a PHA may have to regulate service animals and
assistance animals under federal, state, and local law [24 CFR 5.303; 24 CFR 960.705].
WHA Policy
Residents must care for service animals and assistance animals in a manner that complies
with state and local laws, including anti-cruelty laws.
Residents must ensure that service animals and assistance animals do not pose a direct
threat to the health or safety of others, or cause substantial physical damage to the
development, dwelling unit, or property of other residents.
When a resident’s care or handling of a service animal or assistance animal violates these
policies, WHA will consider whether the violation could be reduced or eliminated by a
reasonable accommodation. If WHA determines that no such accommodation can be made,
WHA may withdraw the approval of a particular service or assistance animal.
PART II: PET POLICIES FOR ALL DEVELOPMENTS
[24 CFR 5, Subpart C; 24 CFR 960, Subpart G]
10-II.A. OVERVIEW
The purpose of a pet policy is to establish clear guidelines for ownership of pets and to ensure
that no applicant or resident is discriminated against regarding admission or continued
occupancy because of ownership of pets. It also establishes reasonable rules governing the
keeping of common household pets. This part contains pet policies that apply to all
developments.
10-II.B. MANAGEMENT APPROVAL OF PETS
Registration of Pets
WHA Policy
Pets must be registered with WHA before they are brought onto the premises.
Registration includes documentation signed by a licensed veterinarian or state/local
authority that the pet has received all inoculations required by state or local law, and that
the pet has no communicable disease(s) and is pest-free. This registration must be renewed
annually and will be coordinated with the annual reexamination date.
Pets will not be approved to reside in a unit until completion of the registration
requirements.
Refusal to Register Pets
WHA Policy
WHA will refuse to register a pet if:
-The pet is not a common household pet as defined in Section 10-II.C. below
-Keeping the pet would violate any pet restrictions listed in this policy
-The pet owner fails to provide complete pet registration information, or fails to
update the registration annually
-The applicant has previously been charged with animal cruelty under state or local
law; or has been evicted, had to relinquish a pet or been prohibited from future pet
ownership due to pet rule violations or a court order
- WHA reasonably determines that the pet owner is unable to keep the pet in
compliance with the pet rules and other lease obligations. The pet's temperament
and behavior may be considered as a factor in determining the pet owner's ability to
comply with provisions of the lease.
If tenant refuses to register a pet, a written notification will be sent to the pet owner within
10 business days of WHA’s decision. The notice will state the reason for refusing to register
the pet and will inform the family of their right to appeal the decision in accordance with
WHA’s grievance procedures.
Pet Agreement
WHA Policy
Residents who have been approved to have a pet must enter into a pet agreement with
WHA, or the approval of the pet will be withdrawn.
The pet agreement is the resident’s certification that he or she has received a copy of
WHA’s pet policy and applicable house rules, that he or she has read the policies and/or
rules, understands them, and agrees to comply with them.
The resident further certifies by signing the pet agreement that he or she understands that
noncompliance with WHA’s pet policy and applicable house rules may result in the
withdrawal of WHA approval of the pet or termination of tenancy.
10-II.C. STANDARDS FOR PETS [24 CFR 5.318; 960.707(b)]
Definition of “Common Household Pet”
WHA Policy
Common household pet means a domesticated animal, such as a dog, cat, bird, or fish that is
traditionally recognized as a companion animal and is kept in the home for pleasure rather
than commercial purposes.
The following animals are not considered common household pets:
Reptiles
Rodents
Insects
Arachnids
Wild animals or feral animals
Pot-bellied pigs
Animals used for commercial breeding
Pet Restrictions
WHA Policy
The following animals are not permitted:
-Any animal whose adult weight will exceed 25 pounds
-Dogs of the pit bull, Rottweiler, chow, or boxer breeds
-Ferrets or other animals whose natural protective mechanisms pose a risk to small
children of serious bites or lacerations
-Any animal not permitted under state or local law or code
Number of Pets
PHA Policy
Residents may have a maximum of 1 pet.
In the case of fish, residents may keep no more than can be maintained in a safe and
healthy manner in a tank holding up to 10 gallons. Such a tank or aquarium will be
counted as 1 pet.
Other Requirements
WHA Policy
Dogs and cats must be spayed or neutered at the time of registration or, in the case of
underage animals, within 30 days of the pet reaching 6 months of age. Exceptions may be
made upon veterinary certification that subjecting this particular pet to the procedure
would be temporarily or permanently medically unsafe or unnecessary.
Pets must be licensed in accordance with state or local law. Residents must provide proof of
licensing at the time of registration and annually, in conjunction with the resident’s annual
reexamination.
10-II.D. PET RULES
Pet Area Restrictions
WHA Policy
Pets must be maintained within the resident's unit. When outside of the unit (within the
building or on the grounds) dogs and cats must be kept on a leash or carried. They must be
under the control of the resident or other responsible individual at all times.
Pets other than dogs or cats must be kept in a cage or carrier when outside of the unit.
Pets are not permitted in common areas including lobbies, community rooms and laundry
areas except for those common areas which are entrances to and exits from the building.
Pet owners are not permitted to exercise pets or permit pets to deposit waste on property
premises outside of the areas designated for such purposes.
Designated Pet/No-Pet Areas [24 CFR 5.318(g), PH Occ GB, p. 182]
WHA Policy
With the exception of common areas as described in the previous policy, WHA has not
designated any buildings, floors of buildings, or sections of buildings as no-pet areas. In
addition, WHA has not designated any buildings, floors of buildings, or sections of
buildings for residency of pet-owning tenants.
Cleanliness
WHA Policy
The pet owner shall be responsible for the removal of waste from the exercise area by
placing it in a sealed plastic bag and disposing of it in a container provided by the WHA.
The pet owner shall take adequate precautions to eliminate any pet odors within or around
the unit and to maintain the unit in a sanitary condition at all times.
Litter box requirements:
-Pet owners must promptly dispose of waste from litter boxes and must maintain
litter boxes in a sanitary manner.
-Litter shall not be disposed of by being flushed through a toilet.
-Litter boxes shall be kept inside the resident's dwelling unit.
-Owners must thoroughly wash their pet prior to returning the pet to a unit that has
received bed bug treatment.
Alterations to Unit
WHA Policy
Pet owners shall not alter their unit, patio, premises or common areas to create an
enclosure for any animal.
Installation of pet doors is prohibited.
Noise
WHA Policy
Pet owners must agree to control the noise of pets so that such noise does not constitute a
nuisance to other residents or interrupt their peaceful enjoyment of their housing unit or
premises. This includes, but is not limited to loud or continuous barking, howling, whining,
biting, scratching, chirping, or other such activities.
Pet Care
WHA Policy
Each pet owner shall be responsible for adequate care, nutrition, exercise and medical
attention for his/her pet.
Each pet owner shall be responsible for appropriately training and caring for his/her pet to
ensure that the pet is not a nuisance or danger to other residents and does not damage
WHA property.
No animals may be tethered or chained inside or outside the dw elling unit at any time.
Responsible Parties
WHA Policy
The pet owner will be required to designate two responsible parties for the care of the pet if
the health or safety of the pet is threatened by the death or incapacity of the pet owner, or
by other factors that render the pet owner unable to care for the pet.
A resident who cares for another resident's pet must notify WHA and sign a statement that
they agree to abide by all of the pet rules.
Pets Temporarily on the Premises
WHA Policy
Pets that are not owned by a tenant are not allowed on the premises. Residents are
prohibited from feeding or harboring stray animals.
This rule does not apply to visiting pet programs sponsored by a humane society or other
non-profit organizations, and approved by WHA.
Pet Rule Violations
WHA Policy
All complaints of cruelty and all dog bites will be referred to animal control or an
applicable agency for investigation and enforcement.
If a determination is made on objective facts supported by written statements, that a
resident/pet owner has violated the pet rules, written notice will be served. Resulting from
the first reported offense, the owner will be required to sign a “Continuing Occupancy
Agreement” to maintain the pet in the home. Violation of the Continuing Occupancy
Agreement will result in the immediate remove of the pet from the home.
The notice will contain a brief statement of the factual basis for the determination and the
pet rule(s) that were violated. The notice will also state:
-That the pet owner has 10 business days from the effective date of the service of
notice to correct the violation or make written request for a meeting to discuss the
violation
-That the pet owner is entitled to be accompanied by another person of his or her
choice at the meeting
-That the pet owner's failure to correct the violation, request a meeting, or appear at
a requested meeting may result in initiation of procedures to remove the pet, or to
terminate the pet owner's tenancy
Notice for Pet Removal
WHA Policy
If the pet owner and WHA are unable to resolve the violation at the meeting or the pet
owner fails to correct the violation in the time period allotted by the WHA, WHA will serve
notice to remove the pet.
The notice will contain:
-A brief statement of the factual basis for the WHA's determination of the pet rule
that has been violated
-The requirement that the resident /pet owner must remove the pet within 10
calendar days of the notice
-A statement that failure to remove the pet may result in the initiation of
termination of tenancy procedures
Pet Removal
WHA Policy
If the death or incapacity of the pet owner threatens the health or safety of the pet, or other
factors occur that render the owner unable to care for the pet, the situation will be
reported to the responsible party designated by the pet owner.
If the responsible party is unwilling or unable to care for the pet, or if WHA after
reasonable efforts cannot contact the responsible party, WHA may contact the appropriate
state or local agency and request the removal of the pet.
Termination of Tenancy
WHA Policy
The WHA may initiate procedures for termination of tenancy based on a pet rule
violation if:
-The pet owner has failed to remove the pet or correct a pet rule violation within the
time period specified
-The pet rule violation is sufficient to begin procedures to terminate tenancy under
terms of the lease
Emergencies
WHA Policy
WHA will take all necessary steps to ensure that pets that become vicious, display
symptoms of severe illness, or demonstrate behavior that constitutes an immediate threat
to the health or safety of others, are immediately removed from the premises by referring
the situation to the appropriate state or local entity authorized to remove such animals.
If it is necessary for WHA to place the pet in a shelter facility, the cost will be the
responsibility of the pet owner.
If the pet is removed as a result of any aggressive act on the part of the pet, the pet will not
be allowed back on the premises.
PART III: PET DEPOSITS AND FEES IN ELDERLY/DISABLED
DEVELOPMENTS
10-III.A. OVERVIEW
This part describes the PHA’s policies for pet deposits and fees in elderly, disabled and mixed
population developments. Policies governing deposits and fees in general occupancy
developments are described in Part IV.
10-III.B. PET DEPOSITS
WHA Policy
Pet owners are required to pay a pet deposit in addition to any other required deposits. The
amount of the deposit is $250.00 to be paid upon the execution of the Pet Authorization
Approval. In addition to the deposit the owner will be required to pay a non-refundable
charge of $10.00 per month to have the pet in the unit.
Refund of Deposit [24 CFR 5.318(d)(1)]
WHA Policy
WHA will refund the pet deposit to the resident, less the costs of any damages caused by
the pet to the dwelling unit, within 30 days of move-out or removal of the pet from the unit.
The resident will be billed for any amount that exceeds the pet deposit.
WHA will provide the resident with a written list of any charges against the pet deposit
within 10 business days of the move-out inspection. If the resident disagrees with the
amount charged to the pet deposit, WHA will provide a meeting to discuss the charges.
Once the pet is removed from the unit either by the owner or when the owner moves, the
unit will be treated by pest control. The cost of this treatment will be deducted from the Pet
Deposit.
10-III.C. OTHER CHARGES
Pet-Related Damages During Occupancy
WHA Policy
All reasonable expenses incurred by WHA as a result of damages directly attributable to
the presence on the pet in the property will be the responsibility of the resident, including:
The cost of repairs and replacements to the resident's dwelling unit
Fumigation of the dwelling unit
Repairs to common areas of the property.
The expense of flea elimination shall also be the responsibility of the resident.
If the resident is in occupancy when such costs occur, the resident shall be billed for such
costs. Maintenance and Damage Charges. Pet deposits will not be applied to the costs of
pet-related damages during occupancy.
Charges for pet-related damage are not part of rent payable by the resident.
Pet Waste Removal Charge
WHA Policy
A separate pet waste removal charge outlined in the Schedule of Charges per occurrence
will be assessed against pet owners who fail to remove pet waste in accordance with this
policy.
Notices of pet waste removal charges will be in accordance with requirements regarding
notices of adverse action. Charges are due and payable 14 calendar days after billing. If the
family requests a grievance hearing within the required timeframe, WHA may not take
action for nonpayment of the charge until the conclusion of the grievance process.
Charges for pet waste removal are not part of rent payable by the resident.
PART IV: PET DEPOSITS AND FEES IN GENERAL OCCUPANCY
DEVELOPMENTS
10-IV.A. OVERVIEW
This part describes the PHA’s policies for pet deposits and fees for those who reside in general
occupancy developments.
10-IV.B. PET DEPOSITS
Payment of Deposit
WHA Policy
Pet owners are required to pay a pet deposit of $250 in addition to any other required
deposits. The deposit must be paid in full before the pet is brought on the premises.
The pet deposit is not part of rent payable by the resident.
Refund of Deposit
WHA Policy
WHA will refund the pet deposit to the resident, less the costs of any damages caused by
the pet to the dwelling unit, within 30 days of move-out or removal of the pet from the unit.
The resident will be billed for any amount that exceeds the pet deposit.
The WHA will provide the resident with a written list of any charges against the pet deposit
within 30 business days of the move-out inspection. If the resident disagrees with the
amount charged to the pet deposit, the WHA will provide a meeting to discuss the charges.
10-IV.C. NON-REFUNDABLE NOMINAL PET FEE
WHA Policy
The WHA requires pet owners to pay a non-refundable nominal pet fee of $10:00.
This fee is intended to cover the reasonable operating costs to the project relating to the
presence of pets. Reasonable operating costs to the project relating to the presence of pets
include, but are not limited to:
Landscaping costs
Pest control costs
Insurance costs
Clean-up costs (other than waste removal charges which is covered in the Schedule
of Charges)
The pet fee of $10.00 will be billed on a monthly basis, and payment will be due 14 calendar
days after billing.
Charges for the non-refundable pet fee are not part of rent payable by the resident.
10-IV.D. OTHER CHARGES
Pet-Related Damages During Occupancy
WHA Policy
All reasonable expenses incurred by WHA as a result of damages directly attributable to
the presence of the pet in the project will be the responsibility of the resident, including:
The cost of repairs and replacements to the resident's dwelling unit
Fumigation of the dwelling unit
Repairs to common areas of the project
The expense of flea elimination shall also be the responsibility of the resident.
If the resident is in occupancy when such costs occur, the resident shall be billed for such
costs. Maintenance and Damage Charges. Pet deposits will not be applied to the costs of
pet-related damages during occupancy.
Charges for pet-related damage are not part of rent payable by the resident.
Pet Waste Removal Charge
WHA Policy
A separate pet waste removal charge as outlined in the Schedule of Charges per occurrence
will be assessed against pet owners who fail to remove pet waste in accordance with this
policy.
Such charges will be due and payable 14 calendar days after billing. If the family request a
grievance hearing within the required timeframe, WHA may not take action for the non -
payment of the charge until the conclusion of the grievance process
Charges for pet waste removal are not part of rent payable by the resident.
Chapter 11
COMMUNITY SERVICE
PART I: COMMUNITY SERVICE REQUIREMENT
11-I.A. OVERVIEW
HUD regulations pertaining to the community service requirement are contained in 24 CFR 960
Subpart F (960.600 through 960.609). PHAs and residents must comply with the community
service requirement, effective with PHA fiscal years that commenced on or after October 1,
2000. Per 903.7(l)(1)(iii), the PHA Plan must contain a statement of how the PHA will comply
with the community service requirement, including any cooperative agreement that the PHA has
entered into or plans to enter into.
Community service is the performance of voluntary work or duties that are a public benefit, and
that serve to improve the quality of life, enhance resident self-sufficiency, or increase resident
self-responsibility in the community. Community service is not employment and may not include
political activities [24 CFR 960.601(b)].
In administering community service requirements, the PHA must comply with all
nondiscrimination and equal opportunity requirements [24 CFR 960.605(c)(5)].
11-I.B. REQUIREMENTS
Each adult resident of the PHA, who is not exempt, must [24 CFR 960.603(a)]:
Contribute 8 hours per month of community service; or
Participate in an economic self-sufficiency program (as defined in the regulations) for 8
hours per month; or
Perform 8 hours per month of combined activities (community service and economic self-
sufficiency programs).
The required community service or self-sufficiency activity may be completed 8 hours each
month or may be aggregated across a year. Any blocking of hours is acceptable as long as 96
hours is completed by each annual certification of compliance [Notice PIH 2015-12].
WHA Policy
WHA will consider 30 hours per week as the minimum number of hours needed to
qualify for a work activity exemption.
Is able to meet requirements of being exempted under a state program funded under part A of
title IV of the Social Security Act, or under any other welfare program of the state in which
the PHA is located, including a state-administered welfare-to-work program
This exemption applies to anyone whose characteristics or family situation meet the
welfare agency exemption criteria and can be verified.
Is a member of a family receiving assistance, benefits, or services under a state program
funded under part A of title IV of the Social Security Act, or under any other welfare
program of the state in which the PHA is located, including a state-administered welfare-to-
work program and the supplemental nutrition assistance program (SNAP), and has not been
found by the state or other administering entity to be in noncompliance with such program.
Community Service [24 CFR 960.601(b), Notice PIH 2015-12]
Community service is the performance of voluntary work or duties that are a public benefit, and
that serve to improve the quality of life, enhance resident self-sufficiency, or increase resident
self-responsibility in the community. Community service is not employment and may not include
political activities.
Eligible community service activities include, but are not limited to, work at:
Local public or nonprofit institutions such as schools, head start programs, before or after
school programs, child care centers, hospitals, clinics, hospices, nursing homes, recreation
centers, senior centers, adult day care programs, homeless shelters, feeding programs, food
banks (distributing either donated or commodity foods), or clothes closets (distributing
donated clothing)
Nonprofit organizations serving PHA residents or their children such as: Boy or Girl Scouts,
Boys or Girls Club, 4-H clubs, Police Assistance League (PAL), organized children’s
recreation, mentoring or education programs, Big Brothers or Big Sisters, garden centers,
community clean-up programs, beautification programs
Programs funded under the Older Americans Act, such as Green Thumb, Service Corps of
Retired Executives, senior meals programs, senior centers, Meals on Wheels
Public or nonprofit organizations dedicated to seniors, youth, children, residents, citizens,
special-needs populations or with missions to enhance the environment, historic resources,
cultural identities, neighborhoods, or performing arts
PHA housing to improve grounds or provide gardens (so long as such work does not alter the
PHA’s insurance coverage); or work through resident organizations to help other residents
with problems, including serving on the Resident Advisory Board
Care for the children of other residents so parent may volunteer
PHAs may form their own policy in regards to accepting community services at profit-motivated
entities, acceptance of volunteer work performed at homes or offices of general private citizens,
and court-ordered or probation-based work.
WHA Policy
Community services at profit-motivated entities, volunteer work performed at homes or
offices of general private citizens, and court-ordered or probation-based work will not be
considered eligible community service activities.
Economic Self-Sufficiency Program [24 CFR 5.603(b), Notice PIH 2015-12]
For purposes of satisfying the community service requirement, an economic self-sufficiency
program is defined by HUD as any program designed to encourage, assist, train, or facilitate
economic independence of assisted families or to provide work for such families.
Eligible self-sufficiency activities include, but are not limited to:
Job readiness or job training
Training programs through local one-stop career centers, workforce investment boards (local
entities administered through the U.S. Department of Labor), or other training providers
Employment counseling, work placement, or basic skills training
Education, including higher education (junior college or college), GED classes, or reading,
financial, or computer literacy classes
Apprenticeships (formal or informal)
English proficiency or English as a second language classes
Budgeting and credit counseling
Any other program necessary to ready a participant to work (such as substance abuse or
mental health counseling)
Work Activities [42 U.S.C. 607(d)]
As it relates to an exemption from the community service requirement, work activities means:
Unsubsidized employment
Subsidized private sector employment
Subsidized public sector employment
Work experience (including work associated with the refurbishing of publicly assisted
housing) if sufficient private sector employment is not available
On-the-job training
Job search and job readiness assistance
Community service programs
Vocational educational training (not to exceed 12 months with respect to any individual)
Job skills training directly related to employment
Education directly related to employment, in the case of a recipient who has not received a
high school diploma or a certificate of high school equivalency
Satisfactory attendance at secondary school or in a course of study leading to a certificate of
general equivalence, in the case of a recipient who has not completed secondary school or
received such a certificate
Notification Requirements [24 CFR 960.605(c)(2), Notice PIH 2015-12,
Notice PIH 2016- 06]
WHA Policy
WHA will provide the family with a copy of the Community Service Policy., at lease-up,
lease renewal, when a family member is determined to be subject to the community service
requirement during the lease term, and at any time upon the family’s request. The policy
will notify the family that self-certification forms are subject to review by the WHA.
On an annual basis, at the time of lease renewal, WHA will notify the family in writing of
the family members who are subject to the community service requirement and the family
members who are exempt. If the family includes nonexempt individuals the notice will
include a list of agencies in the community that provide volunteer and/or training
opportunities, as well as a documentation form on which they may record the activities
they perform and the number of hours contributed. The form will also have a place for a
signature by an appropriate official, who will certify to the activities and hours completed.
11-I.C. DETERMINATION OF EXEMPTION STATUS AND COMPLIANCE [24 CFR
960.605(c)(3)]
WHA Policy
Where the lease term does not coincide with the effective date of the annual reexamination,
WHA will change the effective date of the annual reexamination to coincide with the lease
term. In making this change, WHA will ensure that the annual reexamination is conducted
within 12 months of the last annual reexamination.
Annual Determination
Determination of Exemption Status
WHA Policy
At least 60 days prior to lease renewal, WHA will review and verify the exemption status of
all adult family members. This verification will only be done on an annual basis unless the
family reports a change or WHA has reason to believe that an individual’s exemption
status has changed. For individuals who are exempt because they are 62 years of age and
older, verification of exemption status will be done only at the initial examination.
Upon completion of the verification process, WHA will notify the family of its
determination.
Determination of Compliance
WHA Policy
Approximately 60 days prior to the end of the lease term, WHA will provide written notice
requiring the family to submit documentation that all subject family members have
complied with the service requirement. The family will have 10 business days to submit
WHA required documentation form(s).
If the family fails to submit the required documentation within the required timeframe, or
WHA approved extension, the subject family members will be considered noncompliant
with community service requirements, and notices of noncompliance will be issued .
Change in Status between Annual Determinations
WHA Policy
Exempt to Nonexempt Status
If an exempt individual becomes nonexempt during the twelve-month lease term, it
is the family’s responsibility to report this change to WHA within 10 business days.
Within 10 business days of a family reporting such a change, or WHA determining
such a change is necessary, WHA will provide written notice of the effective date of
the requirement, a list of agencies in the community that provide volunteer and/or
training opportunities, as well as a documentation form on which the family
member may record the activities performed and number of hours contributed.
The effective date of the community service requirement will be the first of the
month following 30 day notice.
Determination of Initial Compliance
WHA Policy
When an adult family member becomes subject to community service, he or she must
perform 8 hours of community service for the months he or she is subject to the
requirement before the end of the lease term (anniversary date).
Example 1: Alberto Jones turns 18 on 5/10/15 and is not exempt from the community service
requirement. His community service requirement begins on 6/1/15, and his initial compliance
is reviewed before the end of the lease term (anniversary date), which is 11/30/15.
Alberto must perform 6 months of community service in his initial compliance period,
before the end of the lease term (anniversary date).
Example 2: Lisa Dewhurst leaves her job on 9/20/14 and is not exempt from the community
service requirement. Her community service requirement begins on 10/1/14, and her initial
compliance is reviewed before the end of the lease term (anniversary date), which is 6/30/15.
Ms. Dewhurst must perform 9 months of community service in her initial compliance
period, before the end of the lease term (anniversary date).
Nonexempt to Exempt Status
If a nonexempt person becomes exempt during the twelve-month lease term, it is the
family’s responsibility to report this change to WHA within 10 business days. Any
claim of exemption will be verified by WHA in accordance with the policy at 11-I.D.,
Documentation and Verification of Exemption Status.
Within 10 business days of a family reporting such a change, or WHA determining
such a change is necessary, WHA will provide the family written notice that the
family member is no longer subject to the community service requirement, if WHA
is able to verify the exemption.
The exemption will be effective immediately.
11-I.D. DOCUMENTATION AND VERIFICATION [24 CFR 960.605(c)(4), 960.607,
Notice PIH 2016-08]
Documentation and Verification of Exemption Status
WHA Policy
All family members who claim they are exempt from the community service requirement
will be required to sign the community service exemption certification form. WHA will
provide a completed copy to the family and will keep a copy in the tenant file.
WHA will verify that an individual is exempt from the community service requirement by
following the verification hierarchy and documentation requirements.
WHA makes the final determination whether or not to grant an exemption from the
community service requirement. If a resident does not agree with WHA’s determination,
s/he can dispute the decision through WHA’s grievance procedures.
Documentation and Verification of Compliance
WHA Policy
Each individual who is subject to the community service requirement will be required to
record their community service or self-sufficiency activities and the number of hours
contributed on the required form. The certification form will also include places for
signatures and phone numbers of supervisors, instructors, and counselors certifying to the
number of hours contributed.
Families will be required to submit the documentation to WHA, upon request by the WHA,
at least monthly.
If WHA has reasonable cause to believe that the certification provided by the family is false
or fraudulent, WHA has the right to require additional third-party verification.
11-I.E. NONCOMPLIANCE
Noncompliant Residents
WHA Policy
The notice of noncompliance will be sent at least 45 days prior to the end of the lease term.
The family will have 10 business days from the date of the notice of noncompliance to enter
into a written work-out agreement to cure the noncompliance over the 12 month term of
the new lease, provide documentation that the noncompliant resident no longer resides in
the unit, or to request a grievance hearing.
If the family reports that a noncompliant family member is no longer residing in the unit,
the family must provide documentation that the family member has actually vacated the
unit before WHA will agree to continued occupancy of the family. Documentation must
consist of a certification signed by the head of household as well as evidence of the current
address of the family member that previously resided with them.
If the family does not request a grievance hearing or does not take either corrective action
required by the notice of noncompliance within the required 10 business day timeframe,
WHA will terminate tenancy.
Continued Noncompliance and Enforcement Documentation [24 CFR 960.607(b)]
WHA Policy
Notices of continued noncompliance will be sent at least 30 days prior to the end of the
lease term and will also serve as the family’s termination notice. The notice will meet the
requirements for termination notices.
The family will have 10 business days from the date of the notice of non-compliance to
provide documentation that the noncompliant resident no longer resides in the unit, or to
request a grievance hearing.
If the family reports that a noncompliant family member is no longer residing in the unit,
the family must provide documentation that the family member has actually vacated the
unit before WHA will agree to continued occupancy of the family. Documentation must
consist of a certification signed by the head of household as well as evidence of the current
address of the noncompliant family member that previously resided with them.
If the family does not request a grievance hearing, or provide such documentation within
the required 10 business day timeframe, the family’s lease and tenancy will automatically
terminate at the end of the current lease term without further notice.
PART II: IMPLEMENTATION OF COMMUNITY SERVICE
11-II.A. OVERVIEW
Each PHA must develop a policy for administration of the community service and economic
self-sufficiency requirements for public housing. It is in the PHA’s best interests to develop a
viable, effective community service program, to provide residents the opportunity to engage in
the community and to develop competencies.
PHA Implementation of Community Service
WHA Policy
WHA will notify its insurance company if residents will be performing community service
at the WHA. In addition, WHA will ensure that the conditions under which the work is to
be performed are not hazardous.
If a disabled resident certifies that s/he is able to perform community service, the WHA will
ensure that requests for reasonable accommodation are handled.
PHA Program Design
WHA Policy
WHA will attempt to provide the broadest choice possible to residents as they choose
community service activities.
The WHA’s goal is to design a service program that gives residents viable opportunities to
become involved in the community and to gain competencies and skills. WHA will work
with resident organizations and community organizations to design, implement, assess and
recalibrate its community service program.
WHA will make every effort to identify volunteer opportunities throughout the community,
especially those in proximity to public housing developments. To the greatest extent
possible, WHA will provide names and contacts at agencies that can provide opportunities
for residents, including persons with disabilities, to fulfill their community service
obligations.
Any written agreements or partnerships with contractors and/or qualified organizations,
including resident organizations, are described in the PHA Plan.
WHA will provide in-house opportunities for volunteer work or self-sufficiency programs
when possible.
WHA ROSS program, ROSS Service Coordinators and FSS program will coordinate
individual training and service plans (ITSPs) with the community service requirement.
Regular meetings with WHA coordinators will satisfy community service activities and
WHA coordinators will verify community service hours within individual monthly logs.
EXHIBIT 11-1: COMMUNITY SERVICE AND SELF-SUFFICIENCY FORM
A. Background
The Quality Housing and Work Responsibility Act of 1998 requires that all nonexempt (see
definitions) public housing adult residents (18 or older) contribute eight (8) hours per month of
community service (volunteer work) or participate in eight (8) hours of training, counseling,
classes or other activities that help an individual toward self-sufficiency and economic
independence. This is a requirement of the public housing lease.
B. Definitions
Community Service – community service activities include, but are not limited to, work at:
Local public or nonprofit institutions such as schools, head start programs, before or after
school programs, child care centers, hospitals, clinics, hospices, nursing homes, recreation
centers, senior centers, adult day care programs, homeless shelters, feeding programs, food
banks (distributing either donated or commodity foods), or clothes closets (distributing
donated clothing)
Nonprofit organizations serving PHA residents or their children such as: Boy or Girl Scouts,
Boys or Girls Club, 4-H clubs, Police Assistance League (PAL), organized children’s
recreation, mentoring or education programs, Big Brothers or Big Sisters, garden centers,
community clean-up programs, beautification programs
Programs funded under the Older Americans Act, such as Green Thumb, Service Corps of
Retired Executives, senior meals programs, senior centers, Meals on Wheels
Public or nonprofit organizations dedicated to seniors, youth, children, residents, citizens,
special-needs populations or with missions to enhance the environment, historic resources,
cultural identities, neighborhoods, or performing arts
PHA housing to improve grounds or provide gardens (so long as such work does not alter the
PHA’s insurance coverage); or work through resident organizations to help other residents
with problems, including serving on the Resident Advisory Board
Care for the children of other residents so parent may volunteer
Note: Political activity is excluded.
Self-Sufficiency Activities – self-sufficiency activities include, but are not limited to:
Job readiness or job training
Training programs through local one-stop career centers, workforce investment boards (local
entities administered through the U.S. Department of Labor), or other training providers
Employment counseling, work placement, or basic skills training
Education, including higher education (junior college or college), or reading, financial, or
computer literacy classes
Apprenticeships (formal or informal)
English proficiency or English as a second language classes
Budgeting and credit counseling
Any other program necessary to ready a participant to work (such as substance abuse or
mental health counseling)
Exempt Adult – an adult member of the family who meets any of the following criteria:
Is 62 years of age or older
Is blind or a person with disabilities (as defined under section 216[i][l] or 1614 of the Social
Security Act), and who certifies that because of this disability he or she is unable to comply
with the service provisions, or is the primary caretaker of such an individual
Is engaged in work activities
Is able to meet requirements under a state program funded under part A of title IV of the
Social Security Act, or under any other welfare program of the state in which the PHA is
located, including a state-administered welfare-to-work program; or
Is a member of a family receiving assistance, benefits, or services under a state program
funded under part A of title IV of the Social Security Act, or under any other welfare
program of the state in which the PHA is located, including a state-administered welfare-to-
work program and the supplemental nutrition assistance program (SNAP), and has not been
found by the state or other administering entity to be in noncompliance with such program
PHAs can use reasonable guidelines in clarifying the work activities in coordination with TANF,
as appropriate.
Work Activities – as it relates to an exemption from the community service requirement, work
activities means:
Unsubsidized employment
Subsidized private sector employment
Subsidized public sector employment
Work experience (including work associated with the refurbishing of publicly assisted
housing) if sufficient private sector employment is not available
On-the-job training
Job search and job readiness assistance
Community service programs
Vocational educational training (not to exceed 12 months with respect to any individual)
Job skills training directly related to employment
Education directly related to employment, in the case of a recipient who has not received a
high school diploma or a certificate of high school equivalency
Satisfactory attendance at secondary school or in a course of study leading to a certificate of
general equivalence, in the case of a recipient who has not completed secondary school or
received such a certificate
Provision of child care services to an individual who is participating in a community service
program
C. Requirements of the Program
1. The eight (8) hours per month may be either volunteer work or self-sufficiency program
activity, or a combination of the two.
2. At least eight (8) hours of activity must be performed each month, or may be aggregated
across a year. Any blocking of hours is acceptable as long as long as 96 hours is
completed by each annual certification of compliance.
3. Family obligation:
At lease execution, all adult members (18 or older) of a public housing resident
family must:
Sign a certification (Attachment A) that they have received and read this policy
and understand that if they are not exempt, failure to comply with the community
service requirement will result in a nonrenewal of their lease; and
Declare if they are exempt. If exempt, they must complete the Exemption Form
(Exhibit 11-3) and provide documentation of the exemption.
Upon written notice from the PHA, nonexempt family members must present
complete documentation of activities performed during the applicable lease term.
This documentation will include places for signatures of supervisors, instructors, or
counselors, certifying the number of hours.
If a family member is found to be noncompliant at the end of the 12-month lease
term, he or she, and the head of household, will be required to sign an agreement with
the housing authority to make up the deficient hours over the next twelve (12) month
period, or the lease will be terminated.
At annual reexamination, the family must also sign a certification certifying that they
understand the community service requirement.
4. Change in exempt status:
If, during the twelve (12) month lease period, a nonexempt person becomes exempt, it
is his or her responsibility to report this to the PHA and provide documentation of
exempt status.
If, during the twelve (12) month lease period, an exempt person becomes nonexempt,
it is his or her responsibility to report this to the PHA. Upon receipt of this
information the PHA will provide the person with the appropriate documentation
form(s) and a list of agencies in the community that provide volunteer and/or training
opportunities.
D. Authority Obligation
1. To the greatest extent possible and practicable, the PHA will:
Provide names and contacts at agencies that can provide opportunities for residents,
including residents with disabilities, to fulfill their community service obligations.
Provide in-house opportunities for volunteer work or self-sufficiency activities.
2. The PHA will provide the family with a copy of this policy, and all applicable exemption
verification forms and community service documentation forms, at lease-up, lease
renewal, when a family member becomes subject to the community service requirement
during the lease term, and at any time upon the family’s request.
3. Although exempt family members will be required to submit documentation to support
their exemption, the PHA will verify the exemption status in accordance with its
verification policies. The PHA will make the final determination as to whether or not a
family member is exempt from the community service requirement. Residents may use
the PHA’s grievance procedure if they disagree with the PHA’s determination.
4. Noncompliance of family member:
At least thirty (30) days prior to the end of the 12-month lease term, the PHA will
begin reviewing the exempt or nonexempt status and compliance of family members;
If, at the end of the initial 12-month lease term under which a family member is
subject to the community service requirement, the PHA finds the family member to
be noncompliant, the PHA will not renew the lease unless:
The head of household and any other noncompliant resident enter into a written
agreement with the PHA, to make up the deficient hours over the next twelve (12)
month period; or
The family provides written documentation satisfactory to the PHA that the
noncompliant family member no longer resides in the unit.
If, at the end of the next 12-month lease term, the family member is still not
compliant, a 30-day notice to terminate the lease will be issued and the entire family
will have to vacate, unless the family provides written documentation satisfactory to
the PHA that the noncompliant family member no longer resides in the unit;
The family may use the PHA’s grievance procedure to dispute the lease termination
All adult family members must sign and date below, certifying that they have read and received a
copy of this Community Service and Self-Sufficiency Policy.
Resident Date
Resident Date
Resident Date
Resident Date
EXHIBIT 11-2: DEFINITION OF A PERSON WITH A DISABILITY UNDER SOCIAL
SECURITY ACTS 216(i)(l) and Section 1416(excerpt) FOR PURPOSES OF EXEMPTION
FROM COMMUNITY SERVICE
Social Security Act:
216(i)(1): Except for purposes of sections 202(d), 202(e), 202(f), 223, and 225, the term
“disability” means (A) inability to engage in any substantial gainful activity by reason of any
medically determinable physical or mental impairment which can be expected to result in death
or has lasted or can be expected to last for a continuous period of not less than 12 months, or (B)
blindness; and the term “blindness” means central visual acuity of 20/200 or less in the better eye
with the use of a correcting lens. An eye which is accompanied by a limitation in the fields of
vision such that the widest diameter of the visual field subtends an angle no greater than 20
degrees shall be considered for purposes of this paragraph as having a central visual acuity of
20/200 or less.
Section 1416 (excerpt):
SEC. 1614. [42 U.S.C. 1382c] (a)(1) For purposes of this title, the term “aged, blind, or disabled
individual” means an individual who—
(A) is 65 years of age or older, is blind (as determined under paragraph (2)), or is
disabled (as determined under paragraph (3)), and
(B)(i) is a resident of the United States, and is either (I) a citizen or (II) an alien lawfully
admitted for permanent residence or otherwise permanently residing in the United States
under color of law (including any alien who is lawfully present in the United States as a
result of the application of the provisions of section 212(d)(5) of the Immigration and
Nationality Act), or
(ii) is a child who is a citizen of the United States and, who is living with a parent of the
child who is a member of the Armed Forces of the United States assigned to permanent
duty ashore outside the United States.
(2) An individual shall be considered to be blind for purposes of this title if he has central
visual acuity of 20/200 or less in the better eye with the use of a correcting lens. An eye
which is accompanied by a limitation in the fields of vision such that the widest diameter
of the visual field subtends an angle no greater than 20 degrees shall be considered for
purposes of the first sentence of this subsection as having a central visual acuity of
20/200 or less. An individual shall also be considered to be blind for purposes of this title
if he is blind as defined under a State plan approved under title X or XVI as in effect for
October 1972 and received aid under such plan (on the basis of blindness) for December
1973, so long as he is continuously blind as so defined.
(3)(A) Except as provided in subparagraph (C), an individual shall be considered to be
disabled for purposes of this title if he is unable to engage in any substantial gainful
activity by reason of any medically determinable physical or mental impairment which
can be expected to result in death or which has lasted or can be expected to last for a
continuous period of not less than twelve months.
EXHIBIT 11-3: PHA DETERMINATION OF EXEMPTION FOR COMMUNITY SERVICE
Family:
Adult family member:
This adult family member meets the requirements for being exempted from the PHA’s
community service requirement for the following reason:
62 years of age or older (Documentation of age in file)
Is a person with disabilities and self-certifies below that he or she is unable to comply
with the community service requirement (Documentation of HUD definition of disability
in file)
Tenant certification: I am a person with disabilities and am unable to comply with the
community service requirement.
Signature of Family Member Date
Is the primary caretaker of such an individual in the above category (Documentation in
file)
Is engaged in work activities (Verification in file)
Is able to meet requirements under a state program funded under part A of title IV of the
Social Security Act, or under any other welfare program of the state in which the PHA is
located, including a state-administered welfare-to-work program (Documentation in file)
Is a member of a family receiving assistance, benefits, or services under a state program
funded under part A of title IV of the Social Security Act, or under any other welfare
program of the state in which the PHA is located, including a state-administered welfare-
to-work program and the supplemental nutrition assistance program (SNAP), and has not
been found by the state or other administering entity to be in noncompliance with such
program (Documentation in file)
Signature of Family Member Date
Signature of PHA Official Date
EXHIBIT 11-4: CSSR WORK-OUT AGREEMENT
Date:
Noncompliant Adult:
Adult family member:
Community Service & Self-Sufficiency Requirement (CSSR):
Under Section 12 of the U.S. Housing Act, the _______________ (insert name of PHA) is required
to enforce the community service and self-sufficiency requirement (CSSR). Under the CSSR, each
nonexempt adult family member residing in public housing must perform 8 hours per month of
community service or self-sufficiency activities.
Noncompliance: ____________ (insert name of PHA) has found that the nonexempt individual
named above is in noncompliance with the CSSR. This work-out agreement is the PHA’s written
notification to you of this noncompliance.
Our records show that for the most recent lease term you were required to perform
hours of CSSR activities. However, there were hours of
verified CSSR activities. Therefore, you are in noncompliance for hours.
__________ (insert name of PHA) will not renew the lease at the end of the current 12-month
lease term unless the head of household and noncompliant adult sign a written work-out agreement
with __________ (insert name of PHA) or the family provides written assurance that is satisfactory
to _______________ (insert name of PHA) explaining that the noncompliant adult no longer
resides in the unit. The regulations require that the work-out agreement include the means through
which a noncompliant family member will comply with the CSSR requirement. [24 CFR
960.607(c), Notice PIH 2015-12]. The terms of the CSSR work-out agreement are on the reverse
side of this page.
Enforcement: Should a family member refuse to sign this CSSR work-out agreement, or fail to
comply with the terms of this CSSR work-out agreement, or fail to provide satisfactory written
assurance that the noncompliant adult no longer resides in the unit, _________ (insert name of
PHA) is required to initiate termination of tenancy proceedings at the end of the current 12-month
lease [24 CFR 966.53(c)].
Terms of CSSR Work-Out Agreement
Noncompliant Adult:
Please check one of the below boxes:
I [head of household or spouse/cohead] certify that the noncompliant adult named above
no longer resides in the unit. [Verification attached.]
I, the noncompliant adult named above, agree to complete hours in the
upcoming 12-month lease term. These hours include the hours not fulfilled in
the most previous lease term, plus the 96 hours for the upcoming lease term.
Below is a description of means through which I will comply with the CSSR
requirement:
Description of Activity Number of Hours
1.
2.
3.
4.
5.
Total Hours
SIGNED AND ATTESTED THIS DATE
Signature: Date:
Head of Household
Signature: Date:
Noncompliant Adult, if other than Head of Household
Signature: Date:
PHA Official
CHAPTER 12
TRANSFER POLICY
PART I: EMERGENCY TRANSFERS
12-I.A. OVERVIEW
HUD categorizes certain situations that require emergency transfers [PH Occ GB, p. 147]. The
emergency transfer differs from a typical transfer in that it requires immediate action by
the PHA.
In the case of a genuine emergency, it may be unlikely that the PHA will have the time or
resources to immediately transfer a tenant. Due to the immediate need to vacate the unit, placing
the tenant on a transfer waiting list would not be appropriate. Under such circumstances, if an
appropriate unit is not immediately available, the PHA should find alternate accommodations for
the tenant until the emergency passes, or a permanent solution, i.e., return to the unit or transfer
to another unit, is possible.
12-I.B. EMERGENCY TRANSFERS
If the dwelling unit is damaged to the extent that conditions are created which are hazardous to
life, health, or safety of the occupants, the PHA must offer standard alternative accommodations,
if available, where necessary repairs cannot be made within a reasonable time [24 CFR
966.4(h)].
The VAWA 2013 final rule requires the PHA to adopt an emergency transfer plan for victims of
domestic violence, dating violence, sexual assault, or stalking.
WHA Policy
The following are considered emergency circumstance warranting an immediate transfer
of the tenant or family:
Maintenance conditions in the resident’s unit, building or at the site that pose an
immediate, verifiable threat to the life, health, or safety of the resident or family
members that cannot be repaired or abated within 24 hours. Examples of such unit
or building conditions would include: a gas leak, no heat in the building during the
winter, no water, toxic contamination, and serious water leaks.
A verified incident of domestic violence, dating violence, sexual assault, or stalkin g.
For instances of domestic violence, dating violence, sexual assault, or stalking, the
threat may be established through documentation. In order to request the
emergency transfer, the requestor must submit an emergency transfer request form
although, WHA may waive this requirement in order to expedite the transfer
process.
WHA will immediately process requests for transfers due to domestic violence,
dating violence, sexual assault, or stalking. WHA will allow a tenant to make an
internal emergency transfer under VAWA when a safe unit is immediately
available. WHA defines immediately available as a vacant unit, that is ready for
move-in within a reasonable period of time, not to exceed 10 days. If an internal
transfer to a safe unit is not immediately available, the WHA will assist the resident
in seeking an external emergency transfer either within or outside the PHA’s
programs.
WHA has adopted an emergency transfer plan, which is included as Exhibit 16-3 to
this plan.
12-I.C. EMERGENCY TRANSFER PROCEDURES
PHA Policy
If the transfer is necessary because of maintenance conditions, and an appropriate unit is
not immediately available, WHA will provide temporary accommodations to the tenant by
arranging for temporary lodging at a hotel or similar location. If the conditions that
required the transfer cannot be repaired, or the condition cannot be repaired in a
reasonable amount of time, e WHA will transfer the resident to the first available and
appropriate unit after the temporary relocation.
Emergency transfers that arise due to maintenance conditions are mandatory for the
tenant.
If the emergency transfer is necessary to protect a victim of domestic violence, dating
violence, sexual assault, or stalking, WHA will follow procedures outlined in Exhibit 16-4.
12-I.D. COSTS OF TRANSFER
WHA Policy
WHA will bear the reasonable costs of temporarily accommodating the tenant and of long
term transfers, if any, due to emergency conditions.
The reasonable cost of transfers includes the cost of packing, moving, and unloading.
WHA will establish a moving allowance based on the typical costs in the community of
packing, moving, and unloading. To establish typical costs, the WHA will collect
information from companies in the community that provide these services.
WHA will reimburse the family for eligible out-of-pocket moving expenses up to the
WHA’s established moving allowance.
Chapter 12
PART II: PHA REQUIRED TRANSFERS
12-II.A. OVERVIEW
HUD regulations regarding transfers are minimal, leaving it up to the PHA to develop reasonable
transfer policies.
The PHA may require that a resident transfer to another unit under some circumstances. For
example, the PHA may require a resident to transfer to make an accessible unit available to a
disabled family. The PHA may also transfer a resident in order to maintain occupancy standards
based on family composition. Finally, a PHA may transfer residents in order to demolish or
renovate the unit.
A transfer that is required by the PHA is an adverse action, and is subject to the notice
requirements for adverse actions [24 CFR 966.4(e)(8)(i)].
12-II.B. TYPES OF PHA REQUIRED TRANSFERS
WHA Policy
The types of transfers that may be required by WHA, include, but are not limited to,
transfers to make an accessible unit available for a disabled family, transfers to comply
with occupancy standards, transfers for demolition, disposition, revitalization, or
rehabilitation, and emergency transfers.
Transfers required by the PHA are mandatory for the tenant.
Transfers to Make an Accessible Unit Available
WHA Policy
When a non-accessible unit becomes available, WHA will transfer a family living in an
accessible unit that does not require the accessible features, to an available unit that is not
accessible. WHA may wait until a disabled resident requires the accessible unit before
transferring the family that does not require the accessible features out of the accessible
unit.
Occupancy Standards Transfers
WHA Policy
WHA will transfer a family when the family size has changed and the family is now too
large (overcrowded) or too small (over-housed) for the unit occupied.
For purposes of the transfer policy, overcrowded and over-housed are defined as follows:
Overcrowded: the number of household members exceeds the maximum number of
persons allowed for the unit size in which the family resides.
Over-housed: the family no longer qualifies for the bedroom size in which they are
living based on the PHA’s occupancy standards.
WHA may also transfer a family who was initially placed in a unit in which the family was
over-housed to a unit of an appropriate size based on the WHA’s occupancy standards,
when WHA determines there is a need for the transfer.
WHA may elect not to transfer an over-housed family in order to prevent vacancies.
A family that is required to move because of family size will be advised by WHA that a
transfer is necessary and that the family has been placed on the transfer list.
Families that request and are granted an exception to the occupancy standards (for either a
larger or smaller size unit) will only be required to transfer if it is necessary to comply with
the approved exception. The family will be evicted.
WHA will not transfer unit if the family/individual has serious housing keeping issues.
Consistent with WHA policy these families will be issued a lease violation if the unit fails to
pass housekeeping inspection 4 times within a 12-month period.
Demolition, Disposition, Revitalizations, or Rehabilitation Transfers
WHA Policy
WHA will relocate a family when the unit or site in which the family lives is undergoing
major rehabilitation that requires the unit to be vacant, or the unit is being disposed of or
demolished. WHA’s relocation plan may or may not require transferring affected families
to other available public housing units.
If the relocation plan calls for transferring public housing families to other public housing
units, affected families will be placed on the transfer list.
In cases of revitalization or rehabilitation, the family may be offered a temporary
relocation if allowed under Relocation Act provisions, and may be allowed to return to
their unit, depending on contractual and legal obligations, once revitalization or
rehabilitation is complete.
12-II.C. ADVERSE ACTION [24 CFR 966.4(e)(8)(i)]
A PHA required transfer is an adverse action. As an adverse action, the transfer is subject to the
requirements regarding notices of adverse actions. If the family requests a grievance hearing
within the required timeframe, the PHA may not take action on the transfer until the conclusion
of the grievance process.
12-II.D. COST OF TRANSFER
WHA Policy
WHA will bear the reasonable costs of transfers that WHA requires, except that residents
will be required to bear the cost of occupancy standards transfers.
The reasonable costs of transfers include the cost of packing, moving, and unloading.
WHA will establish a moving allowance based on the typical costs in the community of
packing, moving, and unloading. To establish typical costs, WHA will collect information
from companies in the community that provide these services.
WHA will reimburse the family for eligible out-of-pocket moving expenses up to the
WHA’s established moving allowance.
PART III: TRANSFERS REQUESTED BY TENANTS
12-III.A. OVERVIEW
HUD provides the PHA with discretion to consider transfer requests from tenants. The only
requests that the PHA is required to consider are requests for reasonable accommodation. All
other transfer requests are at the discretion of the PHA. To avoid administrative costs and
burdens, this policy limits the types of requests that will be considered by the PHA.
Some transfers that are requested by tenants should be treated as higher priorities than others due
to the more urgent need for the transfer.
12-III.B. TYPES OF RESIDENT REQUESTED TRANSFERS
WHA Policy
The types of requests for transfers that WHA will consider are limited to requests for
transfers to alleviate a serious or life threatening medical condition, transfers due to a
threat of physical harm or criminal activity, reasonable accommodation, transfers to a
different unit size as long as the family qualifies for the unit according to WHA’s
occupancy standards, and transfers to a location closer to employment. No other transfer
requests will be considered by WHA.
WHA will consider the following as high priority transfer requests:
-When a transfer is needed to alleviate verified medical problems of a serious or life-
threatening nature
-When there has been a verified threat of physical harm or criminal activity. Such
circumstances may, at WHA’s discretion, include an assessment by law enforcement
indicating that a family member is the actual or potential victim of a criminal
attack, retaliation for testimony, or a hate crime.
-When a family requests a transfer as a reasonable accommodation. Examples of a
reasonable accommodation transfer include, but are not limited to, a transfer to a
first floor unit for a person with mobility impairment, or a transfer to a unit with
accessible features
WHA will consider the following as regular priority transfer requests:
-When a family requests a larger bedroom size unit, as long as the family
meets WHA’s occupancy standards for the requested size unit
Transfers requested by the tenant are considered optional for the tenant.
12-III.C. ELIGIBILITY FOR TRANSFER
WHA Policy
Except where reasonable accommodation is being requested, WHA will only consider
transfer requests from residents that meet the following requirements:
Have not engaged in criminal activity that threatens the health and safety or
residents and staff
Owe no back rent or other charges, or have a pattern of late payment
Have no housekeeping lease violations or history of damaging property for a period
of one (1) year prior to the approval of the request.
Can get utilities turned on in the name of the head of household (applicable only to
properties with tenant-paid utilities)
A resident with housekeeping (to include damages to the unit) standards violations history
will not be transferred for a period of one (1) year following the second inspection which
result in the family being in compliance with housekeeping rules. Three (3) housing
keeping failures will result in lease violation and termination of the lease.
Exceptions to the good record requirement may be made when it is to WHA’s advantage to
make the transfer.
Exceptions will also be made when WHA determines that a transfer is necessary to protect
the health or safety of a resident who is a victim of domestic violence, dating violence,
sexual assault, or stalking, and who provides documentation of abuse. Tenants who are not
in good standing may still request an emergency transfer under VAWA.
If a family requested to be placed on the waiting list for a unit size smaller than designated
by the occupancy guidelines, the family will not be eligible to transfer to a larger size unit
for a period of two years from the date of admission, unless they have a change in family
size or composition, or it is needed as a reasonable accommodation.
12-III.D. SECURITY DEPOSITS
WHA Policy
When a family transfers from one unit to another, WHA will transfer their security deposit
to the new unit. The tenant will be billed for any maintenance or others charges due for the
“old” unit.
12-III.E. COST OF TRANSFER
The PHA must pay moving expenses to transfer a resident with a disability to an accessible unit
as an accommodation for the resident’s disability [Notice PIH 2010-26].
WHA Policy
The resident will bear all of the costs of transfer s/he requests. However, WHA will bear
the transfer costs when the transfer is done as a reasonable accommodation.
12-III.F. HANDLING OF REQUESTS
WHA Policy
Residents requesting a transfer to another unit or development will be required to submit a
written request for transfer.
In order to request the emergency transfer under VAWA, the resident will be required to
submit an emergency transfer request form (HUD-5383). WHA may, on a case-by-case
basis, waive this requirement and accept a verbal request in order to expedite the transfer
process. If WHA accepts an individual’s statement, the WHA will document acceptance of
the statement in the individual’s file. Transfer requests under VAWA will be processed in
accordance with the WHA’s Emergency Transfer Plan. In case of a reasonable
accommodation transfer, the WHA will encourage the resident to make the request in
writing using a reasonable accommodation request form. However, the PHA will consider
the transfer request any time the resident indicates that an accommodation is needed
whether or not a formal written request is submitted.
The WHA will respond by approving the transfer and putting the family on the transfer
list, by denying the transfer, or by requiring more information or documentation from the
family, such as documentation of domestic violence, dating violence, sexual assault, or
stalking.
If the family does not meet the “good record” requirements, the manager will address the
problem and, until resolved, the request for transfer will be denied.
The WHA will respond within ten (10) business days of the submission of the family’s
request. If the WHA denies the request for transfer, the family will be informed of its
grievance rights.
PART IV: TRANSFER PROCESSING
12-IV.A. OVERVIEW
Generally, families who request a transfer should be placed on a transfer list and processed in a
consistent and appropriate order. The transfer process must be clearly auditable to ensure that
residents do not experience inequitable treatment.
12-IV.B. TRANSFER LIST
WHA Policy
WHA will maintain a centralized transfer list to ensure that transfers are processed in the
correct order and that procedures are uniform across all properties.
Emergency transfers will not automatically go on the transfer list. Instead emergency
transfers will be handled immediately, on a case by case basis. If the emergency cannot be
resolved by a temporary accommodation, and the resident requires a permanent transfer,
the family will be placed at the top of the transfer list.
Transfers will be processed in the following order:
1. Emergency transfers (hazardous maintenance conditions, VAWA)
2. High-priority transfers (verified medical condition, threat of
harm or criminal activity, and reasonable accommodation)
3. Transfers to make accessible units available
4. Demolition, renovation, etc.
5. Occupancy standards
6. Other PHA-required transfers
7. Other tenant-requested transfers
Within each category, transfers will be processed in order of the date a family was placed
on the transfer list, starting with the earliest date.
With the approval of the CEO/executive director, WHA may, on a case-by-case basis,
transfer a family without regard to its placement on the transfer list in order to address the
immediate need of a family in crisis.
Demolition and renovation transfers will gain the highest priority as necessary to allow
WHA to meet the demolition or renovation schedule.
Transfers will take precedence over waiting list admissions.
12-IV.C. TRANSFER OFFER POLICY
WHA Policy
Residents will receive one offer of a transfer.
When the transfer is required by WHA, the refusal of that offer without good cause will
result in lease termination.
When the transfer has been requested by the resident, the refusal of that offer without good
cause will result in the removal of the family from the transfer list. In such cases, the family
must wait one (1) year to reapply for another transfer.
12-IV.D. GOOD CAUSE FOR UNIT REFUSAL
WHA Policy
Examples of good cause for refusal of a unit offer include, but are not limited to, the
following:
The family demonstrates to WHA’s satisfaction that accepting the unit offer will
require an adult household member to quit a job, drop out of an educational
institution or job training program, or take a child out of day care or an educational
program for children with disabilities.
The family demonstrates to WHA’s satisfaction that accepting the offer will place a
family member’s life, health, or safety in jeopardy. The family should offer specific
and compelling documentation such as restraining orders, other court orders, risk
assessments related to witness protection from a law enforcement agency, or
documentation of domestic violence, dating violence, or stalking. Reasons offered
must be specific to the family. Refusals due to location alone do not qualify for this
good cause exemption.
At the time a health professional verifies temporary hospitalization or recovery
from illness of the principal household member, other household members (as listed
on final application) or live-in aide necessary to the care of the principal household
member.
The unit is inappropriate for the applicant’s disabilities, or the family does not need
the accessible features in the unit offered and does not want to be subject to a 30-day
notice to move.
The unit has lead-based paint and the family includes children under the age of six.
The WHA will require documentation of good cause for unit refusals.
12-IV.E. DECONCENTRATION
WHA Policy
If subject to Deconcentration requirements, WHA will consider its Deconcentration goals
when transfer units are offered. When feasible, families above the Established Income
Range will be offered a unit in a development that is below the Established Income Range,
and vice versa, to achieve WHA’s Deconcentration goals. A Deconcentration offer will be
considered a “bonus” offer; that is, if a resident refuses a Deconcentration offer, the
resident will receive one additional transfer offer.
12-IV.F. REEXAMINATION POLICIES FOR TRANSFERS
WHA Policy
The recertification date will not be changed to the first of the month in which the
transfer took effect.
Chapter 13
LEASE TERMINATIONS
INTRODUCTION
Either party to the dwelling lease agreement may terminate the lease in accordance with the
terms of the lease. A public housing lease is different from a private dwelling lease in that the
family’s rental assistance is tied to their tenancy. When the family moves from their public
housing unit, they lose their rental assistance. Therefore, there are additional safeguards to
protect the family’s tenancy in public housing.
Likewise, there are safeguards to protect HUD’s interest in the public housing program. The
PHA has the authority to terminate the lease because of the family’s failure to comply with HUD
regulations, for serious or repeated violations of the terms of the lease, and for other good cause.
HUD regulations also specify when termination of the lease is mandatory by the PHA.
When determining PHA Policy on terminations of the lease, the PHA must consider state and
local landlord-tenant laws in the area where the PHA is located. Such laws vary from one
location to another, and these variances may be either more or less restrictive than federal law or
HUD regulation.
This chapter presents the policies that govern voluntary termination of the lease by the family
and the mandatory and voluntary termination of the lease by the PHA. It is presented in four
parts:
Part I: Termination by Tenant. This part discusses the PHA requirements for voluntary
termination of the lease by the family.
Part II: Termination by PHA - Mandatory. This part describes circumstances when
termination of the lease by the PHA is mandatory. This part also explains nonrenewal of
the lease for noncompliance with community service requirements.
Part III: Termination by PHA – Other Authorized Reasons. This part describes the PHA’s
options for lease termination that are not mandated by HUD regulation but for which
HUD authorizes PHAs to terminate. For some of these options HUD requires the PHA to
establish policies and lease provisions for termination, but termination is not mandatory.
For other options the PHA has full discretion whether to consider the options as just
cause to terminate as long as the PHA policies are reasonable, nondiscriminatory, and do
not violate state or local landlord-tenant law. This part also discusses the alternatives that
the PHA may consider in lieu of termination, and the criteria the PHA will use when
deciding PHAt actions to take.
Part IV: Notification Requirements. This part presents the federal requirements for
disclosure of criminal records to the family prior to termination, the HUD requirements
and PHA policies regarding the timing and content of written notices for lease
termination and eviction, and notification of the post office when eviction is due to
criminal activity. This part also discusses record keeping related to lease termination.
PART I: TERMINATION BY TENANT
13-I.A. TENANT CHOOSES TO TERMINATE THE LEASE [24 CFR 966.4(k)(1)(ii) and
24 CFR 966.4(l)(1)]
The family may terminate the lease at any time, for any reason, by following the notification
procedures as outlined in the lease. Such notice must be in writing and delivered to the property
site office or the PHA central office or sent by pre-paid first-class mail, properly addressed.
WHA Policy
If a family desires to move and terminate their tenancy with WHA, they must give at least
30 calendar days advance written notice to WHA of their intent to vacate. When a family
must give less than 30 days’ notice due to circumstances beyond their control WHA, at its
discretion, may waive the 30-day requirement.
PART II: TERMINATION BY PHA – MANDATORY
13-II.A. OVERVIEW
HUD requires mandatory termination of the lease for certain actions or inactions of the family.
There are other actions or inactions of the family that constitute grounds for lease termination,
but the lease termination is not mandatory. The PHA must establish policies for termination of
the lease in these cases where termination is optional for the PHA.
For those tenant actions or failures to act where HUD requires termination, the PHA has no such
option. In those cases, the family’s lease must be terminated. This part describes situations in
which HUD requires the PHA to terminate the lease.
13-II.B. FAILURE TO PROVIDE CONSENT [24 CFR 960.259(a) and (b)]
The PHA must terminate the lease if any family member fails to sign and submit any consent
form s/he is required to sign for any reexamination. See Chapter 7 for a complete discussion of
consent requirements.
13-II.C. FAILURE TO DOCUMENT CITIZENSHIP [24 CFR 5.514(c) and (d) and 24
CFR 960.259(a)]
The PHA must terminate the lease if (1) a family fails to submit required documentation within
the required timeframe concerning any family member’s citizenship or immigration status; (2) a
family submits evidence of citizenship and eligible immigration status in a timely manner, but
United States Citizenship and Immigration Services (USCIS) primary and secondary verification
does not verify eligible immigration status of the family, resulting in no eligible family members;
or (3) a family member, as determined by the PHA, has knowingly permitted another individual
who is not eligible for assistance to reside (on a permanent basis) in the unit. For (3), such
termination must be for a period of at least 24 months. This does not apply to ineligible
noncitizens already in the household where the family’s assistance has been prorated.
See Chapter 7 for a complete discussion of documentation requirements.
13-II.D. FAILURE TO DISCLOSE AND DOCUMENT SOCIAL SECURITY NUMBERS
[24 CFR 5.218(c), 24 CFR 960.259(a)(3), Notice PIH 2012-10]
The PHA must terminate assistance if a participant family fails to disclose the complete and
accurate social security numbers of each household member and the documentation necessary to
verify each social security number.
However, if the family is otherwise eligible for continued program assistance, and the PHA
determines that the family’s failure to meet the SSN disclosure and documentation requirements
was due to circumstances that could not have been foreseen and were outside of the family’s
control, the PHA may defer the family’s termination and provide the opportunity to comply with
the requirement within a period not to exceed 90 calendar days from the date the PHA
determined the family to be noncompliant.
WHA Policy
WHA will defer the family’s termination and provide the family with the opportunity to
comply with the requirement for a period of 90 calendar days for circumstances beyond the
participant’s control such as delayed processing of the SSN application by the SSA, natural
disaster, fire, death in the family, or other emergency, if there is a reasonable likelihood
that the participant will be able to disclose an SSN by the deadline.
13-II.E. FAILURE TO ACCEPT THE PHA’S OFFER OF A LEASE REVISION [24 CFR
966.4(l)(2)(ii)(E)]
The PHA must terminate the lease if the family fails to accept the PHA’s offer of a lease revision
to an existing lease, provided the PHA has done the following:
The revision is on a form adopted by the PHA in accordance with 24 CFR 966.3 pertaining to
requirements for notice to tenants and resident organizations and their opportunity to present
comments.
The PHA has made written notice of the offer of the revision at least 60 calendar days before
the lease revision is scheduled to take effect.
The PHA has specified in the offer a reasonable time limit within that period for acceptance
by the family.
See Chapter 8 for information pertaining to PHA policies for offering lease revisions.
13-II.F. METHAMPHETAMINE CONVICTION [24 CFR 966.4(l)(5)(i)(A)]
The PHA must immediately terminate the lease if the PHA determines that any household
member has ever been convicted of the manufacture or production of methamphetamine on the
premises of federally-assisted housing.
See Part 13-III.B. below for the HUD definition of premises.
13-II.G. LIFETIME REGISTERED SEX OFFENDERS [Notice PIH 2012-28]
Should a PHA discover that a member of an assisted household was subject to a lifetime
registration requirement at admission and was erroneously admitted after June 25, 2001, the
PHA must immediately terminate assistance for the household member.
In this situation, the PHA must offer the family the opportunity to remove the ineligible family
member from the household. If the family is unwilling to remove that individual from the household,
the PHA must terminate assistance for the household.
13-II.H. NONCOMPLIANCE WITH COMMUNITY SERVICE REQUIREMENTS [24
CFR 966.4(l)(2)(ii)(D), 24 CFR 960.603(b) and 24 CFR 960.607(b)(2)(ii) and (c)]
The PHA is prohibited from renewing the lease at the end of the 12 month lease term when the
family fails to comply with the community service requirements as described in Chapter 11.
13-II.I. DEATH OF A SOLE FAMILY MEMBER [Notice PIH 2012-4]
The PHA must immediately terminate the lease following the death of the sole family member.
PART III: TERMINATION BY PHA – OTHER AUTHORIZED REASONS
13-III.A. OVERVIEW
Besides requiring PHAs to terminate the lease under the circumstances described in Part II, HUD
requires the PHA to establish provisions in the lease for termination pertaining to certain
criminal activity, alcohol abuse, and certain household obligations stated in the regulations.
While these provisions for lease termination must be in the lease agreement, HUD does not
require PHAs to terminate for such violations in all cases. The PHA has the discretion to
consider circumstances surrounding the violation or, in applicable situations, whether the
offending household member has entered or completed rehabilitation, and the PHA may, as an
alternative to termination, require the exclusion of the culpable household member. The PHA
must adopt policies concerning the use of these options.
In addition, HUD authorizes PHAs to terminate the lease for other grounds, but for only those
grounds that constitute serious or repeated violations of material terms of the lease or for other
good cause. The PHA must develop policies pertaining to what constitutes serious or repeated
lease violations, and other good cause, based upon the content of the PHA lease. In the
development of the terms of the lease, the PHA must consider the limitations imposed by state
and local landlord-tenant law, as well as HUD regulations and federal statutes. Because of
variations in state and local landlord-tenant law, and because HUD affords PHAs wide discretion
in some areas, a broad range of policies could be acceptable.
The PHA, with some restrictions, also has the option to terminate the tenancies of families who
are over income.
The PHA may consider alternatives to termination and must establish policies describing the
criteria the PHA will use when deciding what action to take, the types of evidence that will be
acceptable, and the steps the PHA must take when terminating a family’s lease.
13-III.B. MANDATORY LEASE PROVISIONS [24 CFR 966.4(l)(5)]
This section addresses provisions for lease termination that must be included in the lease
agreement according to HUD regulations. Although the provisions are required, HUD does not
require PHAs to terminate for such violations in all cases, therefore PHA policies are needed.
Definitions [24 CFR 5.100]
The following definitions will be used for this and other parts of this chapter:
Affiliated individual is defined in section 16-VII.B.
Covered person means a tenant, any member of the tenant’s household, a guest, or another
person under the tenant’s control.
Dating violence is defined in section 16-VII.B.
Domestic violence is defined in section 16-VII.B.
Drug means a controlled substance as defined in section 102 of the Controlled Substances Act
[21 U.S.C. 802].
Drug-related criminal activity means the illegal manufacture, sale, distribution, or use of a drug,
or the possession of a drug with the intent to manufacture, sell, distribute, or use the drug.
Guest means a person temporarily staying in the unit with the consent of a tenant or other
member of the household who has express or implied authority to so consent on behalf of the
tenant.
Household means the family and PHA-approved live-in aide. The term household also includes
foster children and/or foster adults that have been approved to reside in the unit [HUD-50058,
Instruction Booklet, p. 65].
Other person under the tenant’s control means that the person, although not staying as a guest in
the unit, is, or was at the time of the activity in question, on the premises because of an invitation
from the tenant or other member of the household who has express or implied authority to so
consent on behalf of the tenant. Absent evidence to the contrary, a person temporarily and
infrequently on the premises solely for legitimate commercial purposes is not under the tenant’s
control.
Premises means the building or complex or development in which the public or assisted housing
dwelling unit is located, including common areas and grounds.
Sexual assault is defined in section 16-VII.B.
Stalking is defined in section 16-VII.B.
Violent criminal activity means any criminal activity that has as one of its elements the use,
attempted use, or threatened use of physical force substantial enough to cause, or be reasonably
likely to cause, serious bodily injury or property damage.
Drug Crime On or Off the Premises [24 CFR 966.4(l)(5)(i)(B)]
The lease must provide that drug-related criminal activity engaged in on or off the premises by
the tenant, member of the tenant’s household or guest, or any such activity engaged in on the
premises by any other person under the tenant’s control is grounds for termination.
WHA Policy
WHA will terminate the lease for drug-related criminal activity engaged in a pattern of
offenses on or off the premises by any tenant, member of the tenant’s household or guest,
and any such activity engaged in on the premises by any other person under the tenant’s
control.
A pattern of illegal drug use means more than one incident of any use of illegal drugs
during the previous six months.
WHA will consider all credible evidence, including but not limited to, any record of arrests
or convictions of covered persons related to the drug-related criminal activity.
A record of arrest(s) will be used as the basis for the termination or proof that the
participant engaged in disqualifying criminal activity.
In making its decision to terminate the lease, the WHA will consider alternatives and other
factors. Upon consideration of such alternatives and factors, the PHA may, on a case-by-
case basis, choose not to terminate the lease.
Illegal Use of a Drug [24 CFR 966.4(l)(5)(i)(B)]
The lease must provide that a PHA may evict a family when the PHA determines that a
household member is illegally using a drug or that a pattern of illegal use of a drug interferes
with the health, safety, or right to peaceful enjoyment of the premises by other residents.
WHA Policy
WHA will terminate the lease when WHA determines that a household member is illegally
using a drug or WHA determines that a pattern of illegal use of a drug interferes with the
health, safety, or right to peaceful enjoyment of the premises by other residents.
A pattern of illegal drug use means more than one incident of any use of illegal drugs
during the previous six months.
WHA will consider all credible evidence, including but not limited to, any record of arrests
or convictions of household members related to the use of illegal drugs.
A record of arrest(s) will not be used as the basis for the termination or proof that the
participant engaged in disqualifying criminal activity.
Threat to Other Residents [24 CFR 966.4(l)(5)(ii)(A)]
The lease must provide that any criminal activity by a covered person that threatens the health,
safety, or right to peaceful enjoyment of the premises by other residents (including PHA
management staff residing on the premises) or by persons residing in the immediate vicinity of
the premises is grounds for termination of tenancy.
WHA Policy
WHA will terminate the lease when a covered person engages in any criminal activity that
threatens the health, safety, or right to peaceful enjoyment of the premises by other
residents (including WHA management staff residing on the premises) or by persons
residing in the immediate vicinity of the premises.
Immediate vicinity means within a three-block radius of the premises.
WHA will consider all credible evidence, including but not limited to, any record of arrests
or convictions of covered persons related to the criminal activity.
A record of arrest(s) will be used as the basis for the termination or proof that the
participant engaged in disqualifying criminal activity.
Alcohol Abuse [24 CFR 966.4(l)(5)(vi)(A)]
PHAs must establish standards that allow termination of tenancy if the PHA determines that a
household member has engaged in abuse or pattern of abuse of alcohol that threatens the health,
safety, or right to peaceful enjoyment of the premises by other residents.
PHA Policy
WHA will terminate the lease if WHA determines that a household member has engaged in
abuse or a pattern of abuse of alcohol that threatens the health, safety, or right to peaceful
enjoyment of the premises by other residents.
A pattern of such alcohol abuse means more than one incident of any such abuse of alcohol
during the previous six months.
WHA will consider all credible evidence, including but not limited to, any record of arrests
or convictions of household members related to the abuse of alcohol.
A record of arrest(s) will not be used as the basis for the termination or proof that the
participant engaged in disqualifying criminal activity.
In making its decision to terminate the lease, WHA will consider alternatives and other
related factors.
Furnishing False or Misleading Information Concerning Illegal Drug Use or Alcohol Abuse
or Rehabilitation [24 CFR 966.4(l)(5)(vi)(B)]
PHAs must establish standards that allow termination of tenancy if the PHA determines that a
household member has furnished false or misleading information concerning illegal drug use,
alcohol abuse, or rehabilitation of illegal drug users or alcohol abusers.
WHA Policy
WHA will terminate the lease if WHA determines that a household member has furnished
false or misleading information concerning illegal drug use, alcohol abuse, or rehabilitation
of illegal drug users or alcohol abusers.
WHA will consider all credible evidence, including but not limited to, any record of arrests
or convictions of household members related to the use of illegal drugs or the abuse of
alcohol, and any records or other documentation (or lack of records or documentation)
supporting claims of rehabilitation of illegal drug users or alcohol abusers.
In making its decision to terminate the lease, the WHA will consider alternatives and other
related factors.
Other Serious or Repeated Violations of Material Terms of the Lease – Mandatory Lease
Provisions [24 CFR 966.4(l)(2)(i) and 24 CFR 966.4(f)]
HUD regulations require certain tenant obligations to be incorporated into the lease. Violations
of such regulatory obligations are considered to be serious or repeated violations of the lease and
grounds for termination. Incidents of actual or threatened domestic violence, dating violence,
sexual assault, or stalking may not be construed as serious or repeated violations of the lease by
the victim or threatened victim of such violence or stalking [24 CFR 5.2005(c)(1)].
WHA Policy
WHA will terminate the lease for the following violations of tenant obligations under the
lease:
Failure to make payments due under the lease, including nonpayment of rent.
Repeated late payment of rent or other charges Four (4) times within a 12-month period.
After the Third late payment the tenant will be placed on a “Continued Occupancy
Agreement” shall constitute a repeated late payment.
Failure to fulfill the following household obligations:
Not to assign the lease or to sublease the dwelling unit. Subleasing includes receiving
payment to cover rent and utility costs by a person living in the unit who is not listed
as a family member.
Not to provide accommodations for boarders or lodgers
To use the dwelling unit solely as a private dwelling for the tenant and the tenant’s
household as identified on the lease, and not to use or permit its use for any other
purpose
To abide by necessary and reasonable regulations promulgated by WHA for
the benefit and well-being of the housing property and the tenants which
shall be posted in the property’s office and incorporated by reference in the
lease
To comply with all obligations imposed upon tenants by applicable
provisions of building and housing codes materially affecting health and
safety
To repeatedly cause damage to the unit after the unit has been repaired from
the initial damage as a result of tenant negligent in excess of $500 dollars
including labor and materials at any given time or a cumulative total within
one year
To have caused any part of the unit to be damaged by fire due to the
negligent of the family as determined by WHA
To have failed housekeeping inspections 2 times in a 30-day period or 3 times
in a 60-day period whichever comes first.
To keep the dwelling unit and such other areas as may be assigned to the
tenant for the tenant’s exclusive use in a clean and safe condition
To dispose of all garbage, rubbish, and other waste from the dwelling unit in
a sanitary and safe manner
To use only in a reasonable manner all electrical, plumbing, sanitary,
heating, ventilating, air-conditioning and other facilities and appurtenances
including elevators
To refrain from, and to cause the household and guests to refrain from
destroying, defacing, damaging, or removing any part of the dwelling unit or
property
To pay reasonable charges (other than for normal wear and tear) for the
repair of damages to the dwelling unit, or to the property (including damages
to property buildings, facilities or common areas) caused by the tenant, a
member of the household or a guest
To act, and cause household members or guests to act, in a manner which
will not disturb other residents’ peaceful enjoyment of their accommodations
and will be conducive to maintaining the project in a decent, safe and
sanitary condition
13-III.C. OTHER AUTHORIZED REASONS FOR TERMINATION [24 CFR 966.4(l)(2)
and (5)(ii)(B)]
HUD authorizes PHAs to terminate the lease for reasons other than those described in the
previous sections. These reasons are referred to as “other good cause.”
Other Good Cause [24 CFR 966.4(l)(2)(ii)(B) and (C)]
HUD regulations state that the PHA may terminate tenancy for other good cause. The
regulations provide a few examples of other good cause, but do not limit the PHA to only
those examples. The Violence against Women Reauthorization Act of 2013 explicitly prohibits
PHAs from considering incidents of actual or threatened domestic violence, dating violence,
sexual assault, or stalking as “other good cause” for terminating the assistance, tenancy, or
occupancy rights of the victim or threatened victim of such violence [24 CFR 5.2005(c)(1)].
WHA Policy
WHA will terminate the lease for the following reasons.
-Fugitive Felon or Parole Violator. If a tenant is fleeing to avoid prosecution, or custody or
confinement after conviction, for a crime, or attempt to commit a crime, that is a felony
under the laws of the place from which the individual flees, or that, in the case of the State
of New Jersey, is a high misdemeanor; or violating a condition of probation or parole
imposed under federal or state law.
-Persons subject to sex offender registration requirement. If any member of the household
has, during their current public housing tenancy, become subject to a registration
requirement under a state sex offender registration program.
-Discovery of facts after admission to the program that would have made the tenant
ineligible
-Discovery of material false statements or fraud by the tenant in connection with an
application for assistance or with a reexamination of income
-Failure to furnish such information and certifications regarding family composition and
income as may be necessary for WHA to make determinations with respect to rent,
eligibility, and the appropriateness of the dwelling unit size.
-Any member of the household or guest possessing and/or discharging a pallet gun, -BB
gun, air gun, gas pistol or any other mechanism or device designed to project a missile by
compressed air or mechanical action on WHA properties.
-Failure to transfer to an appropriate size dwelling unit based on family composition, upon
appropriate notice by WHA that such a dwelling unit is available
-Failure to permit access to the unit by WHA after proper advance notification for the
purpose of performing routine inspections and maintenance, for making improvements or
repairs, or to show the dwelling unit for re-leasing, or without advance notice if there is
reasonable cause to believe that an emergency exists
-Failure to promptly inform WHA of the birth, adoption or court-awarded custody of a
child. In such a case, promptly means within 10 business days of the event.
-Failure to abide by the provisions of WHA pet policy
Participating in or causing a Serious Disruption to Community as it relates to fighting,
promoting or encouraging a fight, participating in a Group Mob and/or failure to disburse
after being instructed to do so by a Law Enforcement Officer and/or WHA staff person
and any other related activities.
If the family has breached the terms of a repayment agreement or Continued Occupancy
Agreement entered into with WHA
If a family member has violated federal, state, or local law that imposes obligations in
connection with the occupancy or use of the premises.
If a household member has engaged in or threatened violent or abusive behavior toward
PHA personnel, contractors, vendors or any quest of WHA.
Abusive or violent behavior towards PHA personnel, contractors, vendors, or any
quest of the WHA includes verbal as well as physical abuse or violence. Use of racial
epithets, or other language, written or oral, that is customarily used to intimidate
may be considered abusive or violent behavior.
1. Threatening refers to oral or written threats or physical gestures that
communicate intent to abuse or commit violence.
WHA reserves the right not to renew a tenant’s lease if the tenant has a history of engaging
in material breaches of the lease or if the tenant files false or frivolous complaints or
otherwise disrupts the ability of WHA to effectively and efficiently operate its programs or
negatively impacts the community.
Family Absence from Unit [24 CFR 982.551(i)]
It is reasonable that the family may be absent from the public housing unit for brief periods.
However, the PHA needs a policy on how long the family may be absent from the unit. Absence
in this context means that no member of the family is residing in the unit.
WHA Policy
The family must supply any information or certification requested by WHA to verify that
the family is living in the unit, or relating to family absence from the unit, including any
WHA-requested information or certification on the purposes of family absences. The
family must cooperate with WHA for this purpose.
The family must promptly notify WHA when all family members will be absent from the
unit for an extended period. An extended period is defined as any period greater than 30
calendar days. In such a case promptly means within 10 business days of the start of the
extended absence.
If a family is absent from the public housing unit for more than 180 consecutive days, and
the family does not adequately verify that they are living in the unit, WHA will terminate
the lease for other good cause.
Abandonment of the unit. If the family appears to have vacated the unit without giving
proper notice, WHA will follow state and local landlord-tenant law pertaining to
abandonment before taking possession of the unit. If necessary, WHA will secure the unit
immediately to prevent vandalism and other criminal activity.
Over-Income Families [24 CFR 960.261 and FR 11/26/04, p. 68786]
Subject to certain restrictions, HUD authorizes PHAs to evict or terminate the tenancies of
families because they are over income. Unless required to do so by local law, the PHA may not
evict or terminate the tenancy of a family solely because the family is over income if: (1) the
family has a valid contract of participation in the Family Self-Sufficiency (FSS) program, or (2)
the family is currently receiving the earned income disallowance. This rule does not require
PHAs to evict over-income residents, but rather gives PHAs the discretion to do so thereby
making units available for applicants who are income-eligible.
PHA Policy
WHA will not evict or terminate the tenancies of families solely because they are over
income for a period of two years.
13-III.D. ALTERNATIVES TO TERMINATION OF TENANCY
Exclusion of Culpable Household Member [24 CFR 966.4(l)(5)(vii)(C)]
As an alternative to termination of the lease for criminal activity or alcohol abuse HUD provides
that the PHA may consider exclusion of the culpable household member. Such an alternative
can be used for any other reason where such a solution appears viable in accordance with PHA
Policy.
Additionally, under the Violence against Women Reauthorization Act of 2013, the PHA may
bifurcate a lease in order to terminate the tenancy of an individual who is a tenant or lawful
occupant of a unit and engages in criminal activity directly related to domestic violence, dating
violence, sexual assault, or stalking.
WHA Policy
WHA will require the tenant to exclude a household member in order to continue to reside
in the assisted unit, where that household member has participated in or been culpable in
action(s) or failure to act that warrants termination.
As a condition of the family’s continued occupancy, the head of household must certify that
the culpable household member has vacated the unit and will not be permitted to visit or to
stay as a guest in the assisted unit. The family must present evidence of the former
household member’s current address upon WHA request.
As a condition of the family’s continued occupancy, the head of household will be required
to enter into a “Continued Occupancy Agreement” (COA). Any violation of the COA will
result in the immediate issuance of an eviction notice.
Repayment of Family Debts
PHA Policy
If a family owes amounts to WHA, as a condition of continued occupancy, the WHA will
require the family to repay the full amount or to enter into a repayment agreement, within
30 days of receiving notice from WHA of the amount owed.
13-III.E. CRITERIA FOR DECIDING TO TERMINATE TENANCY
A PHA that has grounds to terminate a tenancy is not required to do so, except as explained in
Part II of this chapter, and may consider all of the circumstances relevant to a particular case
before making a decision.
Evidence [24 CFR 982.553(c)]
For criminal activity, HUD permits the PHA to terminate the lease if a preponderance of the
evidence indicates that a household member has engaged in the activity, regardless of whether
the household member has been arrested or convicted, and without satisfying the standard of
proof used for a criminal conviction.
WHA Policy
WHA will use the preponderance of the evidence as the standard for making all
termination decisions.
Preponderance of the evidence is defined as evidence which is of greater weight or more
convincing than the evidence which is offered in opposition to it; that is, evidence which as
a whole show that the fact sought to be proved is more probable than not. Preponderance
of the evidence may not be determined by the number of witnesses, but by the greater
weight of all evidence. Consideration of Circumstances [24 CFR 966.4(l)(5)(vii)(B)]
Although it is required that certain lease provisions exist for criminal activity and alcohol abuse,
HUD provides that the PHA may consider all circumstances relevant to a particular case in order
to determine whether or not to terminate the lease.
Such relevant circumstances can also be considered when terminating the lease for any other
reason.
WHA Policy
WHA will consider the following facts and circumstances before deciding whether to
terminate the lease for any of the HUD required lease provisions or for any other reasons:
2. The seriousness of the offending action, especially with respect to how it would
affect other residents’ safety or property
3. The extent of participation or culpability of the leaseholder, or other household
members, in the offending action, including whether the culpable member is a
minor, a person with disabilities, or a victim of domestic violence, dating violence,
sexual assault, or stalking
4. The effects that the eviction will have on other family members who were not
involved in the action or failure to act
5. The effect on the community of the termination, or of the PHA’s failure to
terminate the tenancy
6. The effect of WHA’s decision on the integrity of the public housing program
7. The demand for housing by eligible families who will adhere to lease
responsibilities
8. The extent to which the leaseholder has shown personal responsibility and
whether they have taken all reasonable steps to prevent or mitigate the offending
action
9. The length of time since the violation occurred, including the age of the
individual at the time of the conduct, as well as the family’s recent history, and the
likelihood of favorable conduct in the future
While a record of arrest(s) will not be used as the basis for termination, an arrest
may, however, trigger an investigation to determine whether the participant
actually engaged in disqualifying criminal activity. As part of its investigation WHA
may obtain the police report associated with the arrest and consider the reported
circumstances of the arrest. WHA may also consider:
Any statements made by witnesses or the participant not included in the
police report
Whether criminal charges were filed
Whether, if filed, criminal charges were abandoned, dismissed, not
prosecuted, or ultimately resulted in an acquittal
Any other evidence relevant to determining whether or not the participant
engaged in disqualifying activity
Evidence of criminal conduct will be considered if it indicates a demonstrable risk to
safety and/or property.
10. In the case of program abuse, the dollar amount of the underpaid rent and
whether or not a false certification was signed by the family.
Consideration of Rehabilitation [24 CFR 966.4(l)(5)(vii)(D)]
HUD authorizes PHAs to take into consideration whether a household member who had used
illegal drugs or abused alcohol and is no longer engaging in such use or abuse is participating in
or has successfully completed a supervised drug or alcohol rehabilitation program.
WHA Policy
In determining whether to terminate the lease for illegal drug use or a pattern of illegal
drug use, or for abuse or a pattern of abuse of alcohol, by a household member who is no
longer engaging in such use or abuse, WHA will consider whether such household member
has successfully completed a supervised drug or alcohol rehabilitation program.
For this purpose WHA will require the tenant to submit evidence of the household
member’s successful completion of a supervised drug or alcohol rehabilitation program.
Reasonable Accommodation [24 CFR 966.7]
If the family includes a person with disabilities, the PHA’s decision to terminate the family’s
lease is subject to consideration of reasonable accommodation in accordance with 24 CFR Part 8.
PHA Policy
If a family indicates that the behavior of a family member with a disability is the reason for
a proposed termination of lease, WHA will determine whether the behavior is related to the
disability. If so, upon the family’s request, WHA will determine whether alternative
measures are appropriate as a reasonable accommodation. WHA will only consider
accommodations that can reasonably be expected to address the behavior that is the basis
of the proposed lease termination.
Nondiscrimination Limitation [24 CFR 966.4(l)(5)(vii)(F)]
The PHA’s eviction actions must be consistent with fair housing and equal opportunity
provisions of 24 CFR 5.105.
13-III.F. TERMINATIONS RELATED TO DOMESTIC VIOLENCE, DATING
VIOLENCE, SEXUAL ASSAULT, OR STALKING
This section addresses the protections against termination of tenancy that the Violence against
Women Act of 2013 (VAWA) provides for public housing residents who are victims of domestic
violence, dating violence, sexual assault, or stalking. For general VAWA requirements and PHA
policies pertaining to notification, documentation, and confidentiality, see section 16-VII of this
ACOP, where definitions of key VAWA terms are also located.
VAWA Protections against Termination [24 CFR 5.2005(c)]
VAWA provides that no person may deny assistance, tenancy, or occupancy rights to public
housing to a tenant on the basis or as a direct result of criminal activity directly relating to
domestic violence, dating violence, sexual assault, or stalking that is engaged in by a member of
the household of the tenant or any guest or other person under the control of the tenant, if the
tenant or affiliated individual is the victim or threatened victim of such domestic violence, dating
violence, sexual assault, or stalking [FR Notice 8/6/13].
VAWA further provides that incidents of actual or threatened domestic violence, dating violence,
sexual assault, or stalking may not be construed either as serious or repeated violations of the
lease by the victim or threatened victim of such violence or as good cause for terminating the
tenancy or occupancy rights of the victim of such violence [24 CFR 5.2005(c)(1), FR Notice
8/6/13].
Limits on VAWA Protections [24 CFR 5.2005(d) and (e), FR Notice 8/6/13]
While VAWA prohibits a PHA from using domestic violence, dating violence, sexual assault, or
stalking as the cause for a termination or eviction action against a public housing tenant who is
the victim of the abuse, the protections it provides are not absolute. Specifically:
VAWA does not limit a PHA’s otherwise available authority to terminate assistance
to or evict a victim for lease violations not premised on an act of domestic
violence, dating violence, sexual assault, or stalking providing that the PHA does
not subject the victim to a more demanding standard than the standard to which it
holds other tenants.
VAWA does not limit a PHA’s authority to terminate the tenancy of any public
housing tenant if the PHA can demonstrate an actual and imminent threat to other
tenants or those employed at or providing service to the property if that tenant’s
tenancy is not terminated.
HUD regulations define actual and imminent threat to mean words, gestures, actions, or other
indicators of a physical threat that (a) is real, (b) would occur within an immediate time frame,
and (c) could result in death or serious bodily harm [24 CFR 5.2005(d)(2) and (e)]. In
determining whether an individual would pose an actual and imminent threat, the factors to be
considered include:
The duration of the risk
The nature and severity of the potential harm
The likelihood that the potential harm will occur
The length of time before the potential harm would occur [24 CFR 5.2005(e)]
In order to demonstrate an actual and imminent threat, the PHA must have objective evidence of
words, gestures, actions, or other indicators. Even when a victim poses an actual and imminent
threat, however, HUD regulations authorize a PHA to terminate the victim’s assistance “only
when there are no other actions that could be taken to reduce or eliminate the threat, including
but not limited to transferring the victim to a different unit, barring the perpetrator from the
property, contacting law enforcement to increase police presence or develop other plans to keep
the property safe, or seeking other legal remedies to prevent the perpetrator from acting on a
threat” [24 CFR 5.2005(d)(3)]. Additionally, HUD regulations state that restrictions “predicated
on public safety cannot be based on stereotypes, but must be tailored to particularized concerns
about individual residents” [24 CFR 5.2005(d)(3)].
WHA Policy
In determining whether a public housing tenant who is a victim of domestic violence,
dating violence, sexual assault, or stalking is an actual and imminent threat to other
tenants or those employed at or providing service to a property, WHA will consider the
following, and any other relevant, factors:
-Whether the threat is toward an employee or tenant other than the victim of
domestic violence, dating violence, sexual assault, or stalking
-Whether the threat is a physical danger beyond a speculative threat
-Whether the threat is likely to happen within an immediate time frame
-Whether the threat to other tenants or employees can be eliminated in some other
way, such as by helping the victim relocate to a confidential location, transferring
the victim to another unit, or seeking a legal remedy to prevent the perpetrator
from acting on the threat
If the tenant wishes to contest WHA’s determination that he or she is an actual and
imminent threat to other tenants or employees, the tenant may do so as part of the
grievance hearing or in a court proceeding.
Documentation of Abuse [24 CFR 5.2007]
WHA Policy
When an individual facing termination of tenancy for reasons related to domestic violence,
dating violence, sexual assault, or stalking claims protection under VAWA, WHA will
request in writing that the individual provide documentation supporting the claim.
WHA reserves the right to waive the documentation requirement if it determines that a
statement or other corroborating evidence from the individual will suffice. In such cases
WHA will document the waiver in the individual’s file.
Terminating or Evicting a Perpetrator of Domestic Violence
Although VAWA provides protection from termination for victims of domestic violence, it does
not provide such protection for perpetrators. In fact, VAWA gives the PHA the explicit authority
to bifurcate a lease, or remove a household member from a lease, “in order to evict, remove, or
terminate assistance to any individual who is a tenant or lawful occupant of the housing and who
engages in criminal activity directly relating to domestic violence, dating violence, sexual
assault, or stalking against an affiliated individual or other individual, without evicting,
removing, terminating assistance to, or otherwise penalizing a victim of such criminal activity
who is also a tenant or lawful occupant of the housing” [FR Notice 8/6/13]. Moreover, HUD
regulations impose on the PHA the obligation to consider lease bifurcation in any circumstances
involving domestic violence, dating violence, or stalking [24 CFR 966.4(e)(9)].
Specific lease language affirming the PHA’s authority to bifurcate a lease is not necessary, and
the authority supersedes any local, state, or federal law to the contrary. However, if the PHA
chooses to exercise its authority to bifurcate a lease, it must follow any procedures prescribed by
HUD or by applicable local, state, or federal law for eviction, lease termination, or termination of
assistance. This means that the PHA must follow the same rules when terminating or evicting an
individual as it would when terminating or evicting an entire family [FR Notice 3/16/07]. The
PHA must not initiate eviction procedures until 30 days after the lease bifurcation [Notice
PIH 2017-08].
WHA Policy
WHA will bifurcate a family’s lease and terminate the tenancy of a family member if WHA
determines that the family member has committed criminal acts of physical violence
against other family members or others. This action will not affect the tenancy or program
assistance of the remaining, nonculpable family members.
In making its decision, WHA will consider all credible evidence, including, but not
limited to, a signed certification (form HUD-5382) or other documentation of abuse
submitted to WHA by the victim in accordance with this section and section 16-
VII.D. WHA will also consider the factors in section 13.III.E. Upon such
consideration, WHA may, on a case-by-case basis, choose not to bifurcate the lease
and terminate the tenancy of the culpable family member.
If WHA does bifurcate the lease and terminate the tenancy of the culpable family
member, it will do so in accordance with the lease, applicable law, and the policies in
this ACOP. If the person removed from the lease was the only tenant eligible to
receive assistance, WHA must provide any remaining tenant a chance to establish
eligibility for the unit. If the remaining tenant cannot do so, WHA must provide the
tenant reasonable time to find new housing or to establish eligibility for another
housing program covered by VAWA 2013.
PART IV: NOTIFICATION REQUIREMENTS, EVICTION PROCEDURES
AND RECORD KEEPING
13-IV.A. OVERVIEW
HUD regulations specify the requirements for the notice that must be provided prior to lease
termination. This part discusses those requirements and the specific requirements that precede
and follow termination for certain criminal activities which are addressed in the regulations.
This part also discusses specific requirements pertaining to the actual eviction of families and
record keeping.
13-IV.B. CONDUCTING CRIMINAL RECORDS CHECKS [24 CFR 5.903(e)(ii) and
24 CFR 960.259]
WHA Policy
WHA will conduct criminal records checks when it has come to the attention of the WHA,
either from local law enforcement or by other means, that an individual has engaged in
destruction of property, engaged in violent activity against another person, or 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 criminal
conviction and sex offender registration records on an annual basis.
WHA may not pass along to the tenant the costs of a criminal records check.
13-IV.C. DISCLOSURE OF CRIMINAL RECORDS TO FAMILY [24 CFR 5.903(f), 24
CFR 5.905(d) and 24 CFR 966.4(l)(5)(iv)]
In conducting criminal records checks, if the PHA uses the authority of 24 CFR 5.903 and 5.905
to obtain such information, certain protections must be afforded the tenant before any adverse
action is taken. In such cases if the PHA obtains criminal records information from a state or
local agency showing that a household member has been convicted of a crime, or is subject to a
sex offender registration requirement, relevant to lease enforcement or eviction, the PHA must
notify the household of the proposed action and must provide the subject of the record and the
tenant a copy of such information, and an opportunity to dispute the accuracy and relevance of
the information before an eviction or lease enforcement action is taken.
WHA Policy
In all cases where criminal record or sex offender registration information would result in
lease enforcement or eviction, WHA will notify the household in writing of the proposed
adverse action and will provide the subject of the record and the tenant a copy of such
information, and an opportunity to dispute the accuracy and relevance of the information
before an eviction or lease enforcement action is taken.
The family will be given 10 business days from the date of WHA notice, to dispute the
accuracy and relevance of the information. If the family does not contact WHA to dispute
the information within that 10 business day period, WHA will proceed with the
termination action.
Should the tenant not exercise their right to dispute prior to any adverse action, the tenant
still has the right to dispute in the grievance hearing or court trial.
13-IV.D. LEASE TERMINATION NOTICE [24 CFR 966.4(l)(3)]
Form, Delivery, and Content of the Notice
Notices of lease termination must be in writing. The notice must state the specific grounds for
termination, the date the termination will take place, the resident’s right to reply to the
termination notice, and their right to examine PHA documents directly relevant to the
termination or eviction. If the PHA does not make the documents available for examination upon
request by the tenant, the PHA may not proceed with the eviction [24 CFR 996.4(m)].
When the PHA is required to offer the resident an opportunity for a grievance hearing, the notice
must also inform the resident of their right to request a hearing in accordance with the PHA’s
grievance procedure. In these cases, the tenancy shall not terminate until the time for the tenant
to request a grievance hearing has expired and the grievance procedure has been completed.
When the PHA is not required to offer the resident an opportunity for a grievance hearing
because HUD has made a due process determination and the lease termination is for criminal
activity that threatens health, safety or right to peaceful enjoyment or for drug-related criminal
activity, the notice of lease termination must state that the tenant is not entitled to a grievance
hearing on the termination. It must specify the judicial eviction procedure to be used by the PHA
for eviction of the tenant, and state that HUD has determined that the eviction procedure
provides the opportunity for a hearing in court that contains the basic elements of due process as
defined in HUD regulations. The notice must also state whether the eviction is for a criminal
activity that threatens the health, safety, or right to peaceful enjoyment of the premises of other
residents or employees of the PHA, or for a drug-related criminal activity on or off the premises.
WHA Policy
WHA will attempt to deliver notices of lease termination directly to the tenant or an adult
member of the household. If such attempt fails, the notice will be sent by first-class mail the
same day.
All notices of lease termination will include a copy of the forms HUD-5382 and HUD-5380
to accompany the termination notice. Any tenant who claims that the cause for termination
involves domestic violence, dating violence, sexual assault, or stalking of which the tenant
or affiliated individual of the tenant is the victim will be given the opportunity to provide
documentation.
Timing of the Notice [24 CFR 966.4(l)(3)(i)]
The PHA must give written notice of lease termination of:
14 calendar days in the case of failure to pay rent
A reasonable period of time considering the seriousness of the situation (but not to exceed 30
calendar days)
If the health or safety of other residents, PHA employees, or persons residing in the
immediate vicinity of the premises is threatened
If any member of the household has engaged in any drug-related criminal activity or
violent criminal activity
If any member of the household has been convicted of a felony
30 calendar days in any other case, except that if a state or local law allows a shorter notice
period, such shorter period shall apply
WHA Policy
WHA will give written notice of 10 calendar days for nonpayment of rent. For all other
lease terminations WHA will give 30 days’ written notice or, if state or local law allows less
than 30 days, such shorter notice will be given.
The Notice to Vacate that may be required under state or local law may be combined with or run
concurrently with the notice of lease termination.
Notice of Nonrenewal Due to Community Service Noncompliance [24 CFR
966.4(l)(2)(ii)(D), 24 CFR 960.603(b) and 24 CFR 960.607(b)]
When the PHA finds that a family is in noncompliance with the community service requirement,
the tenant and any other noncompliant resident must be notified in writing of this determination.
Notices of noncompliance will be issued in accordance with the requirements and policies in
Section 11-I.E.
WHA Policy
In connection with the Community Service Program, if after receiving a notice of initial
noncompliance the family does not request a grievance hearing, or does not take either
corrective action required by the notice within the required timeframe, a termination
notice will be issued in accordance with the policies above.
If a family agreed to cure initial noncompliance by signing an agreement, and is still in
noncompliance after being provided the 12-month opportunity to cure, the family will be
issued a notice of continued noncompliance. The notice of continued noncompliance will be
sent in accordance with the policies in Section 11-I.E. and will also serve as the notice of
termination of tenancy.
Notice of Termination Based on Citizenship Status [24 CFR 5.514 (c) and (d)]
In cases where termination of tenancy is based on citizenship status, HUD requires the notice of
termination to contain additional information. In addition to advising the family of the reasons
their assistance is being terminated, the notice must also advise the family of any of the
following that apply: the family’s eligibility for proration of assistance, the criteria and
procedures for obtaining relief under the provisions for preservation of families, the family’s
right to request an appeal to the USCIS of the results of secondary verification of immigration
status and to submit additional documentation or a written explanation in support of the appeal,
and the family’s right to request an informal hearing with the PHA either upon completion of the
USCIS appeal or in lieu of the USCIS appeal. Please see Chapter 14 for the PHA’s informal
hearing procedures.
13-IV.E. EVICTION [24 CFR 966.4(l)(4) and 966.4(m)]
Eviction notice means a notice to vacate, or a complaint or other initial pleading used under state
or local law to commence an eviction action. The PHA may only evict the tenant from the unit
by instituting a court action, unless the law of the jurisdiction permits eviction by administrative
action, after a due process administrative hearing, and without a court determination of the rights
and liabilities of the parties.
WHA Policy
When a family does not vacate the unit after receipt of a termination notice, by the
deadline given in the notice, WHA will follow state and local landlord-tenant law in filing
an eviction action with the local court that has jurisdiction in such cases.
If the eviction action is finalized in court and the family remains in occupancy beyond the
deadline to vacate given by the court, WHA will seek the assistance of the court to remove
the family from the premises as per state and local law.
The PHA may not proceed with an eviction action if the PHA has not made available the
documents to be used in the case against the family, and has not afforded the family the
opportunity to examine and copy such documents in accordance with the provisions of 24 CFR
966.4(l)(3) and (m).
13-IV.F. NOTIFICATION TO POST OFFICE [24CFR 966.4(l)(5)(iii)(B)]
When the PHA evicts an individual or family for criminal activity, including drug-related
criminal activity, the PHA must notify the local post office serving the dwelling unit that the
individual or family is no longer residing in the unit.
13-IV.G. RECORD KEEPING
For more information concerning general record keeping, see Chapter 16.
WHA Policy
A written record of every termination and/or eviction will be maintained will contain the
following information:
-Name of resident, number and identification of unit occupied
-Date of the notice of lease termination and any other notices required by state or
local law; these notices may be on the same form and will run concurrently
-Specific reason(s) for the notices, citing the lease section or provision that was
violated, and other facts pertinent to the issuing of the notices described in detail
(other than any criminal history reports obtained solely through the authorization
provided in 24 CFR 5.903 and 5.905)
-Date and method of notifying the resident
Summaries of any conferences held with the resident including dates, names of
conference participants, and conclusions
Chapter 14
GRIEVANCES AND APPEALS
PART I: INFORMAL HEARINGS FOR PUBLIC HOUSING APPLICANTS
14-I.A. OVERVIEW
When the PHA makes a decision that has a negative impact on an applicant family, the family is
often entitled to appeal the decision. For applicants, the appeal takes the form of an informal
hearing. HUD regulations do not provide a structure for or requirements regarding informal
hearings for applicants (except with regard to citizenship status, to be covered in Part II). This
part discusses the PHA policies necessary to respond to applicant appeals through the informal
hearing process.
14-I.B. INFORMAL HEARING PROCESS [24 CFR 960.208(a) and PH Occ GB, p. 58]
Informal hearings are provided for public housing applicants. An applicant is someone who has
applied for admission to the public housing program, but is not yet a tenant in the program.
Informal hearings are intended to provide a means for an applicant to dispute a determination of
ineligibility for admission to a project [24 CFR 960.208(a)]. Applicants to public housing are not
entitled to the same hearing process afforded tenants under the PHA grievance procedures [24
CFR 966.53(a) and PH Occ GB, p. 58].
Informal hearings provide applicants the opportunity to review the reasons for denial of
admission and to present evidence to refute the grounds for denial.
Use of Informal Hearing Process
WHA Policy
The PHA will only offer informal hearings to applicants for the purpose of disputing
denials of admission.
Notice of Denial [24 CFR 960.208(a)]
The PHA must give an applicant prompt notice of a decision denying eligibility for admission.
The notice must contain a brief statement of the reasons for the PHA decision, and must also
state that the applicant may request an informal hearing to dispute the decision. The notice must
describe how to obtain the informal hearing.
When denying eligibility for admission, the PHA must provide the family a notice of VAWA
rights (form HUD-5380) as well as the HUD VAWA self-certification form (form HUD-5382) in
accordance with the Violence against Women Reauthorization Act of 2013, and as outlined in
16-VII.C. The notice and self-certification form must accompany the written notification of the
denial of eligibility determination.
Prior to notification of denial based on information obtained from criminal or sex offender
registration records, the family, in some cases, must be given the opportunity to dispute the
information in those records which would be the basis of the denial. See Section 3-III.G for
details concerning this requirement.
Scheduling an Informal Hearing
WHA Policy
A request for an informal hearing must be made in writing and delivered to the WHA
either in person or by first class mail, by the close of the business day, no later than 10
business days from the date of the WHA’s notification of denial of admission.
The WHA will schedule and send written notice of the informal hearing within 10 business
days after receipt of the family’s request.
Conducting an Informal Hearing [PH Occ GB, p. 58]
WHA Policy
The informal hearing will be conducted by a person other than the one who made or
approved the decision under review, or a subordinate of this person.
The applicant will be provided an opportunity to present written or oral objections to the
decision of the PHA.
The person conducting the informal hearing will make a recommendation to WHA, but
WHA is responsible for making the final decision as to whether admission should be
granted or denied.
Informal Hearing Decision
WHA Policy
WHA will notify the applicant of WHA’s final decision, including a brief statement of the
reasons for the final decision.
In rendering a decision, WHA will evaluate the following matters:
Whether or not the grounds for denial were stated factually in the notice
The validity of grounds for denial of admission. If the grounds for denial are n ot
specified in the regulations or in WHA Policy, then the decision to deny assistance
will be overturned.
The validity of the evidence. WHA will evaluate whether the facts presented prove
the grounds for denial of admission. If the facts prove that there are grounds for
denial, and the denial is required by HUD, WHA will uphold the decision to deny
admission.
If the facts prove the grounds for denial, and the denial is discretionary, WHA will
consider the recommendation of the person conducting the informal hearing in
making the final decision whether to deny admission.
WHA will notify the applicant of the final decision, including a statement explaining the
reason(s) for the decision. The notice will be mailed, with return receipt requested, within
10 business days of the informal hearing, to the applicant and his or her representative, if
any.
If the informal hearing decision overturns the denial, processing for admission will resume.
If the family fails to appear for their informal hearing, the denial of admission will stand
and the family will be so notified.
Reasonable Accommodation for Persons with Disabilities [24 CFR 966.7]
Persons with disabilities may request reasonable accommodations to participate in the informal
hearing process and the PHA must consider such accommodations. The PHA must also consider
reasonable accommodation requests pertaining to the reasons for denial if related to the person’s
disability. See Chapter 2 for more detail pertaining to reasonable accommodation requests.
PART II: INFORMAL HEARINGS WITH REGARD TO NONCITIZENS
14-II.A. HEARING AND APPEAL PROVISIONS FOR NONCITIZENS [24 CFR 5.514]
Denial or termination of assistance based on immigration status is subject to special hearing and
notice rules. These special hearings are referred to in the regulations as informal hearings, but the
requirements for such hearings are different from the informal hearings used to deny applicants
for reasons other than immigration status.
Assistance to a family may not be delayed, denied, or terminated on the basis of immigration
status at any time prior to a decision under the United States Citizenship and Immigration
Services (USCIS) appeal process. Assistance to a family may not be terminated or denied while
the PHA hearing is pending, but assistance to an applicant may be delayed pending the
completion of the informal hearing.
A decision against a family member, issued in accordance with the USCIS appeal process or the
PHA informal hearing process, does not preclude the family from exercising the right, that may
otherwise be available, to seek redress directly through judicial procedures.
Notice of Denial or Termination of Assistance [24 CFR 5.514(d)]
The notice of denial or termination of assistance for noncitizens must advise the family of any of
the following that apply:
That financial assistance will be denied or terminated, and provide a brief explanation of
the reasons for the proposed denial or termination of assistance.
The family may be eligible for proration of assistance.
In the case of a tenant, the criteria and procedures for obtaining relief under the
provisions for preservation of families [24 CFR 5.514 and 5.518].
That the family has a right to request an appeal to the USCIS of the results of secondary
verification of immigration status and to submit additional documentation or explanation
in support of the appeal.
That the family has a right to request an informal hearing with the PHA either upon
completion of the USCIS appeal or in lieu of the USCIS appeal.
For applicants, assistance may not be delayed until the conclusion of the USCIS appeal
process, but assistance may be delayed during the period of the informal hearing process.
United States Citizenship and Immigration Services Appeal Process [24 CFR 5.514(e)]
WHA Policy
WHA will notify the family in writing of the results of the USCIS secondary verification
within 10 business days of receiving the results.
The family must provide WHA with a copy of the written request for appeal and proof of
mailing within 10 business days of sending the request to the USCIS.
The family must forward to the designated USCIS office any additional documentation or
written explanation in support of the appeal. This material must include a copy of the USCIS
document verification request (used to process the secondary request) or such other form
specified by the USCIS, and a letter indicating that the family is requesting an appeal of the
USCIS immigration status verification results.
The USCIS will notify the family, with a copy to the PHA, of its decision. When the USCIS
notifies the PHA of the decision, the PHA must notify the family of its right to request an
informal hearing.
WHA Policy
WHA will send written notice to the family of its right to request an informal hearing
within 10 business days of receiving notice of the USCIS decision regarding the family’s
immigration status.
Informal Hearing Procedures for Applicants [24 CFR 5.514(f)]
After notification of the USCIS decision on appeal, or in lieu of an appeal to the USCIS, an
applicant family may request that the PHA provide a hearing. The request for a hearing must be
made either within 30 days of receipt of the PHA notice of denial, or within 30 days of receipt of
the USCIS appeal decision.
The informal hearing procedures for applicant families are described below.
Informal Hearing Officer
The PHA must provide an informal hearing before an impartial individual, other than a person
who made or approved the decision under review, and other than a person who is a subordinate
of the person who made or approved the decision.
Evidence
The family must be provided the opportunity to examine and copy at the family’s expense, at a
reasonable time in advance of the hearing, any documents in the possession of the PHA
pertaining to the family’s eligibility status, or in the possession of the USCIS (as permitted by
USCIS requirements), including any records and regulations that may be relevant to the hearing.
WHA Policy
The family will be allowed to copy any documents related to the hearing at a cost of $.25
per page. The family must request copies of WHA documents no later than
48 hours prior to the hearing.
The family must be provided the opportunity to present evidence and arguments in support of
eligible status. Evidence may be considered without regard to admissibility under the rules of
evidence applicable to judicial proceedings.
The family must also be provided the opportunity to refute evidence relied upon by the PHA, and
to confront and cross-examine all witnesses on whose testimony or information the PHA relies.
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 request an interpreter. The PHA is obligated to provide a competent
interpreter, free of charge, upon request. The family may also or instead provide its own
interpreter, at the expense of the family.
Recording of the Hearing
The family is entitled to have the hearing recorded by audiotape. The PHA may, but is not
required to provide a transcript of the hearing.
WHA Policy
The PHA will not provide a copy or transcript of an audio taped informal hearing.
Hearing Decision
The PHA must provide the family with a written notice of the final decision, based solely on the
facts presented at the hearing, within 14 calendar days of the date of the informal hearing. The
notice must state the basis for the decision.
Retention of Documents [24 CFR 5.514(h)]
The PHA must retain for a minimum of 5 years the following documents that may have been
submitted to the PHA by the family, or provided to the PHA as part of the USCIS appeal or the
PHA informal hearing process:
The application for assistance
The form completed by the family for income reexamination
Photocopies of any original documents, including original USCIS documents
The signed verification consent form
The USCIS verification results
The request for a USCIS appeal
The final USCIS determination
The request for an informal hearing
The final informal hearing decision
Informal Hearing Procedures for Residents [24 CFR 5.514(f)]
After notification of the USCIS decision on appeal, or in lieu of an appeal to the USCIS, a
resident family may request that the PHA provide a hearing. The request for a hearing must be
made either within 30 days of receipt of the PHA notice of termination, or within 30 days of
receipt of the USCIS appeal decision.
The informal hearing procedures for resident families whose tenancy is being terminated based
on immigration status is the same as for any grievance under the grievance procedures for
resident families found in Part III below.
PART III: GRIEVANCE PROCEDURES FOR PUBLIC HOUSING RESIDENTS
14-III.A. REQUIREMENTS [24 CFR 966.52]
PHAs must have a grievance procedure in place through which residents of public housing are
provided an opportunity to grieve any PHA action or failure to act involving the lease or PHA
policies which adversely affect their rights, duties, welfare, or status. The PHA must not only
meet the minimal procedural due process requirements provided under the regulations, but must
also meet any additional requirements imposed by local, state or federal law.
The PHA grievance procedure must be included in, or incorporated by reference in, the lease.
PHA Policy
WHA grievance procedure will be incorporated by reference in the tenant lease.
The PHA must provide at least 30 days’ notice to tenants and resident organizations setting forth
proposed changes in the PHA grievance procedure, and provide an opportunity to present written
comments. Comments submitted must be considered by the PHA before adoption of any changes
to the grievance procedure by the PHA.
WHA Policy
Residents and resident organizations will have 30 calendar days from the date they are
notified by the WHA of any proposed changes in WHA grievance procedure, to submit
written comments to WHA.
The PHA must furnish a copy of the grievance procedure to each tenant and to resident
organizations.
14-III.B. DEFINITIONS [24 CFR 966.53; 24 CFR 966.51(a)(2)(i)]
There are several terms used by HUD with regard to public housing grievance procedures, which
take on specific meanings different from their common usage. These terms are as follows:
Grievance – any dispute which a tenant may have with respect to PHA action or failure to
act in accordance with the individual tenant’s lease or PHA regulations which adversely
affect the individual tenant’s rights, duties, welfare or status
Complainant – any tenant whose grievance is presented to the PHA or at the project
management office
Due Process Determination – a determination by HUD that law of the jurisdiction requires
that the tenant must be given the opportunity for a hearing in court which provides the basic
elements of due process before eviction from the dwelling unit
Expedited Grievance – a procedure established by the PHA for any grievance or
termination that involves:
Any criminal activity that threatens the health, safety, or right to peaceful enjoyment or
the PHA’s public housing premises by other residents or employees of the PHA; or
Any drug-related criminal activity on or off the premises
Elements of Due Process – an eviction action or a termination of tenancy in a state or local
court in which the following procedural safeguards are required:
Adequate notice to the tenant of the grounds for terminating the tenancy and for eviction
Right of the tenant to be represented by counsel
Opportunity for the tenant to refute the evidence presented by the PHA including the
right to confront and cross-examine witnesses and to present any affirmative legal or
equitable defense which the tenant may have
A decision on the merits
Hearing Officer/Panel – an impartial person or persons selected by the PHA, other than the
person who made or approved the decision under review, or a subordinate of that person. The
individual or individuals do not need legal training.
Tenant – the adult person (or persons) (other than a live-in aide)
Who resides in the unit, and who executed the lease with the PHA as lessee of the
dwelling unit, or, if no such person now resides in the unit,
Who resides in the unit, and who is the remaining head of household of the tenant family
residing in the dwelling unit
Resident Organization – includes a resident management corporation
14-III.C. APPLICABILITY [24 CFR 966.51]
Grievances could potentially address most aspects of a PHA’s operation. However, there are
some situations for which the grievance procedure is not applicable.
The grievance procedure is applicable only to individual tenant issues relating to the PHA. It is
not applicable to disputes between tenants not involving the PHA. Class grievances are not
subject to the grievance procedure and the grievance procedure is not to be used as a forum for
initiating or negotiating policy changes of the PHA.
If HUD has issued a due process determination, a PHA may exclude from the PHA grievance
procedure any grievance concerning a termination of tenancy or eviction that involves:
Any criminal activity that threatens the health, safety or right to peaceful enjoyment of the
premises of other residents or employees of the PHA
Any violent or drug-related criminal activity on or off such premises
In states without due process determinations, PHAs must grant opportunity for grievance
hearings for all lease terminations, regardless of cause, with the following exception: PHAs may
use expedited grievance procedures for the excluded categories listed above. These expedited
grievance procedures are described in Section 14-III.E. below.
If HUD has issued a due process determination, the PHA may evict through the state/local
judicial eviction procedures. In this case, the PHA is not required to provide the opportunity for a
hearing under the PHA’s grievance procedure as described above.
WHA Policy
WHA is located in a HUD-declared due process state. Therefore, WHA will not offer
grievance hearings for lease terminations involving criminal activity that threatens the
health, safety, or right to peaceful enjoyment of the premises of other residents or
employees of WHA, or for violent or drug-related criminal activity on or off the premises.
14-III.D. INFORMAL SETTLEMENT OF GRIEVANCE [24 CFR 966.54]
HUD regulations state that any grievance must be personally presented, either orally or in
writing, to the PHA office or to the office of the housing development in which the complainant
resides so that the grievance may be discussed informally and settled without a hearing.
WHA Policy
WHA will accept requests for an informal settlement of a grievance in writing, to the WHA
office within 10 business days of the non-compliance event. Within 10 business days of
receipt of the request WHA will arrange a meeting with the tenant at a mutually agreeable
time and confirm such meeting in writing to the tenant.
If a tenant fails to attend the scheduled meeting without prior notice, WHA will reschedule
the appointment only if the tenant can show good cause for failing to appear, or if it is
needed as a reasonable accommodation for a person with disabilities.
Good cause is defined as an unavoidable conflict which seriously affects the h ealth, safety
or welfare of the family.
HUD regulations require that a summary of such discussion will be prepared within a reasonable
time and one copy will be given to the tenant and one retained in the PHA’s tenant file.
The summary must specify the names of the participants, dates of meeting, the nature of the
proposed disposition of the complaint and the specific reasons therefore, and will specify the
procedures by which a hearing may be obtained if the complainant is not satisfied.
WHA Policy
WHA will prepare a summary of the informal settlement within 5 business days; one copy
to be given to the tenant and one copy to be retained in WHA’s tenant file.
For PHAs who have the option to establish an expedited grievance procedure, and who exercise
this option, the informal settlement of grievances is not applicable to those grievances for which
the expedited grievance procedure applies.
14-III.E. PROCEDURES TO OBTAIN A HEARING
Requests for Hearing and Failure to Request
WHA Policy
The resident must submit a written request for a grievance hearing to WHA within 5
business days of the tenant’s receipt of the summary of the informal settlement.
If the complainant does not request a hearing, WHA’s disposition of the grievance under
the informal settlement process will become final. However, failure to request a hearing
does not constitute a waiver by the complainant of the right to contest WHA’s action in
disposing of the complaint in an appropriate judicial proceeding.
Scheduling of Hearings [24 CFR 966.56(a)]
If the complainant has complied with all requirements for requesting a hearing as described
above, a hearing must be scheduled by the hearing officer/panel promptly for a time and place
reasonably convenient to both the complainant and the PHA. A written notification specifying
the time, place and the procedures governing the hearing must be delivered to the complainant
and the appropriate PHA official.
WHA Policy
Within 10 business days of receiving a written request for a hearing, the hearing officer will
schedule and send written notice of the hearing to both the complainant and WHA.
The PHA may wish to permit the tenant to request to reschedule a hearing for good cause.
WHA Policy
The tenant may request to reschedule a hearing for good cause, or if it is needed as a
reasonable accommodation for a person with disabilities. Good cause is defined as an
unavoidable conflict which seriously affects the health, safety, or welfare of the family.
Requests to reschedule a hearing must be made orally or in writing prior to the hearing
date. At its discretion, WHA may request documentation of the “good cause” prior to
rescheduling the hearing.
Expedited Grievance Procedure [24 CFR 966.52(a)]
The PHA may establish an expedited grievance procedure for any grievance concerning a
termination of tenancy or eviction that involves:
Any criminal activity that threatens the health, safety, or right to peaceful enjoyment of the
premises by other residents or employees of the PHA, or
Any drug-related criminal activity on or near such premises
In such expedited grievances, the informal settlement of grievances as discussed in 14-III.D is
not applicable.
The PHA may adopt special procedures concerning expedited hearings, including provisions for
expedited notice or scheduling, or provisions for expedited decision on the grievance.
WHA Policy
WHA will not offer expedited grievance procedures.
14-III.F. SELECTION OF HEARING OFFICER/PANEL [24 CFR 966.53(e)]
The grievance hearing must be conducted by an impartial person or persons appointed by the
PHA, other than the person who made or approved the PHA action under review, or a
subordinate of such person. The PHA must describe their policies for selection of a hearing
officer in their lease.
WHA Policy
WHA grievance hearings will be conducted by a single hearing officer and not a panel.
14-III.G. PROCEDURES GOVERNING THE HEARING [24 CFR 966.56]
Rights of Complainant [24 CFR 966.56(b)]
The complainant will be afforded a fair hearing. This includes:
The opportunity to examine before the grievance hearing any PHA documents, including
records and regulations that are directly relevant to the hearing. The tenant must be allowed
to copy any such document at the tenant’s expense. If the PHA does not make the document
available for examination upon request by the complainant, the PHA may not rely on such
document at the grievance hearing.
WHA Policy
The tenant will be allowed to copy any documents related to the hearing at a cost of $.25
per page. The family must request discovery of WHA documents no later than 12:00 p.m.
on the business day prior to the hearing.
The right to be represented by counsel or other person chosen to represent the tenant, and to
have such person make statements on the tenant’s behalf.
WHA Policy
Hearings may be attended by the following applicable persons:
A WHA representative(s) and any witnesses for the WHA
The tenant and any witnesses for the tenant
The tenant’s counsel or other representative
Any other person approved by WHA as a reasonable accommodation for a person
with a disability
The right to a private hearing unless the complainant requests a public hearing.
The right to present evidence and arguments in support of the tenant’s complaint, to
controvert evidence relied on by the PHA or project management, and to confront and cross-
examine all witnesses upon whose testimony or information the PHA or project management
relies.
A decision based solely and exclusively upon the facts presented at the hearing.
Failure to Appear [24 CFR 966.56(c)]
WHA Policy
If the tenant does not appear at the scheduled time of the hearing, the hearing officer will
wait up to 30 minutes. If the tenant appears within 30 minutes of the scheduled time, the
hearing will be held. If the tenant does not arrive within 30 minutes of the scheduled time,
they will be considered to have failed to appear.
If the tenant fails to appear and was unable to reschedule the hearing in advance, the
tenant must contact WHA within 24 hours of the scheduled hearing date, excluding
weekends and holidays. The hearing officer will reschedule the hearing only if the tenant
can show good cause for the failure to appear, or it is needed as a reasonable
accommodation for a person with disabilities.
“Good cause” is defined as an unavoidable conflict which seriously affects the health,
safety, or welfare of the family.
General Procedures [24 CFR 966.56(d), (e)]
At the hearing, the complainant must first make a showing of an entitlement to the relief sought
and thereafter the PHA must sustain the burden of justifying the PHA action or failure to act
against which the complaint is directed [24 CFR 966.56(d)].
The hearing is conducted informally by the hearing officer/panel. The PHA and the tenant must
be given the opportunity to present oral or documentary evidence pertinent to the facts and issues
raised by the complaint, and to question any witnesses.
WHA Policy
Any evidence to be considered by the hearing officer must be presented at the time of the
hearing. There are four categories of evidence.
Oral evidence: the testimony of witnesses
Documentary evidence: a writing which is relevant to the case, for example, a letter
written to the PHA. Writings include all forms of recorded communication or
representation, including letters, emails, words, pictures, sounds, videotapes or
symbols or combinations thereof.
Demonstrative evidence: Evidence created specifically for the hearing and presented
as an illustrative aid to assist the hearing officer, such as a model, a chart or other
diagram.
Real evidence: A tangible item relating directly to the case.
Hearsay Evidence is evidence of a statement that was made other than by a witness
while testifying at the hearing and that is offered to prove the truth of the matter.
Even though evidence, including hearsay, is generally admissible, hearsay evidence
alone cannot be used as the sole basis for the hearing officer’s decision.
If WHA fails to comply with the discovery requirements (providing the tenant with
the opportunity to examine WHA documents prior to the grievance hearing), the
hearing officer will refuse to admit such evidence.
Other than the failure of WHA to comply with discovery requirements, the hearing
officer has the authority to overrule any objections to evidence.
The complainant or the PHA may arrange, in advance and at the expense of the party making the
arrangement, for a transcript of the hearing. Any interested party may purchase a copy of such
transcript [24 CFR 966.56(e)].
WHA Policy
If the complainant would like WHA to record the proceedings by audiotape, the request
must be made to WHA by 12:00 p.m. on the business day prior to the hearing.
WHA will consider that an audio tape recording of the proceedings is a transcript.
Accommodations of Persons with Disabilities [24 CFR 966.56(f)]
The PHA must provide reasonable accommodation for persons with disabilities to participate in
the hearing. Reasonable accommodation may include qualified sign language interpreters,
readers, accessible locations, or attendants.
If the tenant is visually impaired, any notice to the tenant which is required in the grievance
process must be in an accessible format.
See Chapter 2 for a thorough discussion of the PHA’s responsibilities pertaining to reasonable
accommodation.
Limited English Proficiency (24 CFR 966.56(g)
The PHA must comply with HUD’s LEP Final Rule in providing language services throughout
the grievance process.
14-III.H. DECISION OF THE HEARING OFFICER/PANEL [24 CFR 966.57]
The hearing officer/panel must issue a written decision, stating the reasons for the decision,
within a reasonable time after the hearing. Factual determinations relating to the individual
circumstances of the family must be based on a preponderance of evidence presented at the
hearing. A copy of the decision must be sent to the complainant and the PHA. The PHA must
retain a copy of the decision in the tenant’s folder. A log of all hearing officer decisions must
also be maintained by the PHA and made available for inspection by a prospective complainant,
his/her representative, or the hearing officer/panel [24 CFR 966.57(a)].
WHA Policy
In rendering a decision, the hearing officer will consider the following matters:
WHA Notice to the Family: The hearing officer will determine if the reasons for
WHA’s decision are factually stated in the notice.
Discovery: The hearing officer will determine if the family was given the
opportunity to examine any relevant documents in accordance with WHA Policy.
WHA Evidence to Support WHA Decision: The evidence consists of the facts
presented. Evidence is not conclusion and it is not argument. The hearing officer
will evaluate the facts to determine if they support WHA’s conclusion.
Validity of Grounds for Termination of Tenancy (when applicable): The hearing
officer will determine if the termination of tenancy is for one of the grounds
specified in the HUD regulations and WHA policies. If the grounds for termination
are not specified in the regulations or in compliance with WHA policies, then the
decision of WHA will be overturned.
The hearing officer will issue a written decision to the family and the PHA no later
than 10 business days after the hearing. The report will contain the following
information:
Hearing information:
Name of the complainant
Date, time and place of the hearing
Name of the hearing officer
Name of the PHA representative(s)
Name of family representative (if any)
Names of witnesses (if any)
Background: A brief, impartial statement of the reason for the hearing and
the date(s) on which the informal settlement was held, who held it, and a
summary of the results of the informal settlement. Also includes the date the
complainant requested the grievance hearing.
Summary of the Evidence: The hearing officer will summarize the testimony
of each witness and identify any documents that a witness produced in
support of his/her testimony and that are admitted into evidence.
Findings of Fact: The hearing officer will include all findings of fact, based
on a preponderance of the evidence. Preponderance of the evidence is defined
as evidence which is of greater weight or more convincing than the evidence
which is offered in opposition to it; that is, evidence which as a whole shows
that the fact sought to be proved is more probable than not. Preponderance
of the evidence may not be determined by the number of witnesses, but by
the greater weight of all evidence.
Conclusions: The hearing officer will render a conclusion derived from the
facts that were found to be true by a preponderance of the evidence. The
conclusion will result in a determination of whether these facts uphold the
PHA’s decision.
Order: The hearing report will include a statement of whether the PHA’s
decision is upheld or overturned. If it is overturned, the hearing officer will
instruct the PHA to change the decision in accordance with the hearing
officer’s determination. In the case of termination of tenancy, the hearing
officer will instruct the PHA to restore the family’s status.
Procedures for Further Hearing
WHA Policy
The hearing officer may ask the family for additional information and/or might
adjourn the hearing in order to reconvene at a later date, before reaching a decision.
If the family misses an appointment or deadline ordered by the hearing officer, the
action of WHA will take effect and another hearing will not be granted.
Final Decision [24 CFR 966.57(b)]
The decision of the hearing officer/panel is binding on the PHA which must take the action, or
refrain from taking the action cited in the decision unless the PHA Board of Commissioners
determines within a reasonable time, and notifies the complainant that:
The grievance does not concern PHA action or failure to act in accordance with or involving
the complainant’s lease on PHA policies which adversely affect the complainant’s rights,
duties, welfare, or status; or
The decision of the hearing officer/panel is contrary to Federal, state, or local law, HUD
regulations or requirements of the annual contributions contract between HUD and the PHA
WHA Policy
When the WHA considers the decision of the hearing officer to be invalid due to the
reasons stated above, it will present the matter to the WHA Board of Commissioners
within 10 business days of the date of the hearing officer’s decision. The Board has 30
calendar days to consider the decision. If the Board decides to reverse the hearing officer’s
decision, it must notify the complainant within 10 business days of this decision.
The grievance does not concern WHA action or failure to act in accordance with or
involving the complainant’s lease on WHA policies which adversely affect the
complainant’s rights, duties, welfare, or status; or
The decision of the hearing officer/panel is contrary to Federal, state, or local law, HUD
regulations or requirements of the annual contributions contract between HUD and
WHA
A decision by the hearing officer/panel, or Board of Commissioners in favor of the PHA or
which denies the relief requested by the complainant in whole or in part must not constitute a
waiver of any rights, nor effect in any manner whatever, any rights the complainant may have to
a subsequent trial or judicial review in court [24 CFR 966.57(c)].
Chapter 15
PROGRAM INTEGRITY
INTRODUCTION
PART I: PREVENTING, DETECTING, AND
INVESTIGATING ERRORS AND PROGRAM ABUSE
15-I.A. PREVENTING ERRORS AND PROGRAM ABUSE
HUD created the Enterprise Income Verification (EIV) system to provide PHAs with a powerful
tool for preventing errors and program abuse. PHAs are required to use the EIV system in its
entirety in accordance with HUD administrative guidance [24 CFR 5.233]. PHAs are further
required to:
Provide applicants and residents with form HUD-52675, “Debts Owed to PHAs and
Terminations”
Require all adult members of an applicant or participant family to acknowledge
receipt of form HUD-52675 by signing a copy of the form for retention in the family
file
WHA Policy
WHA anticipates that the vast majority of families and WHA employees intend to and will
comply with program requirements and make reasonable efforts to avoid errors.
To ensure that WHA’s program is administered effectively and according to the highest
ethical and legal standards, the WHA will employ a variety of techniques to ensure that
both errors and intentional program abuse are rare.
WHA will provide each applicant and resident with a copy of “Is Fraud Worth It?”
(form HUD-1141-OIG), which explains the types of actions a family must avoid and
the penalties for program abuse.
WHA will provide each applicant and resident with a copy of “What You Should
Know about EIV,” a guide to the Enterprise Income Verification (EIV) system
published by HUD as an attachment to Notice PIH 2010-19. In addition, the WHA
will require the head of each household to acknowledge receipt of the guide by
signing a copy for retention in the family file.
WHA will require mandatory orientation sessions for all prospective residents
either prior to or upon execution of the lease. The PWA will discuss program
compliance and integrity issues. At the conclusion of all program orientation
sessions, the family representative will be required to sign a program briefing
certificate to confirm that all rules and pertinent regulations were explained to
them.
WHA will routinely provide resident counseling as part of every reexamination
interview in order to clarify any confusion pertaining to program rules and
requirements.
WHA staff will be required to review and explain the contents of all HUD- and
WHA-required forms prior to requesting family member signatures.
WHA will place a warning statement about the penalties for fraud (as described in
18 U.S.C. 1001 and 1010) on key WHA forms and form letters that request
information from a family member.
WHA will provide each WHA employee with the necessary training on program
rules and the organization’s standards of conduct and ethics.
At every regular reexamination WHA staff will explain any changes in HUD
regulations or WHA Policy that affect residents. The resident will be required to
read and initial every page of the documents
(For purposes of this chapter the term error refers to an unintentional error or omission.
Program abuse or fraud refers to a single act or pattern of actions that constitute a false
statement, omission, or concealment of a substantial fact, made with the intent to deceive
or mislead.)
15-I.B. DETECTING ERRORS AND PROGRAM ABUSE
In addition to taking steps to prevent errors and program abuse, the PHA will use a variety of
activities to detect errors and program abuse.
Quality Control and Analysis of Data
WHA Policy
WHA will employ a variety of methods to detect errors and program abuse,
including:
WHA routinely will use EIV and other non-HUD sources of up-front income
verification. This includes the Work Number and any other private or public
databases available to WHA.
At each annual reexamination, current information provided by the family
will be compared to information provided at the last annual reexamination to
identify inconsistencies and incomplete information.
WHA will compare family-reported income and expenditures to detect
possible unreported income.
Independent Audits and HUD Monitoring
Notice PIH 2015-16 requires all PHAs that expend $750,000 or more in federal awards annually
to have an independent audit (IPA). In addition, HUD conducts periodic on-site and automated
monitoring of PHA activities and notifies the PHA of errors and potential cases of program
abuse.
WHA Policy
WHA will use the results reported in any Independent Public Audit (IPA) or HUD
monitoring reports to identify potential program abuses as well as to assess the
effectiveness of WHA’s error detection and abuse prevention efforts.
Individual Reporting of Possible Errors and Program Abuse
WHA Policy
WHA will encourage staff, residents, and the public to report possible program abuse.
15-I.C. INVESTIGATING ERRORS AND PROGRAM ABUSE
When the PHA Will Investigate
WHA Policy
WHA will review all referrals, specific allegations, complaints, and tips from any source
including other agencies, companies, and individuals, to determine if they warrant
investigation. In order for WHA to investigate, the allegation must contain at least one
independently-verifiable item of information, such as the name of an employer or the name
of an unauthorized household member.
WHA will investigate when inconsistent or contradictory information is detected through
file reviews and the verification process.
Consent to Release of Information [24 CFR 960.259]
The PHA may investigate possible instances of error or abuse using all available PHA and public
records. If necessary, the PHA will require families to sign consent forms for the release of
additional information.
Analysis and Findings
WHA Policy
WHA will base its evaluation on a preponderance of the evidence collected during its
investigation.
Preponderance of the evidence is defined as evidence which is of greater weight or more
convincing than the evidence which is offered in opposition to it; that is, evidence that as a
whole shows that the fact sought to be proved is more probable than not. Preponderance of
evidence may not be determined by the number of witnesses, but by the greater weight of
all evidence.
For each investigation WHA will determine (1) whether an error or program abuse has
occurred, (2) whether any amount of money is owed WHA, and (3) what corrective
measures or penalties will be assessed.
Consideration of Remedies
All errors and instances of program abuse must be corrected prospectively. Whether the PHA
will enforce other corrective actions and penalties depends upon the nature of the error or
program abuse.
WHA Policy
In the case of family-caused errors or program abuse, WHA will take into consideration (1)
the seriousness of the offense and the extent of participation or culpability of individual
family members, (2) any special circumstances surrounding the case, (3) any mitigating
circumstances related to the disability of a family member, (4) the effects of a particular
remedy on family members who were not involved in the offense.
Notice and Appeals
WHA Policy
WHA will inform the relevant party in writing of its findings and remedies within 10
business days of the conclusion of the investigation. The notice will include (1) a description
of the error or program abuse, (2) the basis on which WHA determined the error or
program abuses, (3) the remedies to be employed, and (4) the family’s right to appeal the
results through an informal hearing or grievance hearing.
PART II: CORRECTIVE MEASURES AND PENALTIES
15-II.A. UNDER- OR OVERPAYMENT
An under- or overpayment includes an incorrect tenant rent payment by the family, or an
incorrect utility reimbursement to a family.
Corrections
Whether the incorrect rental determination is an overpayment or underpayment, the PHA must
promptly correct the tenant rent and any utility reimbursement prospectively.
WHA Policy
Increases in the tenant rent will be implemented on the first of the month following a
written 30 day notice.
Any decreases in tenant rent will become effective the first of the month following the
discovery of the error.
Reimbursement
Whether the family is required to reimburse the PHA or the PHA is required to reimburse the
family depends upon which party is responsible for the incorrect payment and whether the action
taken was an error or program abuse. Policies regarding reimbursement are discussed in the three
sections that follow.
15-II.B. FAMILY-CAUSED ERRORS AND PROGRAM ABUSE
General administrative requirements for participating in the program are discussed throughout
the ACOP. This section deals specifically with errors and program abuse by family members.
An incorrect rent determination caused by a family generally would be the result of incorrect
reporting of family composition, income, assets, or expenses, but also would include instances in
which the family knowingly allows the PHA to use incorrect information provided by a third
party.
Family Reimbursement to PHA
WHA Policy
In the case of family-caused errors or program abuse, the family will be required to repay
any amounts of rent underpaid. WHA may, but is not required to, offer the family a
repayment agreement in accordance with Chapter 16. If the family fails to repay the
amount owed, WHA will terminate the family’s lease in accordance with the policies.
PHA Reimbursement to Family
WHA Policy
WHA will not reimburse the family for any overpayment of rent when the overpayment
clearly is caused by the family. The following months rent will be adjusted to reflect
overpayment.
Prohibited Actions
An applicant or resident in the public housing program must not knowingly:
Make a false statement to the PHA [Title 18 U.S.C. Section 1001].
Provide incomplete or false information to the PHA [24 CFR 960.259(a)(4)].
Commit fraud, or make false statements in connection with an application for
assistance or with reexamination of income [24 CFR 966.4(l)(2)(iii)(C)].
WHA Policy
Any of the following will be considered evidence of family program abuse:
Offering bribes or illegal gratuities to WHA Board of Commissioners, employees,
contractors, or other WHA representatives
Offering payments or other incentives to a third party as an inducement for the
third party to make false or misleading statements to WHA on the family’s behalf
Use of a false name or the use of falsified, forged, or altered documents
Intentional misreporting of family information or circumstances (e.g., misreporting
of income or family composition)
Omitted facts that were obviously known by a family member (e.g., not
reporting employment income)
Admission of program abuse by an adult family member
WHA may determine other actions to be program abuse based upon a
preponderance of the evidence.
Penalties for Program Abuse
In the case of program abuse caused by a family the PHA may, at its discretion, impose any of
the following remedies.
The PHA may require the family to repay any amounts owed to the program (see
15-II.B., Family Reimbursement to PHA).
The PHA may require, as a condition of receiving or continuing assistance, that a
culpable family member not reside in the unit. See policies in Chapter 3 (for applicants)
and Chapter 13 (for residents).
The PHA may deny admission or terminate the family’s lease following the
policies set forth in Chapter 3 and Chapter 13 respectively.
The PHA may refer the family for state or federal criminal prosecution as
described in section 15-II.D.
15-II.C. PHA-CAUSED ERRORS OR PROGRAM ABUSE
The responsibilities and expectations of PHA staff with respect to normal program
administration are discussed throughout the ACOP. This section specifically addresses actions of
a PHA staff member that are considered errors or program abuse related to the public housing
program. Additional standards of conduct may be provided in the PHA personnel policy.
PHA-caused incorrect rental determinations include (1) failing to correctly apply public housing
rules regarding family composition, income, assets, and expenses, and (2) errors in calculation.
Repayment to the PHA
The family is not required to repay an underpayment of rent if the error or program abuse is
caused by PHA staff.
PHA Reimbursement to Family
WHA Policy
WHA will reimburse a family for any family overpayment of rent, regardless of whether
the overpayment was the result of staff-caused error or staff program abuse. The following
month(s) rent will be adjusted to reflect overpayment.
Prohibited Activities
WHA Policy
Any of the following will be considered evidence of program abuse by WHA staff:
Failing to comply with any public housing program requirements for personal gain
Failing to comply with any public housing program requirements as a result of a
conflict of interest relationship with any applicant or resident
Seeking or accepting anything of material value from applicants, residents, vendors,
contractors, or other persons who provide services or materials to WHA
Disclosing confidential or proprietary information to outside parties
Gaining profit as a result of insider knowledge of WHA activities, policies, or
practices
Misappropriating or misusing public housing funds
Destroying, concealing, removing, or inappropriately using any records related to
the public housing program
Committing any other corrupt or criminal act in connection with any federal
housing program
15-II.D. CRIMINAL PROSECUTION
WHA Policy
When WHA determines that program abuse by a family or WHA staff member has
occurred and the amount of underpaid rent meets or exceeds the threshold for
prosecution under local or state law, WHA will refer the matter to the appropriate
entity for prosecution. When the amount of underpaid rent meets or exceeds the
federal threshold, the case will also be referred to HUD Office of Inspector General
(OIG).
Other criminal violations related to the public housing program will be referred to
the appropriate local, state, or federal entity.
15-II.E. FRAUD AND PROGRAM ABUSE RECOVERIES
PHAs who enter into a repayment agreement with a family to collect rent owed, initiate litigation
against the family to recover rent owed, or begin eviction proceedings against a family may
retain 100 percent of program funds that the PHA recovers [Notice PIH 2007-27 (HA)].
If the PHA does none of the above, all amounts that constitute an underpayment of rent must be
returned to HUD.
The family must be afforded the opportunity for a hearing through the PHA’s grievance
Chapter 16
PROGRAM ADMINISTRATION
INTRODUCTION
PART I: SETTING UTILITY ALLOWANCES [24 CFR 965 Subpart E]
16-I.A. OVERVIEW
PHAs must establish allowances for PHA-furnished utilities for all check metered utilities and
for resident-purchased utilities for all utilities purchased directly by residents from a utility
supplier [24 CFR 965.502(a)].
PHAs must also establish surcharges for excess consumption of PHA-furnished utilities [24 CFR
965.506].
The PHA must maintain a record that documents the basis on which utility allowances and
scheduled surcharges are established and revised, and the record must be made available for
inspection by residents [24 CFR 965.502(b)].
16-I.B UTILITY ALLOWANCES
The PHA must establish separate allowances for each utility and for each category of dwelling
units the PHA determines to be reasonably comparable as to factors affecting utility usage [24
CFR 965.503].
The objective of a PHA in establishing utility allowances for each dwelling unit category and
unit size is to approximate a reasonable consumption of utilities by an energy-conservative
household of modest circumstances consistent with the requirements of a safe, sanitary, and
healthful living environment [24 CFR 965.505].
Utilities include gas, electricity, fuel for heating, water, sewerage, and solid waste disposal for a
dwelling unit. In addition, if the PHA does not furnish a range and refrigerator, the family must
be granted a utility allowance for the range and refrigerator they provide [24 CFR 965.505].
Costs for telephone, cable/satellite TV, and internet services are not considered utilities [PH Occ
GB, p. 138].
Utility allowance amounts will vary by the rates in effect, size and type of unit, climatic location
and sitting of the unit, type of construction, energy efficiency of the dwelling unit, and other
factors related to the physical condition of the unit. Utility allowance amounts will also vary by
residential demographic characteristics affecting home energy usage [PH Occ GB, p. 138].
Chapter 14 of the PH Occupancy Guidebook provides detailed guidance to the PHA about
establishing utility allowances.
Air-Conditioning
“If a PHA installs air conditioning, it shall provide, to the maximum extent economically
feasible, systems that give residents the option of choosing to use air conditioning in their units.
The design of systems that offer each resident the option to choose air conditioning shall include
retail meters or check meters, and residents shall pay for the energy used in its operation. For
systems that offer residents the option to choose air conditioning but cannot be check metered,
residents are to be surcharged in accordance with 965.506. If an air conditioning system does not
provide for resident option, residents are not to be charged, and these systems should be avoided
whenever possible.” [24 CFR 965.505(e)]
WHA Policy
WHA has installed air-conditioning.
Utility Allowance Revisions [24 CFR 965.507]
The PHA must review at least annually the basis on which utility allowances have been
established and must revise the allowances if necessary in order to adhere to the standards for
establishing utility allowances that are contained in 24 CFR 965.505.
The PHA may revise its allowances for resident-purchased utilities between annual reviews if
there is a rate change, and is required to do so if such change, by itself or together with prior rate
changes not adjusted for, results in a change of 10 percent or more from the rate on which the
allowance was based.
Adjustments to resident payments as a result of such changes must be retroactive to the first day
of the month following the month in which the last rate change taken into account became
effective.
WHA Policy
Between annual reviews of utility allowances, WHA will only revise its utility allowances
due to a rate change, when required to by the regulation.
16-I.C. SURCHARGES FOR PHA-FURNISHED UTILITIES [24 CFR 965.506]
For dwelling units subject to allowances for PHA-furnished utilities where check meters have
been installed, the PHA must establish surcharges for utility consumption in excess of the
allowances. Surcharges may be computed on a straight per unit of purchase basis or for stated
blocks of excess consumption, and must be based on the PHA’s average utility rate. The basis for
calculating the surcharges must be described in the PHA’s schedule of allowances. Changes in
the amount of surcharges based directly on changes in the PHA’s average utility rate are not
subject to the advance notice requirements discussed under 16-I.D.
For dwelling units served by PHA-furnished utilities where check meters have not been installed,
the PHA must establish schedules of surcharges indicating additional dollar amounts residents
will be required to pay by reason of estimated utility consumption attributable to resident-owned
major appliances or to optional functions of PHA-furnished equipment. The surcharge schedule
must state the resident-owned equipment (or functions of PHA-furnished equipment) for which
surcharges will be made and the amounts of such charges. Surcharges must be based on the cost
to the PHA of the utility consumption estimated to be attributable to reasonable usage of such
equipment.
WHA Policy
WHA does have PHA-furnished utilities. (With the exception of Woodbridge Apartments)
16-I.D. NOTICE REQUIREMENTS [965.502]
The PHA must give notice to all residents of proposed allowances and scheduled surcharges, and
revisions thereof. The notice must be given in the manner provided in the lease and must:
Be provided at least 60 days before the proposed effective date of the allowances,
scheduled surcharges, or revisions.
Describe the basis for determination of the allowances, scheduled surcharges, or
revisions, including a statement of the specific items of equipment and function whose
utility consumption requirements were included in determining the amounts of the
allowances and schedule of surcharges.
Notify residents of the place where the PHA’s documentation on which allowances and
surcharges are based is available for inspection.
Provide all residents an opportunity to submit written comments during a period expiring
not less than 30 days before the proposed effective date of the allowances, scheduled
surcharges, or revisions.
16-I.E. REASONABLE ACCOMMODATION [24 CFR 965.508]
On request from a family that includes a disabled or elderly person, the PHA must approve a
utility allowance that is higher than the applicable amount for the dwelling unit if a higher utility
allowance is needed as a reasonable accommodation to make the program accessible to and
usable by the family [PH Occ GB, p. 172].
Likewise, residents with disabilities may not be charged for the use of certain resident-supplied
appliances if there is a verified need for special equipment because of the disability [PH Occ GB,
p. 172].
See Chapter 2 for policies regarding the request and approval of reasonable accommodations.
PART II: ESTABLISHING FLAT RENTS
16-II.A. OVERVIEW
Flat rents are designed to encourage self-sufficiency and to avoid creating disincentives for
continued residency by families who are attempting to become economically self-sufficient.
Flat rents are also used to prorate assistance for a mixed family. A mixed family is one whose
members include those with citizenship or eligible immigration status, and those without
citizenship or eligible immigrations status [24 CFR 5.504].
This part discusses how the PHA establishes and updates flat rents. Policies related to the use of
flat rents, family choice of rent, flat rent hardships, and proration of rent for a mixed family are
discussed in Chapter 6.
16-II.B. FLAT RENTS [24 CFR 960.253(b) and Notice PIH 2015-13]
Establishing Flat Rents
The 2015 Appropriations Act requires that flat rents must be set at no less than 80 percent of the
applicable fair market rent (FMR). Alternatively, the PHA may set flat rents at no less than 80
percent of the applicable small area FMR(SAFMR) for metropolitan areas, or 80 percent of the
applicable unadjusted rents for nonmetropolitan areas.
For areas where HUD has not determined a SAFMR or an unadjusted rent, PHAs must set flat rents
at no less than 80 percent of the FMR or apply for an exception flat rent.
The 2015 Appropriations Act permits PHAs to request an exception flat rent that is lower than either
80 percent of the FMR or SAFMR/unadjusted rent if the PHA can demonstrate that these FMRs do
not reflect the market value of a particular property or unit.
In order to demonstrate the need for an exception flat rent, PHAs are required to submit a market
analysis methodology that demonstrates the value of the unit. The PHA must use HUD's rent
reasonableness methodology to determine flat rents. In determining flat rents, PHAs must
consider the following:
Location
Quality
Unit size
Unit type
Age of property
Amenities at the property and in immediate neighborhood
Housing services provided
Maintenance provided by the PHA
Utilities provided by the PHA
PHAs must receive written HUD approval before implementing exception flat rents. PHAs that use
exception flat rents must conduct a new market analysis, and obtain HUD approval, annu ally.
PHAs are now required to apply a utility allowance to flat rents. Flat rents set at 80 percent of the
FMR must be reduced by the amount of the unit's utility allowance, if any.
Review of Flat Rents
No later than 90 days after HUD publishes new annual FMRs/SAFMRs/unadjusted rent, PHAs
must revise flat rents as necessary based changes to the FMR/SAFMR/unadjusted rent. The PHA
must offer changes to the flat rent to all new admissions and to existing families at the next
annual rent option.
If the FMR falls from year to year, the PHA may, but is not required to, lower the flat rent to 80
percent of the current FMR/SAFMR/unadjusted rent.
WHA Policy
If the FMR/SAFMR/unadjusted rent is lower than the previous year, WHA will reduce flat
rents to 80 percent of the current FMR/SAFMR.
Posting of Flat Rents
WHA Policy
WHA will publicly post the schedule of flat rents in a conspicuous manner in the applicable
WHA office as well as all site Developments.
Documentation of Flat Rents [24 CFR 960.253(b)(5)]
The PHA must maintain records that document the method used to determine flat rents, and that
show how flat rents were determined by the PHA in accordance with this method.
PART III: FAMILY DEBTS TO THE PHA
16-III.A. OVERVIEW
This part describes the PHA’s policies for recovery of monies owed to the PHA by families.
WHA Policy
When an action or inaction of a resident family results in the underpayment of rent or
other amounts, WHA holds the family liable to return any underpayments to WHA.
WHA will enter into repayment agreements in accordance with the policies contained in
this part as a means to recover overpayments.
When a family refuses to repay monies owed to WHA, WHA will utilize other available
collection alternatives including, but not limited to, the following:
Collection agencies
Small claims court
Civil law suit
North Carolina Debt Set-Off Program
16-III.B. REPAYMENT POLICY
Family Debts to the PHA
WHA Policy
Any amount owed to WHA by a public housing family must be repaid. If the family is
unable to repay the debt within 30 days, WHA will offer to enter into a repayment
agreement in accordance with the policies below.
If the family refuses to repay the debt, does not enter into a repayment agreement, or
breaches a repayment agreement, the WHA will terminate the family’s tenancy in
accordance with the policies.
General Repayment Agreement Guidelines
Down Payment Requirement
WHA Policy
Before executing a repayment agreement with a family, WHA will generally require a
down payment of 10 percent of the total amount owed. If the family can provide evidence
satisfactory to WHA that a down payment of 10 percent would impose an undue hardship,
WHA may, in its sole discretion, require a lesser percentage or waive the requirement.
Payment Thresholds
Notice PIH 2010-19 recommends that the total amount that a family must pay each month—the
family’s monthly share of rent plus the monthly debt repayment amount—should not exceed 40
percent of the family’s monthly adjusted income, which is considered “affordable.” Moreover,
Notice PIH 2010-19 acknowledges that PHAs have the discretion to establish “thresholds and
policies” for repayment agreements with families [24 CFR 982.552(c)(1)(vii)].
WHA Policy
If a family is paying less than 40 percent of its monthly adjusted income (MAI) in rent, the
minimum monthly payment amount will be the greater of the following two amounts:
The difference between 40 percent of the family’s MAI and the Total Tenant Payment
(TTP) at the time the agreement is executed $25
If a family can provide evidence satisfactory to WHA that a monthly payment amount of
$25 would impose an undue hardship, WHA may, in its sole discretion, require a lower
monthly payment amount.
If the family’s income increases or decreases during the term of a repayment agreement,
either WHA or the family may request that the monthly payment amount be adjusted
accordingly.
Execution of the Agreement
WHA Policy
Any repayment agreement between WHA and a family must be signed and dated by WHA
and by the head of household and spouse/cohead (if applicable).
Due Dates
WHA Policy
All payments are due by the close of business on the 15th day of the month. If the
15th does not fall on a business day, the due date is the close of business on the first
business day after the 15th.
Late or Missed Payments
WHA Policy
If a payment is not received by the end of the business day on the date due, and prior
approval for the missed payment has not been given by WHA, WHA will send the family a
delinquency notice giving the family 10 business days to make the late payment. If the
payment is not received by the due date of the delinquency notice, it will be considered a
breach of the agreement and WHA will terminate tenancy.
No Offer of Repayment Agreement
WHA Policy
WHA generally will not enter into a repayment agreement with a family if there is already
a repayment agreement in place with the family, or if the amount owed by the family
exceeds the federal or state threshold for criminal prosecution.
Repayment Agreements Involving Improper Payments
Notice PIH 2010-19 requires certain provisions to be included in any repayment agreement
involving amounts owed by a family because it underreported or failed to report income:
A reference to the items in the public housing lease that state the family’s obligation to
provide true and complete information at every reexamination and the grounds on which the
PHA may terminate assistance because of a family’s action or failure to act
A statement clarifying that each month the family not only must pay to the PHA the monthly
payment amount specified in the agreement but must also pay to the PHA the monthly
tenant rent
A statement that the terms of the repayment agreement may be renegotiated if the family’s
income decreases or increases
A statement that late or missed payments constitute default of the repayment agreement and
may result in termination of tenancy
PART IV: PUBLIC HOUSING ASSESSMENT SYSTEM (PHAS)
16-IV.A. OVERVIEW
The purpose of the Public Housing Assessment System (PHAS) is to improve the delivery of
services in public housing and enhance trust in the public housing system among PHAs, public
housing residents, HUD and the general public by providing a management tool for effectively
and fairly measuring the performance of a public housing agency in essential housing operations.
16-IV.B. PHAS INDICATORS [24 CFR 902 Subparts A, B, C, D, and E]
The table below lists each of the PHAS indicators, the points possible under each indicator, and a
brief description of each indicator. A PHA’s performance is based on a combination of all four
indicators.
Indicator 1: Physical condition of the PHA’s projects
Maximum Score: 40
The objective of this indicator is to determine the level to which a PHA is maintaining
its public housing in accordance with the standard of decent, safe, sanitary, and in good
repair.
To determine the physical condition of a PHA’s projects, inspections are performed of
the following five major areas of each public housing project: site, building exterior,
building systems, dwelling units, and common areas. The inspections are performed by
an independent inspector arranged by HUD, and include a statistically valid sample of
the units in each project in the PHA’s public housing portfolio.
Indicator 2: Financial condition of the PHA’s projects
Maximum Score: 25
The objective of this indicator is to measure the financial condition of the PHA’s
public housing projects for the purpose of evaluating whether the PHA has sufficient
financial resources and is capable of managing those financial resources effectively to
support the provision of housing that is decent, safe, sanitary, and in good repair.
A PHA’s financial condition is determined by measuring each public housing project’s
performance in each of the following subindicators: quick ratio, months expendable net
assets ratio, and debt service coverage ratio.
Indicator 3: Management operations of the PHA’s projects
Maximum Score: 25
The objective of this indicator is to measure certain key management operations and
responsibilities of a PHA’s projects for the purpose of assessing the PHA’s
management operations capabilities.
Each project’s management operations are assessed based on the following sub-
indicators: occupancy, tenant accounts receivable, and accounts payable.
An on-site management review may be conducted as a diagnostic and feedback tool for
problem performance areas, and for compliance. Management reviews are not scored.
Indicator 4: Capital Fund
Maximum Score: 10
The objective of this indicator is to measure how long it takes the PHA to obligate
capital funds and to occupy units.
The PHA’s score for this indicator is measured at the PHA level and is based on the
following subindicators: timeliness of fund obligation and occupancy rate.
16-IV.C. PHAS SCORING [24 CFR 902 Subpart F]
HUD’s Real Estate Assessment Center (REAC) issues overall PHAS scores, which are based on
the scores of the four PHAS indicators, and the subindicators under each indicator. The PHA’s
indicator scores are based on a weighted average of the PHA’s public housing projects’ scores.
PHAS scores translate into a designation for each PHA as high performing, standard,
substandard, or troubled.
A high performer is a PHA that achieves an overall PHAS score of 90 or greater, and achieves a
score of at least 60 percent of the points available under the physical, financial, and management
indicators and at least 50 percent of the points available under the capital fund indicator.
A standard performer is a PHA that has an overall PHAS score between 60 and 89, and achieves
a score of at least 60 percent of the points available under the physical, financial, and
management indicators and at least 50 percent of the points available under the capital fund
indicator.
A substandard performer is a PHA that has an overall PHAS score of at least 60 percent and
achieves a score of less than 60 percent under one or more of the physical, financial, or
management indicators.
A troubled performer is a PHA that achieves an overall PHAS score of less than 60, or achieves
less than 50 percent of the total points available under the capital fund indicator.
These designations can affect a PHA in several ways:
High-performing PHAs are eligible for incentives including relief from specific HUD
requirements and bonus points in funding competitions [24 CFR 902.71].
PHAs that are standard performers may be required to submit and operate under a
corrective action plan to eliminate deficiencies in the PHA’s performance [24 CFR
902.73(a)(1)].
PHAs that are substandard performers will be required to submit and operate under a
corrective action plan to eliminate deficiencies in the PHA’s performance [24 CFR
902.73(a)(2)].
PHAs with an overall rating of “troubled” are subject to additional HUD oversight, and
are required to enter into a memorandum of agreement (MOA) with HUD to improve
PHA performance [24 CFR 902.75].
PHAs that fail to execute or meet MOA requirements may be referred to the Assistant
Secretary to determine remedial actions, including, but not limited to, remedies available
for substantial default [24 CFR 902.75(g) and 24 CFR Part 907].
PHAs must post a notice of its final PHAS score and status in appropriate conspicuous and
accessible locations in its offices within two weeks of receipt of its final score and designation
[24 CFR 902.64(b)(2)].
PART V: RECORD KEEPING
16-V.A. OVERVIEW
The PHA must maintain complete and accurate accounts and other records for the program in
accordance with HUD requirements, in a manner that permits a speedy and effective audit. All
such records must be made available to HUD or the Comptroller General of the United States
upon request.
In addition, the PHA must ensure that all applicant and participant files are maintained in a way
that protects an individual’s privacy rights, and that comply with VAWA 2013 confidentiality
requirements.
16-V.B. RECORD RETENTION
The PHA must keep the last three years of the Form HUD-50058 and supporting documentation
during the term of each assisted lease, and for a period of at least three years from the end of
participation (EOP) date [24 CFR 908.101].
Notice PIH 2014-20 requires the PHA to keep records of all complaints, investigations, notices,
and corrective actions related to violations of the Fair Housing Act or the equal access final rule.
The PHA must keep confidential records of all emergency transfer requested under the PHA’s
Emergency Transfer Plan, and the outcomes of such requests, and retain the records for a period
of three years, or for a period of time as specific in program regulations [24 CFR 5.2002(e)(12)].
WHA Policy
WHA will keep the last three years of the Form HUD-50058 and supporting
documentation, and for at least three years after end of participation all documents related
to a family’s eligibility, tenancy, and termination.
In addition, WHA will keep the following records for at least three years:
An application from each ineligible family and notice that the applicant is
not eligible
Lead-based paint records as required by 24 CFR 35, Subpart B
Documentation supporting the establishment of flat rents
Documentation supporting the establishment of utility allowances and surcharges
Documentation related to WHA
Complaints, investigations, notices, and corrective actions related to violations of the
Fair Housing Act or the equal access final rule
Confidential records of all emergency transfers related to VAWA requested under
the PHA’s Emergency Transfer Plan and the outcomes of such requests
Other records as determined by the PHA or as required by HUD.
16-V.C. RECORDS MANAGEMENT
PHAs must maintain applicant and participant files and information in accordance with the
regulatory requirements described below.
WHA Policy
All applicant and participant information will be kept in a secure location and access will
be limited to authorized WHA staff.
WHA staff will not discuss personal family information unless there is a business reason to
do so. Inappropriate discussion of family information or improper disclosure of family
information by staff will result in disciplinary action.
Privacy Act Requirements [24 CFR 5.212 and Form-9886]
The collection, maintenance, use, and dissemination of social security numbers (SSN), employer
identification numbers (EIN), any information derived from these numbers, and income
information of applicants and participants must be conducted, to the extent applicable, in
compliance with the Privacy Act of 1974, and all other provisions of Federal, State, and local
law.
Applicants and participants, including all adults in the household, are required to sign a consent
form, HUD-9886, Authorization for Release of Information. This form incorporates the Federal
Privacy Act Statement and describes how the information collected using the form may be used,
and under PHAt conditions HUD or the PHA may release the information collected.
Upfront Income Verification (UIV) Records
PHAs that access UIV data through HUD’s Enterprise Income Verification (EIV) system are
required to adopt and follow specific security procedures to ensure that all EIV data is protected
in accordance with federal laws, regardless of the media on which the data is recorded (e.g.
electronic, paper). These requirements are contained in the HUD-issued document, Enterprise
Income Verification (EIV) System, Security Procedures for Upfront Income Verification (UIV)
Data.
WHA Policy
Prior to utilizing HUD’s EIV system, WHA will adopt and implement EIV security
procedures required by HUD.
Criminal Records
The PHA may only disclose the criminal conviction records which the PHA receives from a law
enforcement agency to officers or employees of the PHA, or to authorized representatives of the
PHA who have a job-related need to have access to the information [24 CFR 5.903(e)].
The PHA must establish and implement a system of records management that ensures that any
criminal record received by the PHA from a law enforcement agency is maintained
confidentially, not misused or improperly disseminated, and destroyed, once the purpose for
which the record was requested has been accomplished, including expiration of the period for
filing a challenge to the PHA action without institution of a challenge or final disposition of any
such litigation [24 CFR 5.903(g)].
The PHA must establish and implement a system of records management that ensures that any
sex offender registration information received by the PHA from a State or local agency is
maintained confidentially, not misused or improperly disseminated, and destroyed, once the
purpose for which the record was requested has been accomplished, including expiration of the
period for filing a challenge to the PHA action without institution of a challenge or final
disposition of any such litigation. However, a record of the screening, including the type of
screening and the date performed must be retained [Notice PIH 2012-28]. This requirement does
not apply to information that is public information, or is obtained by a PHA other than under 24
CFR 5.905.
Medical/Disability Records
PHAs are not permitted to inquire about the nature or extent of a person’s disability. The PHA
may not inquire about a person’s diagnosis or details of treatment for a disability or medical
condition. If the PHA receives a verification document that provides such information, the PHA
should not place this information in the tenant file. The PHA should destroy the document.
Domestic Violence, Dating Violence, Sexual Assault, or Stalking Records
For requirements and PHA policies related to management of documentation obtained from
victims of domestic violence, dating violence, sexual assault, or stalking, see section 16-VII.E.
PART VI: REPORTING REQUIREMENTS FOR CHILDREN WITH
ENVIRONMENTAL INTERVENTION BLOOD LEAD LEVEL
16-VI.A. REPORTING REQUIREMENTS [24 CFR 35.1130(e)]
The PHA has certain responsibilities relative to children with environmental intervention blood
lead levels that are living in public housing.
The PHA must report the name and address of a child identified as having an environmental
intervention blood lead level to the public health department within 5 business days of being so
notified by any other medical health care professional. The PHA must also report each known
case of a child with an environmental intervention blood lead level to the HUD field office.
WHA Policy
WHA will provide the public health department written notice of the name and address of
any child identified as having an environmental intervention blood lead level. This
information will be provided within 5 days from WHA receiving related information from
a Health Professional.
WHA will provide written notice of each known case of a child with an environmental
intervention blood level to the HUD field office within 5 business days of receiving the
information.
PART VII: VIOLENCE AGAINST WOMEN ACT (VAWA): NOTIFICATION,
DOCUMENTATION, AND CONFIDENTIALITY
16-VII.A. OVERVIEW
The Violence against Women Reauthorization Act of 2013 (VAWA) provides special
protections for victims of domestic violence, dating violence, sexual assault, and stalking who
are applying for or receiving assistance under the public housing program. If your state or local
laws provide greater protection for such victims, those apply in conjunction with VAWA.
In addition to definitions of key terms used in VAWA, this part contains general VAWA
requirements and PHA policies in three areas: notification, documentation, and confidentiality.
Specific VAWA requirements and PHA policies are located in Chapter 3, “Eligibility” (sections
3-I.C and 3-III.F); Chapter 5, “Occupancy Standards and Unit Offers” (section 5-II.D); Chapter
8, “Leasing and Inspections” (section 8-I.B); Chapter 12, “Transfer Policy” (sections 12-III.C,
12-III.F, and 12-IV.D); and Chapter 13, “Lease Terminations” (sections 13-III.F and 13-IV.D).
16-VII.B. DEFINITIONS [24 CFR 5.2003, FR Notice 8/6/13]
As used in VAWA:
The term affiliated individual means, with respect to a person:
- A spouse, parent, brother or sister, or child of that individual, or an individual to whom
that person stands in the position or place of a parent; or
- Any individual, tenant or lawful occupant living in the household of the victim of
domestic violence, dating violence, sexual assault, or stalking.
The term bifurcate means, with respect to a public housing or Section 8 lease, to divide a
lease as a matter of law such that certain tenants can be evicted or removed while the
remaining family members’ lease and occupancy rights are allowed to remain intact.
The term dating violence means violence committed by a person who is or has been in a
social relationship of a romantic or intimate nature with the victim; and where the existence
of such a relationship shall be determined based on a consideration of the following factors:
- The length of the relationship
- The type of relationship
- The frequency of interaction between the persons involved in the relationship
The term domestic violence includes felony or misdemeanor crimes of violence committed
by a current or former spouse or intimate partner of the victim, by a person with whom the
victim shares a child in common, by a person who is cohabitating with or has cohabitated
with the victim as a spouse or intimate partner, by a person similarly situated to a spouse of
the victim under the domestic or family violence laws of the jurisdiction receiving grant
monies, or by any other person against an adult or youth victim who is protected from that
person’s acts under the domestic or family violence laws of the jurisdiction.
The term sexual assault means:
- Any nonconsensual sexual act proscribed by Federal, tribal, or State law, including when
the victim lacks the capacity to consent
The term stalking means:
- To engage in a course of conduct directed at a specific person that would cause a
reasonable person to fear for his or her safety or the safety of others, or suffer substantial
emotional distress.
-
16-VII.C. NOTIFICATION [24 CFR 5.2005(a)]
Notification to Public
The PHA adopts the following policy to help ensure that all actual and potential beneficiaries of
its public housing program are aware of their rights under VAWA.
WHA Policy
WHA will post the following information regarding VAWA in its offices and on its website.
It will also make the information readily available to anyone who requests it.
A notice of occupancy rights under VAWA to public housing program applicants
and participants who are or have been victims of domestic violence, dating violence,
sexual assault, or stalking (Form HUD-5380, see Exhibit 16-1)
A copy of form HUD-5382, Certification of Domestic Violence, Dating Violence,
Sexual Assault, or Stalking and Alternate Documentation (see Exhibit 16-2)
A copy of WHA’s emergency transfer plan (Exhibit 16-3)
A copy of HUD’s Emergency Transfer Request for Certain Victims of Domestic
Violence, Dating Violence, Sexual Assault, or Stalking, Form HUD-5383 (Exhibit 16-
4)
The National Domestic Violence Hot Line: 1-800-799-SAFE (7233) or 1-800-787-
3224 (TTY) (included in Exhibit 16-1)
Contact information for local victim advocacy groups or service providers
Notification to Applicants and Tenants [24 CFR 5.2005(a)(1)]
PHAs are required to inform public housing applicants and tenants of their rights under VAWA,
including their right to confidentiality and the limits thereof, when they are denied assistance,
when they are admitted to the program, and when they are notified of an eviction or termination
of housing benefits.
The PHA must distribute a notice of VAWA rights, along with the VAWA self-certification
form (HUD-5382) at each of these three junctures.
WHA Policy
VAWA information provided to applicants and participants will consist of the
notices in Exhibit 16-1 and 16-2.
WHA will provide all applicants with information about VAWA at the time they request an
application for housing assistance. WHA will also include such information in all notices of
denial of assistance.
WHA will provide all tenants with information about VAWA at the time of admission (see
section 8-I.B) and at annual reexamination. WHA will also include such information in all
lease termination notices.
The PHA is not limited to providing VAWA information at the times specified in the above
policy. If the PHA decides to provide VAWA information to a tenant following an incident of
domestic violence, Notice PIH 2006-42 cautions against sending the information by mail, since
the abuser may be monitoring the mail. The notice recommends that in such cases the PHA make
alternative delivery arrangements that will not put the victim at risk.
WHA Policy
When discussing VAWA with the victim, WHA will take reasonable precautions to ensure
that no one can overhear the conversation such as having conversations in a private room.
Any information provided to a victim of Domestic Violence will be hand delivered to the
individual.
The victim may, but is not required to, designate an attorney, advocate, or other secure
contact for communications regarding VAWA protections.
16-VII.D. DOCUMENTATION [24 CFR 5.2007]
A PHA presented with a claim for initial or continued assistance based on status as a victim of
domestic violence, dating violence, sexual assault, or stalking, or criminal activity related to any
of these forms of abuse may—but is not required to—request that the individual making the
claim document the abuse. Any request for documentation must be in writing, and the individual
must be allowed at least 14 business days after receipt of the request to submit the
documentation. The PHA may extend this time period at its discretion. [24 CFR 5.2007(a)]
The individual may satisfy the PHA’s request by providing any one of the following three forms
of documentation [24 CFR 5.2007(b)]:
(1) A completed and signed HUD-approved certification form (HUD-5382, Certification of
Domestic Violence, Dating Violence, Sexual Assault, or Stalking), which must include the
name of the perpetrator only if the name of the perpetrator is safe to provide and is known to
the victim. The form may be filled out and submitted on behalf of the victim.
(2) A federal, state, tribal, territorial, or local police report or court record, or an administrative
record
(3) Documentation signed by a person who has assisted the victim in addressing domestic
violence, dating violence, sexual assault, or stalking, or the effects of such abuse. This person
may be an employee, agent, or volunteer of a victim service provider; an attorney; a mental
health professional; or a medical professional. The person signing the documentation must
attest under penalty of perjury to the person’s belief that the incidents in question are bona
fide incidents of abuse. The victim must also sign the documentation.
The PHA may not require third-party documentation (forms 2 and 3) in addition to certification
(form 1), except as specified below under “Conflicting Documentation,” nor may it require
certification in addition to third-party documentation [VAWA 2005 final rule].
WHA Policy
Any request for documentation of domestic violence, dating violence, sexual assault, or
stalking will be in writing, will specify a deadline of 14 business days following receipt of
the request, will describe the three forms of acceptable documentation, will provide explicit
instructions on where and to whom the documentation must be submitted, and will state
the consequences for failure to submit the documentation or request an extension in
writing by the deadline.
WHA may, in its discretion, extend the deadline for 10 business days. In determining
whether to extend the deadline, WHA will consider factors that may contribute to the
victim’s inability to provide documentation in a timely manner, including cognitive
limitations, disabilities, limited English proficiency, absence from the unit, administrative
delays, the danger of further violence, and the victim’s need to address health or safety
issues. Any extension granted by WHA will be in writing.
Once the victim provides documentation, WHA will acknowledge receipt of the
documentation within 10 business days.
Conflicting Documentation [24 CFR 5.2007(e)]
In cases where the PHA receives conflicting certification documents from two or more members
of a household, each claiming to be a victim and naming one or more of the other petitioning
household members as the perpetrator, the PHA may determine which is the true victim by
requiring each to provide acceptable third-party documentation, as described above (forms 2 and
3). The PHA may also request third-party documentation when submitted documentation
contains information that conflicts with existing information already available to the PHA. The
PHA must honor any court orders issued to protect the victim or to address the distribution of
property. Individuals have 30 calendar days to return third-party verification to the PHA. If the
PHA does not receive third-party documentation, and the PHA will deny or terminate assistance
as a result, the PHA must hold separate hearings for the tenants [Notice PIH 2017-08].
WHA Policy
If presented with conflicting certification documents from members of the same household,
WHA will attempt to determine which is the true victim by requiring each of them to
provide third-party documentation in accordance with 24 CFR 5.2007(e) and by following
any HUD guidance on how such determinations should be made. When requesting third-
party documents, WHA will provide contact information for local domestic violence and
legal aid offices. In such cases, applicants or tenants will be given 30 calendar days from the
date of the request to provide such documentation.
If WHA does not receive third-party documentation within the required timeframe (and
any extensions) WHA will deny VAWA protections and will notify the applicant or tenant
in writing of the denial. If, as a result, the applicant or tenant is denied or terminated from
the program, WHA will hold separate hearings for the applicants or tenants.
Discretion to Require No Formal Documentation [24 CFR 5.2007(d)]
The PHA has the discretion to provide benefits to an individual based solely on the individual’s
statement or other corroborating evidence—i.e., without requiring formal documentation of
abuse in accordance with 24 CFR 5.2007(b). HUD recommends documentation in a confidential
manner when a verbal statement or other evidence is accepted.
WHA Policy
If WHA accepts an individual’s statement or other corroborating evidence (as determined
by the victim) of domestic violence, dating violence, sexual assault, or stalking, WHA will
document acceptance of the statement or evidence in the individual’s file.
Failure to Provide Documentation [24 CFR 5.2007(c)]
In order to deny relief for protection under VAWA, a PHA must provide the individual
requesting relief with a written request for documentation of abuse. If the individual fails to
provide the documentation within 14 business days from the date of receipt, or such longer time
as the PHA may allow, the PHA may deny relief for protection under VAWA.
16-VII.E. CONFIDENTIALITY [24 CFR 5.2007(b)(4)]
All information provided to the PHA regarding domestic violence, dating violence, sexual
assault, or stalking, including the fact that an individual is a victim of domestic violence, dating
violence, sexual assault, or stalking, must be retained in confidence. This means that the PHA (1)
may not enter the information into any shared database, (2) may not allow employees or others to
access the information unless they are explicitly authorized to do so and have a need to know the
information for purposes of their work, and (3) may not provide the information to any other
entity or individual, except to the extent that the disclosure is (a) requested or consented to by the
individual in writing, (b) required for use in an eviction proceeding, or (c) otherwise required by
applicable law.
WHA Policy
If disclosure is required for use in an eviction proceeding or is otherwise required by
applicable law, WHA will inform the victim before disclosure occurs so that safety risks
can be identified and addressed.
EXHIBIT 16-1: SAMPLE NOTICE OF OCCUPANCY RIGHTS UNDER THE
VIOLENCE AGAINST WOMEN ACT, FORM HUD-5380
Housing Authority of City of Wilmington
Notice of Occupancy Rights under the Violence Against Women Act2
To all Tenants and Applicants
The Violence Against Women Act (VAWA) provides protections for victims of domestic
violence, dating violence, sexual assault, or stalking. VAWA protections are not only available
to women, but are available equally to all individuals regardless of sex, gender identity, or sexual
orientation.3 The U.S. Department of Housing and Urban Development (HUD) is the Federal
agency that oversees that public housing is in compliance with VAWA. This notice explains
your rights under VAWA. A HUD-approved certification form is attached to this notice. You
can fill out this form to show that you are or have been a victim of domestic violence, dating
violence, sexual assault, or stalking, and that you wish to use your rights under VAWA.”
Protections for Applicants
If you otherwise qualify for assistance under public housing, you cannot be denied admission or
denied assistance because you are or have been a victim of domestic violence, dating violence,
sexual assault, or stalking.
Protections for Tenants
If you are receiving assistance under public housing, you may not be denied assistance,
terminated from participation, or be evicted from your rental housing because you are or have
been a victim of domestic violence, dating violence, sexual assault, or stalking.
Also, if you or an affiliated individual of yours is or has been the victim of domestic violence,
dating violence, sexual assault, or stalking by a member of your household or any guest, you
may not be denied rental assistance or occupancy rights under public housing solely on the basis
of criminal activity directly relating to that domestic violence, dating violence, sexual assault, or
stalking.
Affiliated individual means your spouse, parent, brother, sister, or child, or a person to whom
you stand in the place of a parent or guardian (for example, the affiliated individual is in your
care, custody, or control); or any individual, tenant, or lawful occupant living in your household.
2 Despite the name of this law, VAWA protection is available regardless of sex, gender identity, or sexual
orientation.
3 Housing providers cannot discriminate on the basis of any protected characteristic, including race, color, national
origin, religion, sex, familial status, disability, or age. HUD -assisted and HUD-insured housing must be made
available to all otherwise eligible individuals regardless of actual or perceived sexual orientation, gender identity, or
marital status.
Removing the Abuser or Perpetrator from the Household
The PHA may divide (bifurcate) your lease in order to evict the individual or terminate the
assistance of the individual who has engaged in criminal activity (the abuser or perpetrator)
directly relating to domestic violence, dating violence, sexual assault, or stalking.
If the PHA chooses to remove the abuser or perpetrator, the PHA may not take away the rights of
eligible tenants to the unit or otherwise punish the remaining tenants. If the evicted abuser or
perpetrator was the sole tenant to have established eligibility for assistance under the program,
the PHA must allow the tenant who is or has been a victim and other household members to
remain in the unit for 30 days, in order to establish eligibility under the program or under another
HUD housing program covered by VAWA, or, find alternative housing.
In removing the abuser or perpetrator from the household, the PHA must follow Federal, State,
and local eviction procedures. In order to divide a lease, the PHA may, but is not required to,
ask you for documentation or certification of the incidences of domestic violence, dating
violence, sexual assault, or stalking.
Moving to Another Unit
Upon your request, the PHA may permit you to move to another unit, subject to the availability
of other units, and still keep your assistance. In order to approve a request, the PHA may ask
you to provide documentation that you are requesting to move because of an incidence of
domestic violence, dating violence, sexual assault, or stalking. If the request is a request for
emergency transfer, the PHA may ask you to submit a written request or fill out a form where
you certify that you meet the criteria for an emergency transfer under VAWA. The criteria are:
1. You are a victim of domestic violence, dating violence, sexual assault, or stalking.
If your PHA does not already have documentation that you are a victim of domestic
violence, dating violence, sexual assault, or stalking, your housing provider may ask
you for such documentation, as described in the documentation section below.
2. You expressly request the emergency transfer. Your PHA may choose to require
that you submit a form, or may accept another written or oral request.
3. You reasonably believe you are threatened with imminent harm from further
violence if you remain in your current unit. This means you have a reason to fear
that if you do not receive a transfer you would suffer violence in the very near future.
OR
You are a victim of sexual assault and the assault occurred on the premises
during the 90-calendar-day period before you request a transfer. If you are a
victim of sexual assault, then in addition to qualifying for an emergency transfer
because you reasonably believe you are threatened with imminent harm from
further violence if you remain in your unit, you may qualify for an emergency
transfer if the sexual assault occurred on the premises of the property from which
you are seeking your transfer, and that assault happened within the 90-calendar-day
period before you expressly request the transfer.
The PHA will keep confidential requests for emergency transfers by victims of domestic
violence, dating violence, sexual assault, or stalking, and the location of any move by such
victims and their families.
The PHA’s emergency transfer plan provides further information on emergency transfers, and
the PHA must make a copy of its emergency transfer plan available to you if you ask to see it.
Documenting You Are or Have Been a Victim of Domestic Violence, Dating Violence,
Sexual Assault or Stalking
The PHA can, but is not required to, ask you to provide documentation to “certify” that you are
or have been a victim of domestic violence, dating violence, sexual assault, or stalking. Such
request from the PHA must be in writing, and the PHA must give you at least 14 business days
(Saturdays, Sundays, and federal holidays do not count) from the day you receive the request to
provide the documentation. The PHA may, but does not have to, extend the deadline for the
submission of documentation upon your request.
You can provide one of the following to the PHA as documentation. It is your choice which of
the following to submit if HP asks you to provide documentation that you are or have been a
victim of domestic violence, dating violence, sexual assault, or stalking.
A complete HUD-approved certification form given to you by the PHA with this notice,
that documents an incident of domestic violence, dating violence, sexual assault, or
stalking. The form will ask for your name, the date, time, and location of the incident of
domestic violence, dating violence, sexual assault, or stalking, and a description of the
incident. The certification form provides for including the name of the abuser or
perpetrator if the name of the abuser or perpetrator is known and is safe to provide.
A record of a Federal, State, tribal, territorial, or local law enforcement agency, court, or
administrative agency that documents the incident of domestic violence, dating violence,
sexual assault, or stalking. Examples of such records include police reports, protective
orders, and restraining orders, among others.
A statement, which you must sign, along with the signature of an employee, agent, or
volunteer of a victim service provider, an attorney, a medical professional or a mental
health professional (collectively, “professional”) from whom you sought assistance in
addressing domestic violence, dating violence, sexual assault, or stalking, or the effects of
abuse, and with the professional selected by you attesting under penalty of perjury that he
or she believes that the incident or incidents of domestic violence, dating violence, sexual
assault, or stalking are grounds for protection.
Any other statement or evidence that the PHA has agreed to accept.
If you fail or refuse to provide one of these documents within the 14 business days, the PHA
does not have to provide you with the protections contained in this notice.
If the PHA receives conflicting evidence that an incident of domestic violence, dating violence,
sexual assault, or stalking has been committed (such as certification forms from two or more
members of a household each claiming to be a victim and naming one or more of the other
petitioning household members as the abuser or perpetrator), the PHA has the right to request
that you provide third-party documentation within thirty 30 calendar days in order to resolve the
conflict. If you fail or refuse to provide third-party documentation where there is conflicting
evidence, the PHA does not have to provide you with the protections contained in this notice.
Confidentiality
The PHA must keep confidential any information you provide related to the exercise of your
rights under VAWA, including the fact that you are exercising your rights under VAWA.
The PHA must not allow any individual administering assistance or other services on behalf of
the PHA (for example, employees and contractors) to have access to confidential information
unless for reasons that specifically call for these individuals to have access to this information
under applicable federal, state, or local law.
The PHA must not enter your information into any shared database or disclose your information
to any other entity or individual. The PHA, however, may disclose the information provided if:
You give written permission to the PHA to release the information on a time limited
basis.
The PHA needs to use the information in an eviction or termination proceeding, such as
to evict your abuser or perpetrator or terminate your abuser or perpetrator from assistance
under this program.
A law requires the PHA to release the information.
VAWA does not limit the PHA’s duty to honor court orders about access to or control of the
property. This includes orders issued to protect a victim and orders dividing property among
household members in cases where a family breaks up.
Reasons a Tenant Eligible for Occupancy Rights under VAWA May Be Evicted or
Assistance May Be Terminated
You can be evicted and your assistance can be terminated for serious or repeated lease violations
that are not related to domestic violence, dating violence, sexual assault, or stalking committed
against you. However, the PHA cannot hold tenants who have been victims of domestic
violence, dating violence, sexual assault, or stalking to a more demanding set of rules than it
applies to tenants who have not been victims of domestic violence, dating violence, sexual
assault, or stalking.
The protections described in this notice might not apply, and you could be evicted and your
assistance terminated, if the PHA can demonstrate that not evicting you or terminating your
assistance would present a real physical danger that:
1. Would occur within an immediate time frame, and
2. Could result in death or serious bodily harm to other tenants or those who work on the
property.
If the PHA can demonstrate the above, the PHA should only terminate your assistance or evict
you if there are no other actions that could be taken to reduce or eliminate the threat.
Other Laws
VAWA does not replace any Federal, State, or local law that provides greater protection for
victims of domestic violence, dating violence, sexual assault, or stalking. You may be entitled to
additional housing protections for victims of domestic violence, dating violence, sexual assault,
or stalking under other Federal laws, as well as under State and local laws.
Non-Compliance with The Requirements of This Notice
You may report your PHA for violations of these rights and seek additional assistance, if needed,
by contacting or filing a complaint with [insert contact information for any intermediary, if
applicable] or [insert HUD field office].
For Additional Information
You may view a copy of HUD’s final VAWA rule at: https://www.gpo.gov/fdsys/pkg/FR-2016-
11-16/pdf/2016-25888.pdf.
Additionally, the PHA must make a copy of HUD’s VAWA regulations available to you if you
ask to see them.
For questions regarding VAWA, please contact [insert name of program or rental assistance
contact information able to answer questions on VAWA].
For help regarding an abusive relationship, you may call the National Domestic Violence Hotline
at 1-800-799-7233 or, for persons with hearing impairments, 1-800-787-3224 (TTY). You may
also contact [Insert contact information for relevant local organizations].
For tenants who are or have been victims of stalking seeking help may visit the National Center
for Victims of Crime’s Stalking Resource Center at https://www.victimsofcrime.org/our-
programs/stalking-resource-center.
For help regarding sexual assault, you may contact [Insert contact information for relevant
organizations]
Victims of stalking seeking help may contact [Insert contact information for relevant
organizations].
Attachment: Certification form HUD-5382 [form approved for this program to be included]
EXHIBIT 16-2: CERTIFICATION OF DOMESTIC VIOLENCE, DATING VIOLENCE,
SEXUAL ASSAULT, OR STALKING AND ALTERNATE DOCUMENTATION,
FORM HUD-5382
CERTIFICATION OF U.S. Department of Housing OMB Approval No. 2577-0286
DOMESTIC VIOLENCE, and Urban Development Exp. 06/30/2017
DATING VIOLENCE,
SEXUAL ASSAULT, OR STALKING,
AND ALTERNATE DOCUMENTATION
Purpose of Form: The Violence Against Women Act (“VAWA”) protects applicants, tenants, and
program participants in certain HUD programs from being evicted, denied housing assistance, or
terminated from housing assistance based on acts of domestic violence, dating violence, sexual assault, or
stalking against them. Despite the name of this law, VAWA protection is available to victims of domestic
violence, dating violence, sexual assault, and stalking, regardless of sex, gender identity, or sexual
orientation.
Use of This Optional Form: If you are seeking VAWA protections from your housing provider, your
housing provider may give you a written request that asks you to submit documentation about the incident
or incidents of domestic violence, dating violence, sexual assault, or stalking.
In response to this request, you or someone on your behalf may complete this optional form and submit it
to your housing provider, or you may submit one of the following types of third-party documentation:
(1) A document signed by you and an employee, agent, or volunteer of a victim service provider, an
attorney, or medical professional, or a mental health professional (collectively, “professional”) from
whom you have sought assistance relating to domestic violence, dating violence, sexual assault, or
stalking, or the effects of abuse. The document must specify, under penalty of perjury, that the
professional believes the incident or incidents of domestic violence, dating violence, sexual assault, or
stalking occurred and meet the definition of “domestic violence,” “dating violence,” “sexual assault,” or
“stalking” in HUD’s regulations at 24 CFR 5.2003.
(2) A record of a Federal, State, tribal, territorial or local law enforcement agency, court, or
administrative agency; or
(3) At the discretion of the housing provider, a statement or other evidence provided by the applicant or
tenant.
Submission of Documentation: The time period to submit documentation is 14 business days from the
date that you receive a written request from your housing provider asking that you provide documentation
of the occurrence of domestic violence, dating violence, sexual assault, or stalking. Your housing
provider may, but is not required to, extend the time period to submit the documentation, if you request an
extension of the time period. If the requested information is not received within 14 business days of when
you received the request for the documentation, or any extension of the date provided by your housing
provider, your housing provider does not need to grant you any of the VAWA protections. Distribution or
issuance of this form does not serve as a written request for certification.
Confidentiality: All information provided to your housing provider concerning the incident(s) of
domestic violence, dating violence, sexual assault, or stalking shall be kept confidential and such details
shall not be entered into any shared database. Employees of your housing provider are not to have access
to these details unless to grant or deny VAWA protections to you, and such employees may not disclose
this information to any other entity or individual, except to the extent that disclosure is: (i) consented to
by you in writing in a time-limited release; (ii) required for use in an eviction proceeding or hearing
regarding termination of assistance; or (iii) otherwise required by applicable law.
TO BE COMPLETED BY OR ON BEHALF OF THE VICTIM OF DOMESTIC VIOLENCE,
DATING VIOLENCE, SEXUAL ASSAULT, OR STALKING
1. Date the written request is received by victim: _________________________________________
2. Name of victim: ___________________________________________________________________
3. Your name (if different from victim’s):________________________________________________
4. Name(s) of other family member(s) listed on the lease:___________________________________
___________________________________________________________________________________
5. Residence of victim: ________________________________________________________________
6. Name of the accused perpetrator (if known and can be safely disclosed):____________________
__________________________________________________________________________________
7. Relationship of the accused perpetrator to the victim:___________________________________
8. Date(s) and times(s) of incident(s) (if known):___________________________________________
_________________________________________________________________
10. Location of incident(s):_____________________________________________________________
This is to certify that the information provided on this form is true and correct to the best of my knowledge
and recollection, and that the individual named above in Item 2 is or has been a victim of domestic violence,
dating violence, sexual assault, or stalking. I acknowledge that submission of false information could
jeopardize program eligibility and could be the basis for denial of admission, termination of assistance, or
eviction.
Signature __________________________________Signed on (Date) ___________________________
Public Reporting Burden: The public reporting burden for this collection of information is estimated to
average 1 hour per response. This includes the time for collecting, reviewing, and reporting the data. The
information provided is to be used by the housing provider to request certification that the applicant or
tenant is a victim of domestic violence, dating violence, sexual assault, or stalking. The information is
subject to the confidentiality requirements of VAWA. This agency may not collect this information, and
you are not required to complete this form, unless it displays a currently valid Office of Management and
Budget control number.
In your own words, briefly describe the incident(s):
______________________________________________________________________________________
______________________________________________________________________________________
______________________________________________________________________________________
______________________________________________________________________________________
______________________________________________________________________________________
______________________________________________________________________________________
______________________________________________________________________________________
______________________________________________________________________________________
______________________________________________________________________________________
______________________________________________________________________________________
_____________________________________________________________________________
EXHIBIT 16-3: EMERGENCY TRANSFER PLAN FOR VICTIMS OF DOMESTIC
VIOLENCE, DATING VIOLENCE, SEXUAL ASSAULT, OR STALKING
Attachment: Certification form HUD-5382
Housing Authority of City of Wilmington
Emergency Transfer Plan for Victims of Domestic Violence, Dating Violence, Sexual
Assault, or Stalking
Public Housing Program
Emergency Transfers
The PHA is concerned about the safety of its tenants, and such concern extends to tenants who
are victims of domestic violence, dating violence, sexual assault, or stalking. In accordance with
the Violence Against Women Act (VAWA),4 the PHA allows tenants who are victims of
domestic violence, dating violence, sexual assault, or stalking to request an emergenc y transfer
from the tenant’s current unit to another unit. The ability to request a transfer is available
regardless of sex, gender identity, or sexual orientation. 5 The ability of the PHA to honor such
request for tenants currently receiving assistance, however, ma y depend upon a preliminary
determination that the tenant is or has been a victim of domestic violence, dating violence,
sexual assault, or stalking, and on whether the PHA has another dwelling unit that is available
and is safe to offer the tenant for temporary or more permanent occupanc y.
This plan identifies tenants who are eligible for an emergenc y transfer, the documentation
needed to request an emergenc y transfer, confidentiality protections, how an emergency transfer
may occur, and guidance to tenants on safety and securit y. This plan is based on a model
emergenc y transfer plan published by the U.S. Department of Housing and Urban Development
(HUD), the federal agency that oversees that the public housing and housing choice voucher
(HCV) programs are in compliance with VAWA.
Eligibility for Emergency Transfers
A tenant who is a victim of domestic violence, dating violence, sexual assault, or stalking, as
provided in HUD’s regulations at 24 CFR part 5, subpart L, is eligible for an emergency
transfer, if the tenant reasonably believes that there is a threat of imminent harm from further
violence if the tenant remains within the same unit. If the tenant is a victim of sexual assault, the
tenant ma y also be eligible to transfer if the sexual assault occurred on the premises within the
90-calendar- day period preceding a request for an emergenc y transfer.
4Despite the name of this law, VAWA protection is available to all victims of domestic violence, dating violence,
sexual assault, and stalking, regardless of sex, gender identity, or sexual orientation.
5Housing providers cannot discriminate on the basis of any protected characteristic, including race, color, national
origin, religion, sex, familial status, disability, or age. HUD -assisted and HUD-insured housing must be made
available to all other wise eligible individuals regardless of actual or perceived sexual orientation, gender identity, or
marital status.
A tenant requesting an emergenc y transfer must expressly request the transfer in accordance
with the procedures described in this plan.
Tenants who are not in good standing ma y still request an emergenc y transfer if the y meet the
eligibilit y requirements in this section.
Emergency Transfer Request Documentation
To request an emergenc y transfer, the tenant shall notify the PHA’s management office and
submit a written request for a transfer to any PHA office. The PHA will provide reasonable
accommodations to this policy for individuals with disabilities. The tenant’s written request for
an emergenc y transfer should include either:
1. A statement expressing that the tenant reasonably believes that there is a threat of
imminent harm from further violence if the tenant were to remain in the same
dwelling unit assisted under the PHA’s program; OR
2. A statement that the tenant was a sexual assault victim and that the sexual assault
occurred on the premises during the 90-calendar-day period preceding the tenant’s
request for an emergenc y transfer.
Confidentiality
The PHA will keep confidential any information that the tenant submits in requesting an
emergenc y transfer, and information about the emergenc y transfer, unless the tenant gives the
PHA written permission to release the information on a time-limited basis, or disclosure of the
information is required b y law or required for use in an eviction proceeding or hearing regarding
termination of assistance from the covered program. This includes keeping confidential the new
location of the dwelling unit of the tenant, if one is provided, from the person or persons that
committed an act of domestic violence, dating violence, sexual assault, or stalking against the
tenant. See the Notice of Occupanc y Rights under the Violence against Women Act for All
Tenants for more information about the PHA’s responsibility to maintain the confidentiality of
information related to incidents of domestic violence, dating violence, sexual assault, or stalking.
Emergency Transfer Timing and Availability
The PHA cannot guarantee that a transfer request will be approved or how long it will take to
process a transfer request. The PHA will, however, act as quickly as possible to move a tenant
who is a victim of domestic violence, dating violence, sexual assault, or stalking to another unit,
subject to availability and safet y of a unit. If a tenant reasonably believes a proposed transfer
would not be safe, the tenant may request a transfer to a different unit. If a unit is available, the
transferred tenant must agree to abide by the terms and conditions that govern occupancy in the
unit to which the tenant has been transferred. The PHA may be unable to transfer a tenant to a
particular unit if the tenant has not or cannot establish eligibility for that unit.
If the PHA has no safe and available units for which a tenant who needs an emergency transfer is
eligible, the PHA will assist the tenant in identifying other housing providers who may have safe
and available units to which the tenant could move. At the tenant’s request, the PHA will also
assist tenants in contacting the local organizations offering assistance to victims of domestic
violence, dating violence, sexual assault, or stalking that are attached to this plan.
Emergency Transfers: Public Housing (PH) Program
If you are a public housing resident and request an emergency transfer as described in this plan,
the PHA will attempt to assist you in moving to a safe unit quickly. The PHA will make
exceptions as required to policies restricting moves.
Emergency transfers for which you are not required to apply for assistance include the following:
Public housing unit in a different development
Public housing unit in the same development, if you determine that the unit is safe
At your request, the PHA will refer you to organizations that may be able to further assist you.
You may also request an emergency transfer to the following programs for which you are
required to apply for assistance:
HCV tenant-based program
HCV project-based assistance
Other programs administered by the PHA (such as state housing programs)
Emergency transfers will not take priority over waiting list admissions for these types of
assistance. At your request, the PHA will refer you to organizations that may be able to further
assist you.
Safety and Security of Tenants
Pending processing of the transfer and the actual transfer, if it is approved and occurs, the tenant
is urged to take all reasonable precautions to be safe.
Tenants who are or have been victims of domestic violence are encouraged to contact the
National Domestic Violence Hotline at 1-800-799-7233, or a local domestic violence shelter, for
assistance in creating a safet y plan. For persons with hearing impairments, that hotline can be
accessed b y calling 1-800-787-3224 (TTY).
Tenants who have been victims of sexual assault may call the Rape, Abuse, and Incest National
Network’s National Sexual Assault Hotline at 1-800-656-HOPE, or visit the online hotline at
https://ohl.rainn.org/online/.
Tenants who are or have been victims of stalking seeking help ma y visit the National Center for
Victims of Crime’s Stalking Resource Center at https://www.victimsofcrime.org/our-
programs/stalking-resource-center.
Attachment: Local organizations offering assistance to victims of domestic violence, dating
violence, sexual assault, or stalking.
EXHIBIT 16-4: EMERGENCY TRANSFER REQUEST FOR CERTAIN VICTIMS OF
DOMESTIC VIOLENCE, DATING VIOLENCE, SEXUAL ASSAULT, OR STALKING,
FORM HUD-5383
EMERGENCY TRANSFER U.S. Department of Housing OMB Approval No. 2577-0286
REQUEST FOR CERTAIN and Urban Development Exp. 06/30/2017
VICTIMS OF DOMESTIC
VIOLENCE, DATING VIOLENCE,
SEXUAL ASSAULT, OR STALKING
Purpose of Form: If you are a victim of domestic violence, dating violence, sexual assault, or stalking,
and you are seeking an emergency transfer, you may use this form to request an emergency transfer and
certify that you meet the requirements of eligibility for an emergency transfer under the Violence Against
Women Act (VAWA). Although the statutory name references women, VAWA rights and protections
apply to all victims of domestic violence, dating violence, sexual assault or stalking. Using this form does
not necessarily mean that you will receive an emergency transfer. See your housing provider’s
emergency transfer plan for more information about the availability of emergency transfers.
The requirements you must meet are:
(1) You are a victim of domestic violence, dating violence, sexual assault, or stalking.
If your housing provider does not already have documentation that you are a victim of
domestic violence, dating violence, sexual assault, or stalking, your housing provider may
ask you for such documentation. In response, you may submit Form HUD-5382, or any
one of the other types of documentation listed on that Form.
(2) You expressly request the emergency transfer. Submission of this form confirms
that you have expressly requested a transfer. Your housing provider may choose to require
that you submit this form, or may accept another written or oral request. Please see your
housing provider’s emergency transfer plan for more details.
(3) You reasonably believe you are threatened with imminent harm from further
violence if you remain in your current unit. This means you have a reason to fear that
if you do not receive a transfer you would suffer violence in the very near future.
OR
You are a victim of sexual assault and the assault occurred on the premis es during
the 90-calendar-day period before you request a transfer. If you are a victim of sexual
assault, then in addition to qualifying for an emergency transfer because you reasonably
believe you are threatened with imminent harm from further violence if you remain in your
unit, you may qualify for an emergency transfer if the sexual assault occurred on the
premises of the property from which you are seeking your transfer, and that assault
happened within the 90-calendar-day period before you submit this form or otherwise
expressly request the transfer.
Submission of Documentation: If you have third-party documentation that demonstrates why you are
eligible for an emergency transfer, you should submit that documentation to your housing provider if it is
safe for you to do so. Examples of third party documentation include, but are not limited to: a letter or
other documentation from a victim service provider, social worker, legal assistance provider, pastoral
counselor, mental health provider, or other professional from whom you have sought assistance; a current
restraining order; a recent court order or other court records; a law enforcement report or records;
communication records from the perpetrator of the violence or family members or friends of the
perpetrator of the violence, including emails, voicemails, text messages, and social media posts.
Confidentiality: All information provided to your housing provider concerning the incident(s) of
domestic violence, dating violence, sexual assault, or stalking, and concerning your request for an
emergency transfer shall be kept confidential. Such details shall not be entered into any shared database.
Employees of your housing provider are not to have access to these details unless to grant or deny VAWA
protections or an emergency transfer to you. Such employees may not disclose this information to any
other entity or individual, except to the extent that disclosure is: (i) consented to by you in writing in a
time-limited release; (ii) required for use in an eviction proceeding or hearing regarding termination of
assistance; or (iii) otherwise required by applicable law.
TO BE COMPLETED BY OR ON BEHALF OF THE PERSON REQUESTING A TRANSFER
1. Name of victim requesting an emergency transfer: ______________________________________
2. Your name (if different from victim’s)_________________________________________________
3. Name(s) of other family member(s) listed on the lease:____________________________________
___________________________________________________________________________________
4. Name(s) of other family member(s) who would transfer with the victim:____________________
____________________________________________________________________________________
5. Address of location from which the victim seeks to transfer: _______________________________________
6. Address or phone number for contacting the victim:____________________________________
7. Name of the accused perpetrator (if known and can be safely disclosed):___________________
8. Relationship of the accused perpetrator to the victim:___________________________________
9. Date(s), Time(s) and location(s) of incident(s):___________________________________________
_____________________________________________________________________________________
10. Is the person requesting the transfer a victim of a sexual assault that occurred in the past 90
days on the premises of the property from which the victim is seeking a transfer? If yes, skip
question 11. If no, fill out question 11. ______________
11. Describe why the victim believes they are threatened with imminent harm from further
violence if they remain in their current unit.
___________________________________________________________________________________
_____________________________________________________________________________________
12. If voluntarily provided, list any third-party documentation you are providing along with this
notice: ___________________________________________________________________
This is to certify that the information provided on this form is true and correct to the best of my knowledge,
and that the individual named above in Item 1 meets the requirement laid out on this form for an emergency
transfer. I acknowledge that submission of false information could jeopardize program eligibility and could
be the basis for denial of admission, termination of assistance, or eviction.
Signature __________________________________Signed on (Date) ___________________________
EXHIBIT 16-4: EMERGENCY TRANSFER REQUEST FOR CERTAIN VICTIMS OF
DOMESTIC VIOLENCE, DATING VIOLENCE, SEXUAL ASSAULT, OR STALKING,
FORM HUD-5383
EMERGENCY TRANSFER U.S. Department of Housing OMB Approval No. 2577-0286
REQUEST FOR CERTAIN and Urban Development Exp. 06/30/2017
VICTIMS OF DOMESTIC
VIOLENCE, DATING VIOLENCE,
SEXUAL ASSAULT, OR STALKING
Purpose of Form: If you are a victim of domestic violence, dating violence, sexual assault, or stalking,
and you are seeking an emergency transfer, you may use this form to request an emergency transfer and
certify that you meet the requirements of eligibility for an emergency transfer under the Violence Against
Women Act (VAWA). Although the statutory name references women, VAWA rights and protections
apply to all victims of domestic violence, dating violence, sexual assault or stalking. Using this form does
not necessarily mean that you will receive an emergency transfer. See your housing provider’s
emergency transfer plan for more information about the availability of emergency transfers.
The requirements you must meet are:
(1) You are a victim of domestic violence, dating violence, sexual assault, or stalking.
If your housing provider does not already have documentation that you are a victim of
domestic violence, dating violence, sexual assault, or stalking, your housing provider may
ask you for such documentation. In response, you may submit Form HUD-5382, or any
one of the other types of documentation listed on that Form.
(2) You expressly request the emergency transfer. Submission of this form confirms
that you have expressly requested a transfer. Your housing provider may choose to require
that you submit this form, or may accept another written or oral request. Please see your
housing provider’s emergency transfer plan for more details.
(3) You reasonably believe you are threatened with imminent harm from further
violence if you remain in your current unit. This means you have a reason to fear that
if you do not receive a transfer you would suffer violence in the very near future.
OR
You are a victim of sexual assault and the assault occurred on the premises during
the 90-calendar-day period before you request a transfer. If you are a victim of sexual
assault, then in addition to qualifying for an emergency transfer because you reasonably
believe you are threatened with imminent harm from further violence if you remain in your
unit, you may qualify for an emergency transfer if the sexual assault occurred on the
premises of the property from which you are seeking your transfer, and that assault
happened within the 90-calendar-day period before you submit this form or otherwise
expressly request the transfer.
Submission of Documentation: If you have third-party documentation that demonstrates why you are
eligible for an emergency transfer, you should submit that documentation to your housing provider if it is
safe for you to do so. Examples of third party documentation include, but are not limited to: a letter or
other documentation from a victim service provider, social worker, legal assistance provider, pastoral
counselor, mental health provider, or other professional from whom you have sought assistance; a current
restraining order; a recent court order or other court records; a law enforcement report or records;
communication records from the perpetrator of the violence or family members or friends of the
perpetrator of the violence, including emails, voicemails, text messages, and social media posts.
Confidentiality: All information provided to your housing provider concerning the incident(s) of
domestic violence, dating violence, sexual assault, or stalking, and concerning your request for an
emergency transfer shall be kept confidential. Such details shall not be entered into any shared database.
Employees of your housing provider are not to have access to these details unless to grant or deny VAWA
protections or an emergency transfer to you. Such employees may not disclose this information to any
other entity or individual, except to the extent that disclosure is: (i) consented to by you in writing in a
time-limited release; (ii) required for use in an eviction proceeding or hearing regarding termination of
assistance; or (iii) otherwise required by applicable law.
TO BE COMPLETED BY OR ON BEHALF OF THE PERSON REQUESTING A TRANSFER
1. Name of victim requesting an emergency transfer: ______________________________________
2. Your name (if different from victim’s)_________________________________________________
3. Name(s) of other family member(s) listed on the lease:____________________________________
___________________________________________________________________________________
4. Name(s) of other family member(s) who would transfer with the victim:____________________
____________________________________________________________________________________
5. Address of location from which the victim seeks to transfer: _______________________________________
6. Address or phone number for contacting the victim:____________________________________
7. Name of the accused perpetrator (if known and can be safely disclosed):___________________
8. Relationship of the accused perpetrator to the victim:___________________________________
9. Date(s), Time(s) and location(s) of incident(s):___________________________________________
_____________________________________________________________________________________
10. Is the person requesting the transfer a victim of a sexual assault that occurred in the past 90
days on the premises of the property from which the victim is seeking a transfer? If yes, skip
question 11. If no, fill out question 11. ______________
11. Describe why the victim believes they are threatened with imminent harm from further
violence if they remain in their current unit.
___________________________________________________________________________________
_____________________________________________________________________________________
12. If voluntarily provided, list any third-party documentation you are providing along with this
notice: ___________________________________________________________________
This is to certify that the information provided on this form is true and correct to the best of my knowledge,
and that the individual named above in Item 1 meets the requirement laid out on this form for an emergency
transfer. I acknowledge that submission of false information could jeopardize program eligibility and could
be the basis for denial of admission, termination of assistance, or eviction.
Signature __________________________________Signed on (Date) ___________________________
GLOSSARY
A. ACRONYMS USED IN PUBLIC HOUSING
ACC Annual contributions contract
ACOP Admissions and continued occupancy policy
ADA Americans with Disabilities Act of 1990
AIDS Acquired immune deficiency syndrome
AMI Area median income
AMP Asset management project
BR Bedroom
CDBG Community Development Block Grant (Program)
CFP Capital fund program
CFR Code of Federal Regulations (published federal rules that define and implement
laws; commonly referred to as “the regulations”)
COCC Central office cost center
CPI Consumer price index (published monthly by the Department of Labor as an
inflation indicator)
EID Earned income disallowance
EIV Enterprise Income Verification
FDIC Federal Deposit Insurance Corporation
FHA Federal Housing Administration (HUD Office of Housing)
FHEO Fair Housing and Equal Opportunity (HUD Office of)
FICA Federal Insurance Contributions Act (established Social Security taxes)
FMR Fair market rent
FR Federal Register
FSS Family Self-Sufficiency (Program)
FY Fiscal year
FYE Fiscal year end
GAO Government Accountability Office
HA Housing authority or housing agency
HCV Housing choice voucher
HERA Housing and Economic Recovery Act of 2008
HOPE VI Revitalization of Severely Distressed Public Housing Program
HUD Department of Housing and Urban Development
HUDCLIPS HUD Client Information and Policy System
IMS Inventory Management System
IPA Independent public accountant
IRA Individual retirement account
IRS Internal Revenue Service
JTPA Job Training Partnership Act
LBP Lead-based paint
LEP Limited English proficiency
LIHTC Low-income housing tax credit
MTW Moving to Work
NOFA Notice of funding availability
OGC HUD's Office of General Counsel
OIG HUD’s Office of Inspector General
OMB Office of Management and Budget
PASS Plan to Achieve Self-Support
PHA Public housing agency
PHAS Public Housing Assessment System
PIC PIH Information Center
PIH (HUD Office of) Public and Indian Housing
QC Quality control
QHWRA Quality Housing and Work Responsibility Act of 1998 (also known as the Public
Housing Reform Act)
RAD Rental Assistance Demonstration Program
REAC (HUD) Real Estate Assessment Center
RFP Request for proposals
RIGI Regional inspector general for investigation (handles fraud and program abuse
matters for HUD at the regional office level)
ROSS Resident Opportunity and Supportive Services
SSA Social Security Administration
SSI Supplemental security income
SWICA State wage information collection agency
TANF Temporary assistance for needy families
TR Tenant rent
TTP Total tenant payment
UA Utility allowance
UFAS Uniform Federal Accessibility Standards
UIV Upfront income verification
UPCS Uniform Physical Condition Standards
URP Utility reimbursement payment
VAWA Violence Against Women Reauthorization Act of 2013
VCA Voluntary Compliance Agreement
WHA Housing Authority of the City of Wilmington NC
B. GLOSSARY OF PUBLIC HOUSING TERMS
Accessible. The facility or portion of the facility can be approached, entered, and used by persons
with disabilities.
Adjusted income. Annual income, less allowable HUD deductions and allowances.
Affiliated individual. With respect to an individual, a spouse, parent, brother, sister, or child of
that individual, or a person to whom that individual stands in loco parentis (in the position or
place of a parent), or any individual, tenant, or lawful occupant living in the household of the
victim of domestic violence, dating violence, sexual assault, or stalking.
Annual contributions contract (ACC). The written contract between HUD and a PHA under
which HUD agrees to provide funding for a program under the 1937 Act, and the PHA
agrees to comply with HUD requirements for the program.
Annual income. The anticipated total income of an eligible family from all sources for the
12-month period following the date of determination of income, computed in accordance
with the regulations.
Applicant (applicant family). A family that has applied for admission to a program but is not yet
a participant in the program.
As-paid states. States where the welfare agency adjusts the shelter and utility component of the
welfare grant in accordance with actual housing costs.
Assets. (See net family assets.)
Auxiliary aids. Services or devices that enable persons with impaired sensory, manual, or
speaking skills to have an equal opportunity to participate in, and enjoy the benefits of,
programs or activities receiving federal financial assistance.
Bifurcate. With respect to a public housing or Section 8 lease, to divide a lease as a matter of
law such that certain tenants can be evicted or removed while the remaining family members’
lease and occupancy rights are allowed to remain intact.
Ceiling rent. The highest rent amount the PHA will require a family to pay, for a particular unit
size, when the family is paying an income-based rent.
Child. A member of the family other than the family head or spouse who is under 18 years
of age.
Child care expenses. Amounts anticipated to be paid by the family for the care of children under
13 years of age during the period for which annual income is computed, but only where such
care is necessary to enable a family member to actively seek employment, be gainfully
employed, or to further his or her education and only to the extent such amounts are not
reimbursed. The amount deducted shall reflect reasonable charges for child care. In the case
of child care necessary to permit employment, the amount deducted shall not exceed the
amount of employment income that is included in annual income.
Citizen. A citizen or national of the United States.
Cohead. An individual in the household who is equally responsible for the lease with the head of
household. A family may have a cohead or spouse but not both. A cohead never qualifies as a
dependent. The cohead must have legal capacity to enter into a lease.
Confirmatory review. An on-site review performed by HUD to verify the management
performance of a PHA.
Consent form. Any consent form approved by HUD to be signed by assistance applicants and
participants to obtain income information from employers and SWICAs; return information
from the Social Security Administration (including wages, net earnings from self-
employment, and retirement income); and return information for unearned income from the
IRS. Consent forms expire after a certain time and may authorize the collection of other
information to determine eligibility or level of benefits.
Covered families. Statutory term for families who are required to participate in a welfare agency
economic self-sufficiency program and who may be subject to a welfare benefit sanction for
noncompliance with this obligation. Includes families who receive welfare assistance or other
public assistance under a program for which federal, state, or local law requires that a
member of the family must participate in an economic self-sufficiency program as a
condition for the assistance.
Dating violence. Violence committed by a person who is or has been in a social relationship of a
romantic or intimate nature with the victim; and where the existence of such a relationship
shall be determined based on a consideration of the following factors:
- The length of the relationship
- The type of relationship
- The frequency of interaction between the persons involved in the relationship
Dependent. A member of the family (except foster children and foster adults) other than the
family head or spouse, who is under 18 years of age, or is a person with a disability, or is a
full-time student.
Dependent child. In the context of the student eligibility restrictions, a dependent child of a
student enrolled in an institution of higher education. The dependent child must also meet the
definition of dependent as specified above.
Disability assistance expenses. Reasonable expenses that are anticipated, during the period for
which annual income is computed, for attendant care and auxiliary apparatus for a disabled
family member, and that are necessary to enable a family member (including the disabled
member) to be employed, provided that the expenses are neither paid to a member of the
family nor reimbursed by an outside source.
Disabled family. A family whose head, cohead, spouse, or sole member is a person with
disabilities; two or more persons with disabilities living together; or one or more persons
with disabilities living with one or more live-in aides.
Disabled person. See person with disabilities.
Disallowance. Exclusion from annual income.
Displaced family. 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 declared or otherwise formally recognized pursuant to
federal disaster relief laws.
Domestic violence. Felony or misdemeanor crimes of violence committed by a current or former
spouse of the victim, by a person with whom the victim shares a child in common, by a
person who is cohabitating with or has cohabitated with the victim as a spouse, by a person
similarly situated to a spouse of the victim under the domestic or family violence laws of the
jurisdiction receiving grant monies, or by any other person against an adult or youth victim
who is protected from that person’s acts under the domestic or family violence laws of
the jurisdiction.
Domicile. The legal residence of the household head or spouse as determined in accordance with
state and local law.
Drug-related criminal activity. The illegal manufacture, sale, distribution, or use of a drug, or
the possession of a drug with intent to manufacture, sell, distribute, or use the drug.
Economic self-sufficiency program. Any program designed to encourage, assist, train, or
facilitate the economic independence of assisted families, or to provide work for such
families. Can include job training, employment counseling, work placement, basic skills
training, education, English proficiency, Workfare, financial or household management,
apprenticeship, or any other program necessary to ready a participant to work (such as
treatment for drug abuse or mental health treatment). Includes any work activities as defined
in the Social Security Act (42 U.S.C. 607(d)). Also see 24 CFR 5.603(c).
Effective date. The “effective date” of an examination or reexamination refers to: (i) in the case
of an examination for admission, the date of initial occupancy and (ii) in the case of
reexamination of an existing tenant, the date the redetermined rent becomes effective.
Elderly family. A family whose head, cohead, spouse, or sole member is a person who is at least
62 years of age; two or more persons who are at least 62 years of age living together; or one
or more persons who are at least 62 years of age living with one or more live-in aides.
Elderly person. An individual who is at least 62 years of age.
Eligible family (Family). A family that is income eligible and meets the other requirements of
the 1937 Act and Part 5 of 24 CFR.
Employer identification number (EIN). The nine-digit taxpayer identifying number that is
assigned to an individual, trust, estate, partnership, association, company, or corporation.
Evidence of citizenship or eligible status. The documents which must be submitted as evidence
of citizenship or eligible immigration status. (See 24 CFR 5.508(b).)
Extremely low-income family. A family whose annual income does not exceed the federal
poverty level or 30 percent of the median income for the area as determined by HUD,
whichever number is higher, with adjustments for smaller and larger families. HUD may
establish income ceilings higher or lower than 30 percent of median income if HUD finds
such variations are necessary due to unusually high or low family incomes. (See
24 CFR 5.603.)
Facility. All or any portion of buildings, structures, equipment, roads, walks, parking lots, rolling
stock, or other real or personal property or interest in the property.
Fair Housing Act. Title VIII of the Civil Rights Act of 1968, as amended by the Fair Housing
Amendments Act of 1988.
Fair market rent (FMR). The rent, including the cost of utilities (except telephone), as
established by HUD for units of varying sizes (by number of bedrooms), that must be paid in
the housing market area to rent privately owned, existing, decent, safe, and sanitary rental
housing of modest (non-luxury) nature with suitable amenities. See periodic publications in
the Federal Register in accordance with 24 CFR Part 888.
Family. Includes but is not limited to the following, regardless of actual or perceived sexual
orientation, gender identity, or marital status, and can be further defined in PHA Policy.
- A family with or without children (the temporary absence of a child from the home due to
placement in foster care is not considered in determining family composition and
family size)
- An elderly family or a near-elderly family
- A displaced family
- The remaining member of a tenant family
- A single person who is not an elderly or displaced person, or a person with disabilities, or
the remaining member of a tenant family.
Family self-sufficiency program (FSS program). The program established by a PHA in
accordance with 24 CFR part 984 to promote self-sufficiency of assisted families, including
the coordination of supportive services (42 U.S.C. 1437u).
Federal agency. A department of the executive branch of the federal government.
Flat rent. Established by the PHA for each public housing unit; a rent based on the market rent
charged for comparable units in the unassisted rental market, set at no less than 80 percent of
the applicable Fair Market Rent (FMR), and adjusted by the amount of the utility allowance,
if any
Foster child care payment. A payment to eligible households by state, local, or private agencies
appointed by the state to administer payments for the care of foster children.
Full-time student. A person who is attending school or vocational training on a full-time basis
(carrying a subject load that is considered full-time for day students under the standards and
practices of the educational institution attended). (See 24 CFR 5.603)
Gender identity. Actual or perceived gender-related characteristics.
Handicap. Any condition or characteristic that renders a person an individual with handicaps.
(See person with disabilities.)
Head of household. The adult member of the family who is the head of the household for
purposes of determining income eligibility and rent.
Household. A household includes additional people other than the family who, with the PHA’s
permission, live in an assisted unit, such as live-in aides, foster children, and foster adults.
Housing agency (HA). See public housing agency.
HUD. The U.S. Department of Housing and Urban Development.
Imputed asset. An asset disposed of for less than fair market value during the two years
preceding examination or reexamination.
Imputed asset income. The PHA-established passbook rate multiplied by the total cash value of
assets. The calculation is used when net family assets exceed $5,000.
Imputed welfare income. An amount of annual income that is not actually received by a family
as a result of a specified welfare benefit reduction, but is included in the family’s annual
income and therefore reflected in the family’s rental contribution.
Income. Income from all sources of each member of the household, as determined in accordance
with criteria established by HUD.
Income-based rent. A tenant rent that is based on the family’s income and the PHA’s rent
policies for determination of such rents.
Income information means information relating to an individual’s income, including:
- All employment income information known to current or previous employers or other
income sources
- All information about wages, as defined in the state's unemployment compensation law,
including any social security number; name of the employee; quarterly wages of the
employee; and the name, full address, telephone number, and, when known, employer
identification number of an employer reporting wages under a state unemployment
compensation law
- Whether an individual is receiving, has received, or has applied for unemployment
compensation, and the amount and the period received
- Unearned IRS income and self-employment wages and retirement income
- Wage, social security, and supplemental security income data obtained from the Social
Security Administration.
Individual with handicaps. See person with disabilities.
Jurisdiction. The area in which the PHA has authority under state and local law to administer the
program.
Lease. A written agreement between the PHA and a tenant family for the leasing a public
housing unit. The lease establishes the legal relationship between the PHA and the
tenant family.
Live-in aide. A person who resides with one or more elderly persons, or near-elderly persons, or
persons with disabilities, and who:
- Is determined to be essential to the care and well-being of the persons;
- Is not obligated for the support of the persons; and
- Would not be living in the unit except to provide the necessary supportive services.
Local preference. A preference used by the PHA to select among applicant families.
Low-income family. A family whose income does not exceed 80 percent of the median income
for the area as determined by HUD with adjustments for smaller or larger families, except
that HUD may establish income limits higher or lower than 80 percent for areas with
unusually high or low incomes.
Medical expenses. Medical expenses, including medical insurance premiums, that are
anticipated during the period for which annual income is computed, and that are not covered
by insurance (a deduction for elderly or disabled families only). These allowances are given
when calculating adjusted income for medical expenses in excess of 3 percent of
annual income.
Minimum rent. An amount established by the PHA of zero to $50.
Minor. A member of the family household other than the family head or spouse, who is under 18
years of age.
Mixed family. A family whose members include those with citizenship or eligible immigration
status, and those without citizenship or eligible immigration status.
Monthly adjusted income. One twelfth of adjusted income.
Monthly income. One twelfth of annual income.
National. A person who owes permanent allegiance to the United States, for example, as a result
of birth in a United States territory or possession.
Near-elderly family. A family whose head, spouse, or sole member is a person who is at least 50
years of age but below the age of 62; or two or more persons, who are at least 50 years of age
but below the age of 62, living together; or one or more persons who are at least 50 years of
age but below the age of 62 living with one or more live-in aides.
Net family assets. (1) Net cash value after deducting reasonable costs that would be incurred in
disposing of real property, savings, stocks, bonds, and other forms of capital investment,
excluding interests in Indian trust land and excluding equity accounts in HUD
homeownership programs. The value of necessary items of personal property such as
furniture and automobiles shall be excluded.
- In cases where a trust fund has been established and the trust is not revocable by, or under
the control of, any member of the family or household, the value of the trust fund will not
be considered an asset so long as the fund continues to be held in trust. Any income
distributed from the trust fund shall be counted when determining annual income
under §5.609.
- In determining net family assets, PHAs or owners, as applicable, shall include the value of
any business or family assets disposed of by an applicant or tenant for less than fair market
value (including a disposition in trust, but not in a foreclosure or bankruptcy sale) during
the two years preceding the date of application for the program or reexamination, as
applicable, in excess of the consideration received therefore. In the case of a disposition as
part of a separation or divorce settlement, the disposition will not be considered to be for
less than fair market value if the applicant or tenant receives important consideration not
measurable in dollar terms.
Noncitizen. A person who is neither a citizen nor national of the United States.
PHA Plan. The annual plan and the 5-year plan as adopted by the PHA and approved by HUD.
Participant (participant family). A family that has been admitted to the PHA program and is
currently assisted in the program.
Person with disabilities. For the purposes of program eligibility. A person who has a disability
as defined under the Social Security Act or Developmental Disabilities Care Act, or a person
who has a physical or mental impairment expected to be of long and indefinite duration and
whose ability to live independently is substantially impeded by that impairment but could be
improved by more suitable housing conditions. This includes persons with AIDS or
conditions arising from AIDS but excludes persons whose disability is based solely on drug
or alcohol dependence. For the purposes of reasonable accommodation. A person with a
physical or mental impairment that substantially limits one or more major life activities, a
person regarded as having such an impairment, or a person with a record of such
an impairment.
Premises. The building or complex in which the dwelling unit is located, including common
areas and grounds.
Previously unemployed. With regard to the earned income disallowance, a person who has
earned, in the 12 months previous to employment, no more than would be received for 10
hours of work per week for 50 weeks at the established minimum wage.
Public assistance. Welfare or other payments to families or individuals, based on need, which
are made under programs funded, separately or jointly, by federal, state, or local
governments.
Public housing agency (PHA). Any state, county, municipality, or other governmental entity or
public body, or agency or instrumentality of these entities, that is authorized to engage or
assist in the development or operation of low-income housing under the 1937 Act.
Qualified family. A family residing in public housing:
- Whose annual income increases as a result of employment of a family member who was
unemployed for one or more years previous to employment;
- Whose annual income increases as a result of increased earnings by a family member
during participation in any economic self-sufficiency or other job training program; or
- Whose annual income increases, as a result of new employment or increased earnings of a
family member, during or within six months after receiving assistance, benefits or services
under any state program for temporary assistance for needy families funded under Part A of
Title IV of the Social Security Act, as determined by the PHA in consultation with the local
agencies administering temporary assistance for needy families (TANF) and Welfare-to-
Work (WTW) programs. The TANF program is not limited to monthly income
maintenance, but also includes such benefits and services as one-time payments, wage
subsidies and transportation assistance, provided that the total amount over a six-month
period is at least $500.
Reasonable accommodation. A change, exception, or adjustment to a rule, policy, practice, or
service to allow a person with disabilities to fully access the PHA’s programs or services.
Recertification. Sometimes called reexamination. The process of securing documentation of
total family income used to determine the rent the tenant will pay for the next 12 months if
there are no additional changes to be reported.
Remaining member of the tenant family. The person left in assisted housing who may or may
not normally qualify for assistance on their own circumstances (i.e., an elderly spouse dies,
leaving widow age 47 who is not disabled).
Residency preference. A PHA preference for admission of families that reside anywhere in a
specified area, including families with a member who works or has been hired to work in the
area (See residency preference area).
Residency preference area. The specified area where families must reside to qualify for a
residency preference.
Responsible entity. For the public housing program, the PHA administering the program under
an ACC with HUD. Secretary. The Secretary of Housing and Urban Development.
Section 8. Section 8 of the United States Housing Act of 1937; refers to the housing choice
voucher program.
Security deposit. A dollar amount (maximum set according to the regulations) which can be used
for unpaid rent or damages to the PHA upon termination of the lease.
Sexual assault. Any nonconsensual sexual act proscribed by federal, tribal, or state law,
including when the victim lacks capacity to consent (42 U.S.C. 13925(a))
Sexual orientation. Homosexuality, heterosexuality or bisexuality.
Single person. A person living alone or intending to live alone.
Social security number (SSN). The nine-digit number that is assigned to a person by the Social
Security Administration and that identifies the record of the person’s earnings reported to the
Social Security Administration. The term does not include a number with a letter as a suffix
that is used to identify an auxiliary beneficiary.
Specified welfare benefit reduction. Those reductions of welfare benefits (for a covered family)
that may not result in a reduction of the family rental contribution. A reduction of welfare
benefits because of fraud in connection with the welfare program, or because of welfare
sanction due to noncompliance with a welfare agency requirement to participate in an
economic self-sufficiency program.
Spouse. The marriage partner of the head of household.
Stalking. To follow, pursue, or repeatedly commit acts with the intent to kill, injure, harass, or
intimidate; or to place under surveillance with the intent to kill, injure, harass, or intimidate
another person; and in the course of, or as a result of, such following, pursuit, surveillance, or
repeatedly committed acts, to place a person in reasonable fear of the death of, or serious
bodily injury to, or to cause substantial emotional harm to (1) that person, (2) a member of
the immediate family of that person, or (3) the spouse or intimate partner of that person.
State wage information collection agency (SWICA). The state agency, including any Indian
tribal agency, receiving quarterly wage reports from employers in the state, or an alternative
system that has been determined by the Secretary of Labor to be as effective and timely in
providing employment-related income and eligibility information.
Tenant. The person or persons (other than a live-in aide) who executes the lease as lessee of the
dwelling unit.
Tenant rent. The amount payable monthly by the family as rent to the PHA.
Total tenant payment (TTP). The total amount the HUD rent formula requires the tenant to pay
toward rent and utilities.
Utilities. Water, electricity, gas, other heating, refrigeration, cooking fuels, trash collection, and
sewage services. Telephone service is not included.
Utility allowance. If the cost of utilities (except telephone) and other housing services for an
assisted unit is not included in the tenant rent but is the responsibility of the family occupying
the unit, an amount equal to the estimate made or approved by a PHA of the monthly cost of
a reasonable consumption of such utilities and other services for the unit by an energy-
conservative household of modest circumstances consistent with the requirements of a safe,
sanitary, and healthful living environment.
Utility reimbursement. The amount, if any, by which the utility allowance for the unit, if
applicable, exceeds the total tenant payment (TTP) for the family occupying the unit.
Veteran. A person who has served in the active military or naval service of the United States at
any time and who shall have been discharged or released therefrom under conditions other
than dishonorable.
Violence Against Women Reauthorization Act (VAWA) of 2013. Prohibits denying admission
to, denying assistance under, or evicting from a public housing unit an otherwise qualified
applicant or tenant on the basis that the applicant or tenant is or has been a victim of domestic
violence, dating violence, sexual assault, or stalking.
Violent criminal activity. Any illegal criminal activity that has as one of its elements the use,
attempted use, or threatened use of physical force against the person or property of another.
Waiting list. A list of families organized according to HUD regulations and PHA Policy who are
waiting for a unit to become available.
Welfare assistance. Income assistance from federal or state welfare programs, including
assistance provided under TANF and general assistance. Does not include assistance directed
solely to meeting housing expenses, nor programs that provide health care, child care or other
services for working families. For the FSS program (984.103(b)), welfare assistance includes
only cash maintenance payments from federal or state programs designed to meet a family’s
ongoing basic needs, but does not include food stamps, emergency rental and utilities
assistance, SSI, SSDI, or social security.