PHA 5-Year (2015-2019) and Annual Plan (FY 15/16) · Goals and Objectives Page 1 of 2 PHA 5-Year...
Transcript of PHA 5-Year (2015-2019) and Annual Plan (FY 15/16) · Goals and Objectives Page 1 of 2 PHA 5-Year...
Goals and Objectives Page 1 of 2
PHA 5-Year (2015-2019) and Annual Plan (FY 15/16) Section 5.2
Goals and Objectives Goal: Increase the availability of affordable and attractive housing
Expand the supply of assisted housing:
o Reduce the number of vacancies at each public housing site by decreasing maintenance turnaround time.
o Apply for additional vouchers (HCV, VASH project-based) as made available by HUD.
o Seek partnerships with local agencies to further the goal of creating additional housing opportunities.
o Seek available funding opportunities to increase housing stock. o Attract landlords through outreach efforts to expand the range and quality of
housing choices available to HCV participants. o Seek HUD approval for Operating Fund Financing Program (OFFP).
Goal: Improve community quality of life and economic vitality
Improve curb appeal at all public housing sites.
Replace aging/outdated housing stock.
Conduct outreach efforts to public housing residents to promote community involvement. These include community meetings, resident fairs, and the quarterly community newsletter.
Manage the assisted housing programs in an efficient and effective manner to maintain the Authority’s High Performing status.
Expand on relationships with Resident Councils.
Goal: Increase housing choices
Review HUD published Fair Market Rents (FMR) and adjust voucher payment standards, if necessary.
Continue providing resources to families in an effort to expand mixed-income communities (in areas of deconcentration).
Goal: Provide an improved living environment
Continue plans to upgrade or replace aging housing stock in Sierra Vista Homes and Conway Homes.
Increase public housing security improvements:
o Continue collaborative with the Stockton Police Department o Continue collaborative with the Tracy Police Department
Goals and Objectives Page 2 of 2
o Develop a working relationship with the San Joaquin County Sheriff’s Department
Consider installing speed bumps to deter speeding at all public housing sites.
Promote and develop energy efficient housing.
Apply for grants promoting energy efficient units.
Apply for grant funding including, Choice Neighborhoods Grant, Hope VI Revitalization, Jobs Plus and any other funding made available.
Goal: Promote self-sufficiency
Encourage participation in the Family Self Sufficiency (FSS) program to new and existing residents.
Work to expand the FSS program and the homeownership program by seeking additional funding, if made available by HUD.
Increase service provider participation in the Program Coordinating Committee. Goal: Ensure equal opportunity and affirmatively further fair housing
Undertake measures to ensure access to assisted housing regardless of race, color, religion, national origin, sex, sexual orientation, familial status, or disability in compliance with the Fair Housing Act (Title VI of the Civil Rights Act of 1964).
Provide vital documents in established languages as outlined in the Authority’s policy.
Maintain assisted units in compliance with Housing Quality Standards (HQS) and Uniform Physical Conditions Standards (UPCS) as imposed by HUD requirements.
Ensure access to fair and effective administrative process, all complaints of discrimination will be referred to San Joaquin Fair Housing. Signage informing community members of their rights and responsibilities under fair housing law will be posted at all public housing sites and at the Administrative Building. The Authority will work towards educating residents and program participants about their rights to fair housing and equal opportunity.
PHA 5-Year (2015-2020) and Annual Plan (FY 2015/2016)
Section 10.0a
Additional Information
Progress in Meeting Mission and Goals
Page 1 of 9
Goal: Expand the supply of assisted housing
Continue reducing the number of vacancies at each public housing site by decreasing
maintenance turn around time
Maintenance teams were established to focus on vacancy turnaround time in
accordance with HUD requirements. As a result, there has been a decrease in
turnaround time and the number of vacancies.
Apply for additional vouchers if made available by HUD
Applications were submitted to HUD for additional vouchers Project Based
Vouchers (PBV) and Veterans and Supportive Housing (VASH) vouchers.
Seek partnerships with entities to further the goal of creating additional housing
opportunities
In an effort to create additional housing opportunities, partnerships have been
established with local city and county agencies as well as with local non-profit
and for-profit community agencies.
Apply for additional VASH vouchers if they become available
An application was submitted to HUD for an additional 85 VASH vouchers. The
Housing Authority received 85 vouchers bringing the total to 110 VASH
vouchers for the Housing Choice Voucher (HCV) Program.
Evaluate possibility of increasing the number of project-base Housing Choice Voucher
Program vouchers
The Housing Authority evaluated the impact addition vouchers would have on the
Project-Based Housing Choice Program and determined it would be feasible. The
Housing Authority added 13 vouchers to the program.
Goal: Improve the Quality of Assisted Housing
Improve public housing management: PHAS score
An average PHAS score of 92.6 was maintained as follows:
Fiscal Year Ending Public Housing PHAS Score
2010 92
2011 92
2012 94
2013 90
2014 95
PHA 5-Year (2015-2020) and Annual Plan (FY 2015/2016)
Section 10.0a
Additional Information
Progress in Meeting Mission and Goals
Page 2 of 9
Marketability- update marketing materials including flyers
All marketing materials and flyers for assisted and non-assisted properties have
been updated. In addition, translation of marketing materials has been initiated
utilizing the Housing Authority’s identified established languages For San
Joaquin County.
Improve curb appeal at all public housing sites
Curb appeal has been improved by:
Painting the exterior units at the following Public Housing sites
Conway Homes (Stockton, CA)
Diablo Homes (Tracy, CA)
Mokelumne Manor (Thornton, CA)
Constructing and installing a new playground at Conway Homes in
conjunction with Kaboom
Upgrading the tot lots at Diablo Homes, Tracy, CA
Building a Community Center at Mokelumne Manor, Thornton, CA
Replacing windows at Diablo Homes, Tracy, CA
Renovating the Sierra Vista Daycare parking lot, Stockton, CA
Replacing all wooden fences with chain link fences in Sierra Vista Homes
and Mokelumne Manor
Conduct outreach efforts to public housing residents to promote community involvement.
These include community meetings, resident fairs, and the quarterly community
newsletter
The Housing Authority has promoted community involvement by establishing a
working relationship with community partners, which participate in Public
Housing Resident Fairs conducted by the Housing Authority. Community
involvement was also attained by Housing Authority participation in “National
Night Out” evens on a yearly basis.
Public Housing Resident Councils have been established. The Resident Councils
meet on a monthly basis and promote community involvement by conducting
quarterly events for the residents.
Outreach efforts to the residents continue through the publication and distribution
of a quarterly tenant newsletter.
The Housing Authority collaborated with the University of the Pacific, United
Way, Stockton Unified School District, San Joaquin Public Library, and the City
PHA 5-Year (2015-2020) and Annual Plan (FY 2015/2016)
Section 10.0a
Additional Information
Progress in Meeting Mission and Goals
Page 3 of 9
of Stockton to create a Summer Reading Program (SSU) for the children of Sierra
Vista and Conway Homes. In addition, parenting and nutrition classes were
conducted for the resident at Sierra Vista and Conway Homes. A summer
nutrition program was also conducted at Sierra Vista Homes and Conway Homes
for the children.
Continue to maintain High-Performer Status
The Housing Authority maintained high performer status each fiscal year as
follows:
Fiscal Year
Ending
Public Housing
PHAS Score
HCV SEMAP
Score
Housing Authority
Status
2010 92 100% High
2011 92 104% High
2012 94 104% High
2013 90 100% High
2014 95 93% High
Goal: Increase housing choices
Expand outreach efforts
Outreach efforts were made by establishing partnerships with various entities
within San Joaquin County. Housing Authority staff participated and distributed
housing information at the following community events:
Job Fairs
State of the City (City of Stockton)
Senior Awareness Day
Mobile Health Fairs in partnership with the University of the Pacific
In an effort to reach out to families participating in the Women, Infant and
Children (WIC) program, the Housing Authority provided a satellite office.
The Housing Authority also worked with the Emergency Food Bank to distribute
food to the residents at Conway and Sierra Vista Homes.
Review voucher payment standards and adjust if necessary
The HUD published Fair Market Rents were reviewed in 2010, 2011, 2012, 2013,
2014 and were adjusted accordingly. In 2012, HUD granted the Housing
Authority a waiver to reduce the payment standards below 90%.
PHA 5-Year (2015-2020) and Annual Plan (FY 2015/2016)
Section 10.0a
Additional Information
Progress in Meeting Mission and Goals
Page 4 of 9
Conduct outreach efforts to potential voucher landlords through providing program
updates to existing and potential landlords
In addition to attending outreach workshops throughout San Joaquin County, the
Housing Authority hosted landlord outreach workshops for existing and potential
landlords.
Expand public housing or voucher homeownership program
The HCVP homeownership program expanded by an additional 2 new families
bringing the total to 17.
Goal: Provide an improved living environment
Develop a plan to upgrade or replace aging housing stock such as Sierra Vista
The Housing Authority has the following HUD approved plans to upgrade or
replace aging housing stock:
Demolition Plan (Phase 1) to demolish 8 units in Conway Homes and 4
units in Sierra Vista Homes (units were demolished in 2013).
Development Plan (Phase 1) to rebuild 8 units in Conway Homes and 4
units in Sierra Vista Homes. (work commenced March 2015)
Demolition to demolish an additional 36 units in Sierra Vista Homes,
which covers the south side of 12th Street. (pending demolition, to begin in
2015)
Increasing public housing security improvements
o Continue collaborative with the Stockton Police Department
o Develop a working relationship with the Tracy Police Department.
o Develop a trespassing permit with the Tracy PD for Tracy Development
An application was submitted to HUD for the Capital Fund security grant to
increase public housing security improvements (security cameras and security
screen doors). The Housing Authority was not a recipient of this grant. The
Housing Authority installed security cameras at Sierra Vista Homes and Conway
Homes.
The Housing Authority continues to work closely with the Stockton Police
Department. Neighborhood Watch and crime prevention meetings are conducted
on a monthly basis.
The Housing Authority established a mutual working relationship with the Tracy
Police Department, which has resulted in the development of a trespassing permit
and has been in effect since 2010.
PHA 5-Year (2015-2020) and Annual Plan (FY 2015/2016)
Section 10.0a
Additional Information
Progress in Meeting Mission and Goals
Page 5 of 9
Consider installing speed bumps to deter speeding at Conway Homes and Sierra Vista
Homes
Meetings were held with residents of Sierra Vista Homes and Conway Homes and
the Stockton Police Department to discuss the benefits of installing speed bumps
to deter speeding.
Work to expand the FSS program and the homeownership program by seeking additional
HUD funding if made available by HUD
Applications were submitted for available Family Self Sufficiency Program and
Homeownership Program funding. The Housing Authority received funding to
increase the number of FSS coordinators, which resulted in an increase in the
number of FSS participants.
Explore all available avenues to de-concentrate low income families with the goal of
expanding mixed income communities
The Housing Authority of the county of San Joaquin encouraged families to
search for housing in non-impacted areas at initial briefing sessions (HCV
Program) where deconcentration maps and materials were distributed to families.
The Housing Authority has an on-line rental listing where landlords can list their
available properties located anywhere in San Joaquin County. Additionally the
Housing Authority has received the 5 bonus points awarded in the SEMAP score
for each of the last 5 fiscal years.
Promote and develop “Green” or energy efficient housing. Continue to seek and apply for
green grants.
The Housing Authority has improved energy efficiency by:
Installation of energy efficient refrigerators at the Buthmann Avenue units
in Diablo Homes, Tracy, CA.
Installation of energy efficient water heaters in each Public Housing units.
Installation of energy efficient windows was installed in all units at Diablo
Homes, Tracy, CA.
Installing energy efficient HVAC units at all units at
Washington Street Apartments, Lodi, CA,
Mourfield units, Stockton, CA.
Installing energy efficient HVAC units in most units at
Sierra Vista Homes, Stockton, CA,
Conway Homes, Stockton, CA,
Diablo Homes, Tracy, CA,
Mokelumne Manor, Thornton, CA
PHA 5-Year (2015-2020) and Annual Plan (FY 2015/2016)
Section 10.0a
Additional Information
Progress in Meeting Mission and Goals
Page 6 of 9
Energy efficient appliances and equipment will be utilized in the upcoming 8
units in Conway Homes and the 4 units in Sierra Vista Homes.
Apply for grant funding including but not limited to Choice Neighborhood Grants and
Hope VI revitalization.
Applications were submitted to HUD, U.S Department of Agriculture (USDA),
City of Stockton, and County of San Joaquin for various grants.
Goal: Promote self-sufficiency
Increase collaboration with San Joaquin County Worknet.
As a result of collaborating with San Joaquin County Worknet, the number of
Worknet staff gaining work experience at the Housing Authority has increased.
Promote participation in Family Self Sufficiency to new and existing residents
Housing Author staff promotes FSS program participation to new and existing
residents and participants at the time of orientation, at annual reexamination
interviews, at monthly meetings and during resident fairs.
Fiscal Year Ending Public Housing FSS
Participants
HCV
FSS Participants
2010 41 61
2011 47 71
2012 42 64
2013 60 83
2014 52 79
Continue to collaborate with Office of Education –Youth build offering training
opportunities for youth at the Public Housing sites
The Housing Authority continued to work with San Joaquin County Office of
Education – Youthbuild. Training opportunities have been provided to Youth
build participants through Housing Authority construction projects.
Continue to develop and promote strong working relations with other Social Service
providers
Quarterly meetings held by the Program Coordinating Committee (PCC) with
social service providers, which has resulted in strong working relationships.
The PCC meets quarterly with these providers and a collaborative effort is
made to improve outreach, awareness of available resources and improve
social services.
PHA 5-Year (2015-2020) and Annual Plan (FY 2015/2016)
Section 10.0a
Additional Information
Progress in Meeting Mission and Goals
Page 7 of 9
In an effort to reach out to families participating in the Women, Infant and
Children (WIC) program, the Housing Authority provided a satellite office.
The Housing Authority has also worked with the Emergency Food Bank to
distribute food to the residents.
A combined effort between the Housing Authority, First 5 of San Joaquin, and
the San Joaquin County Public Library resulted in the creation of a “little free
library” for children at Sierra Vista Homes.
Provide or attract supportive services to increase independence for the elderly or families
with disabilities.
Research indicates that keeping seniors physically, mentally, socially, and
emotionally engaged can help them retain better cognitive function, stay healthier,
and live independently longer. The Housing Authority received grant funding for
a service coordinator and ROSS service coordinators for Public Housing. The
Housing Authority utilized this funding to promote supportive services for the
elderly and/or families with disabilities to increase independence.
Socialization opportunities were also provided by opening the Community Center
during the day for residents to socialize with other tenants, play games like
dominos, or just relax with a cup of coffee. The Housing Authority also
collaborated with the Department of Aging to provide one congregate meal a day
during the week at no cost to the tenants. Events held at the Franco Center
Apartments included medical clinics, holiday themed parties, crime and safety
meetings, and social events.
Continue developing the membership of the Program Coordinating Committee
The PCC has increased the number of participants on the committee by
establishing new working relationships with local service providers. The PCC has
welcomed 29 new members to the committee.
Continue promoting economic development
Economic development has been promoted with other service providers through
the Family Self-Sufficiency Program. The PCC conducted quarterly meetings.
The Housing Authority hosted workshops at public housing sites about resume
building, financial literacy, nutrition, and parenting. Computers were also made
available at the sites for residents to use for resume building, job searching, and
homework.
The Housing Authority collaborated with the University of the Pacific, United
Way, Stockton Unified School District, San Joaquin Public Library, and the City
PHA 5-Year (2015-2020) and Annual Plan (FY 2015/2016)
Section 10.0a
Additional Information
Progress in Meeting Mission and Goals
Page 8 of 9
of Stockton to create a Summer Reading Program (SSU) for the children of Sierra
Vista and Conway Homes.
Goal: Ensure equal opportunity and affirmatively further fair housing
Undertake measure to ensure access to assisted housing regardless of race, color, religion,
national origin, sex, familial status, and disability.
In compliance with the Title VI of the Civil Rights Act of 1964, the Housing
Authority provided equal opportunity and fair housing training and materials to
staff, residents, and program participants.
Continued compliance with Title VI of the Civil Rights Act of 1964 to ensure that
program admission and employment practices are conducted without regard to race,
color, religion, creed, sex, handicap, disability or national origin
The following measures were taken to ensure that program admission and
employment practices were conducted without regard to race, color, religion,
creed, sex, handicap, disability, or national origin:
Educated staff through trainings about equal opportunity and fair housing
related topics.
Provided staff with materials regarding compliance with Title VI of the
Civil Rights Act of 1964.
All staff attended annual fair housing trainings.
All new employees were provided with fair housing training within 30
days of employment.
Promote positive measures to provide a suitable living environment
During initial briefings and orientations, residents and participants were provided
with educational materials about fair housing rights, guides to attain family self-
sufficiency, and information about general housekeeping practices. The public
housing sites partnered with local law enforcement agencies to provide increased
security measures for residents. In addition, the Housing Authority conducted
annual inspections of all units to ensure a suitable living environment has been
maintained by the residents.
Promote affirmative measures to ensure accessible housing to persons with all varieties of
disabilities regardless of unit size required.
A Reasonable Accommodation policy has been implemented to ensure accessible
housing to persons with disabilities.
PHA 5-Year (2015-2020) and Annual Plan (FY 2015/2016)
Section 10.0a
Additional Information
Progress in Meeting Mission and Goals
Page 9 of 9
Maintain all dwelling units at a minimum with Housing Quality Standards imposed by
HUD and Local Housing Departments.
Housing Quality Standards inspections of the Housing Choice Voucher program
and Uniform Physical Condition Standards (UPCS) inspections of Public Housing
units were conducted annually to ensure that all units meet HUD and local
housing departments (city, county and state) requirements.
Ensure access to fair and effective administrative process, all complaints of
discrimination will be referred to San Joaquin Fair Housing. Signage informing
community members of their rights and responsibilities under fair housing law will be
posted at all Public Housing sites, and the Administrative Building. HACSJ will work
towards educating residents and program participants about their right to fair housing.
All offices have fair housing posters in the lobby for public viewing and all
applicants, participants, and tenants are provided with Fair Housing informational
materials. In addition, all staff attended annual Fair Housing training and all
newly hired employees were provided with Fair Housing training within 30 days
from the date of hire. A designated staff person has been assigned to assess fair
housing complaints and to follow up on the complaints in a fair and timely
manner.
2015 Admin Plan Summary of Changes Page 1 of 6
Fiscal Year 2015/2016
Housing Choice Voucher Administrative Plan (Admin Plan)
Summary of Changes
Each year the Housing Choice Voucher Program updates the Administrative Plan to reflect
changes to the program’s administration based on issuance of the Public and Indian Housing
(PIH) Notices by the U.S. Department of Housing and Urban Development, issuance of new
Codes of Federal Regulations (CFR), or Housing Authority discretion. The following outlines
the significant revisions proposed for the fiscal year beginning October 1, 2015.
Admin Plan
Reference Current Proposed
Chapter 5
Subsidy Standards,
Unit Size Selected
Page 5-5
Utility Allowance
The utility allowance used to
calculate the gross rent is based the
lower of:
1 The utility allowance amount for
the family unit size ; or
2 The utility allowance amount for
the unit size of the unit rented by
the family.
Utility Allowance
The utility allowance used to
calculate the gross rent is based on
the actual voucher size issued to the
family (effective July 1, 2014).
The lower of:
1 The utility allowance amount for
the family unit size ; or
2 The utility allowance amount for
the unit size of the unit rented by
the family.
Chapter 6
Factors Related to
Total Tenant
Payment & Family
Share
Page 6-17
Utility Allowance and Utility
Reimbursement Payments
The approved utility allowance
schedule is given to families along
with their voucher. The utility
allowance is based on the actual
unit size selected.
Utility Allowance and Utility
Reimbursement Payments The approved utility allowance
schedule is given to families along
with their voucher. The utility
allowance is based on the actual
unit voucher size selected issued to
the family (effective July 1, 2014)
Chapter 7
Verification
Procedures
Page 7-5
Items to be Verified
The following items will be verified:
All income.
Zero income status
of household. Zero
income applicants
and residents will be
required to complete
Items to be Verified
The following items will be verified:
All income.
Zero income status
of household. Zero
income applicants
and residents may
will be required to
2015 Admin Plan Summary of Changes Page 2 of 6
Admin Plan
Reference Current Proposed
Page 7-9
a Monthly
Expenditure form at
each certification or
recertification.
Zero Income Status
Families claiming to have no
income will be required to sign
verification forms to determine that
forms of income such as
unemployment benefits, Temporary
Assistance for Needy Families
(TANF), SSI, etc. are not being
received by the household. The
family will be required to complete
a Monthly Expenditure Form. The
Housing Authority will request
information from the State
Employment Development
Department and the IRS.
complete a Monthly
Expenditure form at
each certification or
recertification.
Zero Income Status
Families claiming to have no
income will be required to sign
verification forms to determine that
forms of income such as
unemployment benefits, Temporary
Assistance for Needy Families
(TANF), SSI, etc. are not being
received by the household. The
family will may be required to
complete a Monthly Expenditure
Form. The Housing Authority will
may request information from the
State Employment Development
Department and the IRS.
Chapter 10
Housing Quality
Standards and
Inspections,
Page 10-5
Page 10-8
Carbon Monoxide Detector
Carbon Monoxide detectors shall be
installed on every floor and outside
each sleeping area.
Carbon Monoxide Detectors
Carbon Monoxide detectors shall be
installed on every floor, and outside
each sleeping area. The carbon
monoxide device shall be operable
at the time that the tenant takes
possession of the unit. A tenant
shall be responsible for notifying
the owner or owner’s agent if the
tenant becomes aware of an
inoperable or deficient carbon
monoxide device within his or her
unit. The owner or owner’s agent
shall correct any reported
deficiencies or inoperability’s in the
carbon monoxide device.
Carbon Monoxide Detector
Carbon Monoxide detectors shall be
installed on every floor, including
the basement and outside each
sleeping area.
Carbon Monoxide Detectors
Carbon Monoxide detectors shall be
installed on every floor, including
the basement and outside each
sleeping area. The carbon monoxide
device shall be operable at the time
that the tenant takes possession of
the unit. A tenant shall be
responsible for notifying the owner
or owner’s agent if the tenant
becomes aware of an inoperable or
deficient carbon monoxide device
within his or her unit. The owner or
owner’s agent shall correct any
reported deficiencies or
inoperability’s in the carbon
monoxide device.
2015 Admin Plan Summary of Changes Page 3 of 6
Admin Plan
Reference Current Proposed
Page 10-9
Determination of Responsibility
Certain HQS deficiencies are
considered the responsibility of the
family:
Tenant-paid utilities not in
service.
Failure to provide or
maintain family-supplied
appliances.
Damage to the unit or
premises caused by a
household member or guest
beyond normal wear and
tear. “Normal wear and
tear” is defined as items
which could not be charged
against the tenant's security
deposit under State law or
court practice.
The owner may be responsible for
all other HQS violations.
Determination of Responsibility
Certain HQS deficiencies are
considered the responsibility of the
family:
Tenant-paid utilities not in
service.
Failure to provide or
maintain family-supplied
appliances.
Damage to the unit or
premises caused by a
household member or guest
beyond normal wear and
tear. “Normal wear and
tear” is defined as items
which could not be charged
against the tenant's security
deposit under State law or
court practice.
In accordance with 24 CFR
982.404, the family is responsible
for a breach of the HQS that is
caused by any of the following:
The family fails to pay for
any utilities that the owner is
not required to pay for, but
which are to be paid by the
tenant;
The family fails to provide
and maintain any appliances
that the owner is not
required to provide, but
which are to be provided by
the tenant; or
Any member of the
household or guest damages
the dwelling unit or
premises (damages beyond
ordinary wear and tear.
The owner may be responsible for
all other HQS violations.
2015 Admin Plan Summary of Changes Page 4 of 6
Admin Plan
Reference Current Proposed
Chapter 11
Owner Rents, Rent
Reasonableness
and Payment
Standards
Page 11-3
Page 11-7
Late payments to owners
Adjustments to Payment
Standards
Late payments to owners
Add:
If Housing Assistance Payments are
not paid promptly when due after
the first two calendar months of the
HAP contract term, the Housing
Authority shall pay the owner
penalties if all of the following
circumstances apply:
1. Such penalties are in
accordance with generally
accepted practices and law,
as applicable in the local
housing market, governing
penalties for late payment of
rent by a tenant;
2. It is the owner’s practice to
charge such penalties for
assisted and unassisted
tenants; and
3. The owner also charges such
penalties against the tenant
for late payment of family
rent to owner.
Adjustments to Payment
Standards
Request to add
Decrease in the Payment
Standard [24 CFR 982.505] If the amount on the payment
standard schedule is decreased
during the term of the HAP
contract, the lower payment
standard amount generally must be
used to calculate the monthly
housing assistance payment for the
family beginning at the effective
date of the family’s second regular
reexamination following the
effective date of the decrease in the
payment standard amount.
2015 Admin Plan Summary of Changes Page 5 of 6
Admin Plan
Reference Current Proposed
Chapter 17
Program Integrity
Page 17-2 and 3
Steps the HA will take to detect
program abuse and fraud
Steps the HA will take to detect
program abuse and fraud
Needs to be included:
Enterprise Income
Verification (EIV)
system. The Housing
Authority will verify
tenant employment and
income information
during mandatory
reexaminations of family
composition and income;
and reduce
administrative and
subsidy payment errors
in accordance with 24
CFR §5.236 and
administrative guidance
issued by HUD. The
Housing Authority has
established a procedure
for EIV use.
Chapter 23
Family Self
Sufficiency
Page 23-2
Family Selection Procedures
Any family receiving housing
assistance through the Public
Housing or the Housing Choice
Voucher Program may volunteer for
FSS Program without consideration
of race, color, religion, sex,
disability, familial status or national
origin. A family may participate in
the FSS program only once.
ESCROW ACCOUNT
ESCROW DISBURSEMENT
When the family successfully
completes their contract, the head of
the family shall be paid the amount
Family Selection Procedures
Any family receiving housing
assistance through the Public
Housing or the Housing Choice
Voucher Program may volunteer for
to enroll in the FSS Program
without consideration of race, color,
religion, sex, disability, familial
status or national origin. A family
may participate in the FSS program
only once.
ESCROW ACCOUNT [24 CFR
984.305]
ESCROW DISBURSEMENT [24
CFR 984.305] When the family successfully
completes their contract, the head of
the family shall be paid the amount
in the FSS account. The family
2015 Admin Plan Summary of Changes Page 6 of 6
Admin Plan
Reference Current Proposed
in the FSS account. The family
must submit a certification to the
Housing Authority that no member
of the FSS family is a recipient of
welfare assistance. The Housing
Authority will conduct a third party
verification to confirm that the
family is free of welfare assistance.
PORTABILITY
REQUIREMENTS
must submit a certification to the
Housing Authority that no member
of the FSS family is a recipient of
welfare assistance for at least
twelve (12) consecutive months
before the contract expires. The
Housing Authority will conduct a
third party verification to confirm
that the family is free of welfare
assistance.
PORTABILITY
REQUIREMENTS [24 CFR
984.306]
Acronyms See attached list of proposed
acronyms to be added
2015 ACOP Summary of Changes Page 1 of 23
Fiscal Year 2015/2016
Admissions & Continued Occupancy Policy (ACOP)
Summary of Changes
Each year Public Housing updates the ACOP to reflect changes to the program’s administration
based on issuance of the Public and Indian Housing (PIH) Notices by the U.S. Department of
Housing and Urban Development, issuance of new Codes of Federal Regulations (CFR) or
Housing Authority discretion. The following outlines the significant revisions proposed for the
fiscal year beginning October 1, 2015.
ACOP Reference Current Proposed
Chapter 2, Fair
Housing and Equal
Opportunity; Page
2-8
If a person’s disability is obvious or
otherwise known to the Housing
Authority, and if the need for the
requested reasonable
accommodation is also readily
apparent or known, no further
verification will be required
If a person’s disability is obvious or
otherwise known to the Housing
Authority, and if the need for the
requested reasonable
accommodation is also readily
apparent or known, no further
verification may will be required
Chapter 3,
Eligibility; Page 3-
12
All applicant families must be
notified of the requirement to submit
evidence of their citizenship status
when they apply. Where feasible,
and in accordance with the Housing
Authority’s Limited English
Proficiency Plan, the notice must be
in a language that is understood by
the individual if the individual is not
proficient in English.
All applicant families must be
notified of the requirement to
submit evidence of their citizenship
status when they apply. Where
feasible, and in accordance with the
Housing Authority’s Limited
English Proficiency Language
Access Plan (LAP), the notice must
be in a language that is understood
by the individual if the individual is
not proficient in English.
Chapter 4,
Applications,
Waiting List, and
Tenant Selection;
Page 4-7
Reopening the Waiting List
If the waiting list has been closed, it
may be reopened at any time. The
Housing Authority will publish a
notice in local newspapers of
general circulation, minority media,
and other suitable media outlets that
the Housing Authority is reopening
the waiting list. Such notice must
comply with HUD fair housing
requirements. The Housing
Authority should specify who may
Reopening the Waiting List
If the waiting list has been closed, it
may be reopened at any time. The
Housing Authority will publish a
notice in accordance with the
Housing Authority’s Language
Access Plan (LAP) in local
newspapers of general circulation,
minority media, and other suitable
media outlets that the Housing
Authority is reopening the waiting
list. Such notice must comply with
2015 ACOP Summary of Changes Page 2 of 23
ACOP Reference Current Proposed
apply, and where and when pre-
applications will be received.
HUD fair housing requirements.
The Housing Authority should
specify who may apply, and where
and when pre-applications will be
received.
Chapter 4,
Applications,
Waiting List, and
Tenant Selection;
Pages 4-21 to 4-22
4-III.D. THE APPLICATION
INTERVIEW
HUD recommends that the Housing
Authority obtain the information and
documentation needed to make a
program eligibility determination
through a private interview. Being
invited to attend an interview does
not constitute admission to the
program.
Reasonable accommodations must
be made for persons with disabilities
who are unable to attend an
interview due to their disability [24
CFR 8.4(a) and 24 CFR 100.204(a)].
Housing Authority Policy
Applicants selected from the
waiting list are required to
participate in a program
eligibility interview (full
application interview). An
advocate, interpreter, or other
assistant may assist the family
with the application and the
interview process. Interviews
will be conducted in English.
For Limited English Proficient
(LEP) applicants, the Housing
Authority will provide
translation services in
accordance with the Housing
Authority’s LEP plans.
4-III.D. THE APPLICATION
INTERVIEW
HUD recommends that the Housing
Authority obtain the information
and documentation needed to make
a program eligibility determination
through a private interview. Being
invited to attend an interview does
not constitute admission to the
program.
Reasonable accommodations must
be made for persons with
disabilities who are unable to attend
an interview due to their disability
[24 CFR 8.4(a) and 24 CFR
100.204(a)].
Housing Authority Policy
Applicants selected from the
waiting list are required to
participate in a program
eligibility interview (full
application interview). An
advocate, interpreter, or
other assistant may assist the
family with the application
and the interview process.
Interviews will be conducted
in English. For Limited
English Proficient (LEP)
applicants, the Housing
Authority will provide
translation services in
accordance with the
Housing Authority’s LEP
and Language Access Plan
(LAP) plans.
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Chapter 5,
Occupancy
Standards and Unit
Offers; Pages 5-3
to 5-4
Processing of Exceptions
Housing Authority 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, the
Housing Authority will
encourage the resident to make
the request in writing using a
reasonable accommodation
request form. However, the
Housing Authority will consider
the exception request any time
the family indicates that a
reasonable accommodation is
needed whether or not a formal
written request is submitted.
Requests for a larger size unit
must explain the need or
justification for the larger size
unit, and must include
appropriate documentation.
Requests based on health-related
reasons must be verified by a
knowledgeable professional
source.
The Housing Authority will
notify the family in writing of its
decision the status within ten (10)
business days of receiving the
family’s request. (See Chapter 2,
Part II, and Polices Related to
Persons with Disabilities for
more information on Reasonable
Accommodation.)
Processing of Exceptions
Housing Authority 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,
the Housing Authority will
encourage the resident to
make the request in writing
using a reasonable
accommodation request
form. However, the Housing
Authority will consider the
exception request any time
the family indicates that a
reasonable accommodation
is needed whether or not a
formal written request is
submitted.
Requests for a larger size unit
must explain the need or
justification for the larger size
unit, and must include
appropriate documentation.
Requests based on health-
related reasons must be verified
by a knowledgeable
professional source.
The Housing Authority will
notify the family in writing
of its decision the status
within ten (10) business
days of receiving the
family’s request. (See
Chapter 2, Part II, Polices
Related to Persons with
Disabilities for more
information on Reasonable
Accommodation.)
2015 ACOP Summary of Changes Page 4 of 23
ACOP Reference Current Proposed
Chapter 6, Income
and Rent
Determination;
Pages 6-3
Absent Head, Spouse, or Co-head
Housing Authority Policy
An employed head, spouse, or co-
head absent from the unit more than
ninety (90) cumulative days due to
employment will continue to be
considered a family member.
Absences Due to Employment
Absent Head, Spouse, or Co-head
Housing Authority Policy
An employed head, spouse, co-
head, or other adult family member
absent from the unit more than
ninety (90) cumulative days due to
employment will continue to be
considered a family member.
Chapter 6, Income
and Rent
Determination;
Pages 6-24 to 4-27
Updated to match
new published list
in 24 CFR 5.609
Amounts specifically excluded by
any other federal statute [24 CFR
5.609]. HUD publishes an updated
list of these exclusions periodically.
It includes:
The value of the allotment
provided to an eligible
household under the Food
Stamp Act of 1977 (7
U.S.C. 2017 (b));
Payments to Volunteers
under the Domestic
Volunteer Services Act of
1973 (42 U.S.C. 5044(g),
5058);
Payments received under
the Alaska Native Claims
Settlement Act (43 U.S.C.
1626(c));
Income derived from
certain sub-marginal land
of the United States that is
held in trust for certain
Indian tribes (25 U.S.C.
459e);
Payments or allowances
made under the Department
of Health and Human
Services’ Low-Income
Home Energy Assistance
Program (42 U.S.C.
Amounts specifically excluded by
any other federal statute [24 CFR
5.609]. HUD publishes an updated
list of these exclusions periodically.
It includes:
The value of the allotment
provided to an eligible
household under the Food
Stamp Act of 1977 (7
U.S.C. 2017 (b));
Payments to Volunteers
under the Domestic
Volunteer Services Act of
1973 (42 U.S.C. 5044(g),
5058);
Certain payments received
under the Alaska Native
Claims Settlement Act (43
U.S.C. 1626(c));
Income derived from
certain sub-marginal land
of the United States that is
held in trust for certain
Indian tribes (25 U.S.C.
459e);
Payments or allowances
made under the Department
of Health and Human
Services’ Low-Income
Home Energy Assistance
Program (42 U.S.C.
2015 ACOP Summary of Changes Page 5 of 23
ACOP Reference Current Proposed
8624(f));
Income derived from the
disposition of funds to the
Grand River Band of Ottawa
Indians (Pub. L. 94-540, 90
Stat. 2503-04)
The first $2,000 of per
capita shares received from
judgment funds awarded by
the Indian Claims
Commission or the U. S.
Claims Court, the interests
of individual Indians in trust
or restricted lands, including
the first $2,000 per year of
income received by
individual Indians from
funds derived from interests
held in such trust or
restricted lands (25 U.S.C.
1407-1408).
Amounts of scholarships
funded under title IV of the
Higher Education Act of
1965, including awards
under the federal work-study
program or under the Bureau
of Indian Affairs student
assistance programs (20
U.S.C. 1087uu).
Payments received from
programs funded under Title
V of the Older Americans
Act of 1965 (42 U.S.C.
3056(g));
Payments received on or
after January 1, 1989, from
the Agent Orange Settlement
Fund or any other fund
8624(f));
Income derived from the
disposition of funds to the
Grand River Band of
Ottawa Indians (Pub. L. 94-
540, Section 690 Stat.
2503-04)
The first $2,000 of per
capita shares received from
judgment funds awarded by
the Nation Indian Claims
Gaming Commission or the
U. S. Claims Court, the
interests of individual
Indians in trust or restricted
lands, including and the
first $2,000 per year of
income received by
individual Indians from
funds derived from interests
held in such trust or
restricted lands (25 U.S.C.
1407-1408). This exclusion
does not include proceeds
of gaming operations
regulated by the
Commission;
Amounts of scholarships
funded under title IV of the
Higher Education Act of
1965 (20 U.S.C. 1070),
including awards under the
federal work-study program
or under the Bureau of
Indian Affairs student
assistance programs (20
U.S.C. 1087uu). For section
8 programs only (42 U.S.C.
1437f), any financial
assistance in excess of
amounts received by an
individual for tuition and
2015 ACOP Summary of Changes Page 6 of 23
ACOP Reference Current Proposed
established pursuant to the
settlement in In Re Agent-
Orange Product Liability
Litigation, M.D.L. No. 381
(E.D.N.Y.);
Payments received under the
Maine Indian Claims
Settlement Act of 1980 (25
U.S.C. 1728);
The value of any child care
provided or arranged (or any
amount received as payment
for such care or
reimbursement for costs
incurred for such care) under
the Child Care and
Development Block Grant
Act of 1990 (42 U.S.C.
9858q);
Earned income tax credit
(EITC) refund payments
received on or after January
1, 1991, (26 U.S.C. 32(l));
Payments by the Indian
Claims Commission to the
Confederated Tribes and
Bands of Yakima Indian
Nation or the Apache Tribe
of Mescalero Reservation
(Pub. L. 95-433);
Allowances, earnings and
payments to AmeriCorps
participants under the
National and Community
Service Act of 1990 (42
U.S.C. 12637(d));
Any amount of crime victim
compensation (under the
Victims of Crime Act)
any other required fees and
charges under the Higher
Education Act of 1965 (20
U.S.C. 1001 et seq.), from
private sources, or an
institution of higher
education (as defined under
the Higher Education Act
of 1965 (20 U.S.C. 1002)),
shall not be considered
income to that individual if
the individual is over the
age of 23 with dependent
children (Pub. L. 109-115,
section 327) (as amended);
Payments received from
programs funded under
Title V of the Older
Americans Act of 1965 (42
U.S.C. 3056(g));
Payments received on or
after January 1, 1989, from
the Agent Orange
Settlement Fund (Pub. L.
101-201) or any other fund
established pursuant to the
settlement in In Re Agent-
Orange Product Liability
Litigation, M.D.L. No. 381
(E.D.N.Y.);
Payments received under
the Maine Indian Claims
Settlement Act of 1980 (25
U.S.C. 1728);
The value of any child care
provided or arranged (or
any amount received as
payment for such care or
reimbursement for costs
incurred for such care)
under the Child Care and
2015 ACOP Summary of Changes Page 7 of 23
ACOP Reference Current Proposed
received through crime
victim assistance (or
payment or reimbursement
of the cost of such
assistance) as determined
under the Victims of Crime
Act because of the
commission of a crime
against the applicant under
the Victims of Crime Act
(42 U.S.C. 10602);
Allowances, earnings and
payments to individuals
participating in programs
under the Workforce
Investment Act of 1998 (29
U.S.C. 2931(a)(2));
Any amount received under
the School Lunch Act and
the Child Nutrition Act of
1966 (42 U.S.C. 1780(b)),
including reduced-price
lunches and food under the
Special Supplemental Food
Program for Woman,
Infants, and Children (WIC);
Payments, funds, or
distributions authorized,
established, or directed by
the Seneca Nation
Settlement Act of 1990 (25
U.S.C. 1774f(b));
Payments from any deferred
Department of Veterans
Affairs disability benefits
that are received in a lump
sum or in prospective
monthly amounts as
provided by an amendment
to the definition of annual
income in the U.S. Housing
Development Block Grant
Act of 1990 (42 U.S.C.
9858q);
Earned income tax credit
(EITC) refund payments
received on or after January
1, 1991, for programs
administered under the
United States Housing Act
of 1937, title V of the
Housing Act of 1949,
section 101 of the Housing
and Urban Development
Act of 1965, and sections
221(d)(3), 235, and 236 of
the National Housing Act
(26 U.S.C. 32(l));
Payments by the Indian
Claims Commission to the
Confederated Tribes and
Bands of Yakima Indian
Nation or the Apache Tribe
of Mescalero Reservation
(Pub. L. 95-433);
Allowances, earnings and
payments to AmeriCorps
participants under the
National and Community
Service Act of 1990 (42
U.S.C. 12637(d));
Any allowance paid under
the provisions of 38 U.S.C.
1833© to children of
Vietnam veterans born with
spina bifida (38 U.S.C.
1802-05, children of
women Vietnam veterans
born with certain birth
defects (38 U.S.C. 1811-
16), and children of certain
Korean service veterans
2015 ACOP Summary of Changes Page 8 of 23
ACOP Reference Current Proposed
Act of 1937 (42 U.S.C.
1437) by Section 2608 of the
Housing and Economic
Recovery Act of 2008 (Pub.
L. 110-289, 42 U.S.C.
4501);
Compensation received by
or on behalf of a veteran for
service-connected disability,
death, dependency, or
indemnity compensation as
provided by an amendment
by the Indian Veterans
Housing Opportunity Act of
2010 (Pub. L. 111-269) to
the definition of income
applicable to programs
authorized under the Native
American Housing
Assistance and Self-
Determination Act of 1996
(25 U.S.C. 4101) and
administered by the Office
of Native American
Programs;
A lump sum or a periodic
payment received by an
individual Indian pursuant to
the Class Action Settlement
Agreement in the case
entitled Elouise Cobell et al.
v Ken Salazar et al., United
States District Court,
District of Columbia, as
provided in the Claims
Resolution Act of 2010 (pub
L. 111-291);
born with spina bifida (38
U.S.C. 1821);
Any amount of crime
victim compensation (under
the Victims of Crime Act)
received through crime
victim assistance (or
payment or reimbursement
of the cost of such
assistance) as determined
under the Victims of Crime
Act because of the
commission of a crime
against the applicant under
the Victims of Crime Act
(42 U.S.C. 10602);
Allowances, earnings and
payments to individuals
participating in programs
under the Workforce
Investment Act of 1998 (29
U.S.C. 2931(a)(2));
Any amount received under
the Richard B Russell
School Lunch Act (42
U.S.C. 1760(e)) and the
Child Nutrition Act of 1966
(42 U.S.C. 1780(b)),
including reduced-price
lunches and food under the
Special Supplemental Food
Program for Woman,
Infants, and Children
(WIC);
Payments, funds, or
distributions authorized,
established, or directed by
the Seneca Nation
Settlement Act of 1990 (25
U.S.C. 1774f(b));
2015 ACOP Summary of Changes Page 9 of 23
ACOP Reference Current Proposed
Payments from any
deferred Department of
Veterans Affairs disability
benefits that are received in
a lump sum or in
prospective monthly
amounts as provided by an
amendment to the
definition of annual income
in the U.S. Housing Act of
1937 (42 U.S.C.
1437a(b)(4)) by Section
2608 of the Housing and
Economic Recovery Act of
2008 (Pub. L. 110-289, 42
U.S.C. 4501);
Compensation received by
or on behalf of a veteran for
service-connected
disability, death,
dependency, or indemnity
compensation as provided
by an amendment by the
Indian Veterans Housing
Opportunity Act of 2010
(Pub. L. 111-269; 25
U.S.C. 4103(9)) to the
definition of income
applicable to programs
authorized under the Native
American Housing
Assistance and Self-
Determination Act
(NAHASDA) of 1996 (25
U.S.C. 4101 et seq.) and
administered by the Office
of Native American
Programs;
A lump sum or a periodic
payment received by an
individual Indian pursuant
to the Class Action
Settlement Agreement in
2015 ACOP Summary of Changes Page 10 of 23
ACOP Reference Current Proposed
the case entitled Elouise
Cobell et al. v Ken Salazar
et al., 816 F.Supp.2d 10
(Oct. 5, 2011 D.D.C.). for a
period one year from the
time of receipt of that
payment United States
District Court, District of
Columbia, as provided in
the Claims Resolution Act
of 2010 (pub L. 111-291);
Any amounts in an
“individual development
account” as provided by the
Assets for Independence
Act, as amended in 2002
(Pub. L. 107-110, 42
U.S.C. 604(h)(4));
Per capita payments made
from the proceeds of Indian
Tribal Trust Cases as
described in PIH Notice
2013-30 “exclusion from
Income of Payments under
Recent Tribal Trust
Settlements” (25 U.S.C.
117b(a); and
Major disaster and
emergency assistance
received by individuals and
families under the Robert
T. Stafford Disaster Relief
and Emergency Assistance
Act (Pub. L. 93-288, as
amended) and comparable
disaster assistance provided
by States, local
governments, and disaster
assistance organizations (42
U.S.C. 5155(d)).
2015 ACOP Summary of Changes Page 11 of 23
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Chapter 7,
Verification; Page
7-21
7-III.I. ZERO ANNUAL
INCOME STATUS Housing Authority Policy
Families claiming to have no
annual income will be required
to execute verification forms to
determine that certain forms of
income such as unemployment
benefits, Temporary Assistance
for Needy Families (TANF),
SSI, etc. are not being received
by the household. Special
reexaminations will occur every
ninety (90) days.
7-III.I. ZERO ANNUAL
INCOME STATUS Housing Authority Policy
Families claiming to have no
annual income will be required
to execute verification forms to
determine that certain forms of
income such as unemployment
benefits, Temporary Assistance
for Needy Families (TANF),
SSI, etc. are not being received
by the household. The family
may be required to complete a
Monthly Expenditure Form.
The Housing Authority may
request information from the
State Employment
Development Department and
the IRS. The Housing
Authority may run a credit
report if information is
received that indicates the
family has an unreported
income source. Special
reexaminations will occur
every ninety (90) days.
Chapter 8, Leasing
and Inspections;
Page 8-12
8-II.D. RESIDENT AND
HOUSING AUTHORITY
RIGHTS AND OBLIGATIONS
REGARDING NOTIFICATION
OF EMERGENCY AND NON-
EMERGENCY REPAIRS
Emergency Repairs [24 CFR
966.4(h)]
The lease shall set forth the rights
and obligations of the tenant and the
Housing Authority if the dwelling
unit is damaged to the extent that
conditions are created which are
hazardous to life, health, or safety of
the occupants and shall provide that:
(1) The tenant shall immediately
notify project management
of the damage;
8-II.D. RESIDENT AND
HOUSING AUTHORITY
RIGHTS AND OBLIGATIONS
REGARDING NOTIFICATION
OF EMERGENCY AND NON-
EMERGENCY REPAIRS
Emergency Repairs [24 CFR
966.4(h)]
The lease shall set forth the rights
and obligations of the tenant and the
Housing Authority if the dwelling
unit is damaged to the extent that
conditions are created which are
hazardous to life, health, or safety
of the occupants and shall provide
that:
(1) The tenant shall
immediately notify project
2015 ACOP Summary of Changes Page 12 of 23
ACOP Reference Current Proposed
(2) The Housing Authority shall
be responsible for repair of
the unit within a reasonable
time if the damage was
caused by the tenant,
tenant’s household or guests,
the reasonable cost of the
repairs shall be charged to
the tenant;
(3) The Housing Authority shall
offer standard alternative
accommodations, if
available, where necessary
repairs cannot be made
within a reasonable time; and
(4) Provisions shall be made for
abatement of rent in
proportion to the seriousness
of the damage and loss in
value as a dwelling if repairs
are not made in accordance
with Item #2 above of this
list or alternative
accommodations not
provided in accordance with
Item (#3 of this list
If the damage was caused by a
household member or guest, the
Housing Authority must charge the
family for the reasonable cost of
repairs.
management of the damage;
(2) The Housing Authority shall
be responsible for repair of
the unit within a reasonable
time: Provided, that if the
damage was caused by the
tenant, tenant’s household or
guests, the reasonable cost
of the repairs shall be
charged to the tenant;
(3) The Housing Authority shall
offer standard alternative
accommodations, if
available, where necessary
repairs cannot be made
within a reasonable time;
and
(4) Provisions shall be made for
abatement of rent in
proportion to the seriousness
of the damage and loss in
value as a dwelling if repairs
are not made in accordance
with Item #2 above of this
list or alternative
accommodations not
provided in accordance with
Item (#3 of this list above,
except that no abatement of
rent shall occur if the tenant
rejects the alternative
accommodation or if the
damage was caused by the
tenant, tenant’s household,
or guests.
If the damage was caused by a
household member or guest, the
Housing Authority must charge the
family for the reasonable cost of
repairs.
Sentence in #2 above.
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ACOP Reference Current Proposed
Chapter 9,
Reexamination;
Page 9-2
INTRODUCTION
The Housing Authority is required
to monitor each family’s income and
composition over time, and to adjust
the family’s rent accordingly. The
Housing Authority must adopt
admission and occupancy policies
concerning conduct of annual and
interim reexaminations in
accordance with 24 CFR 960.257
and shall conduct reexaminations in
accordance with such policies. The
Housing Authority reexamination
policies must be in accordance with
the Public Housing Agency plan [24
CFR 960.257(c)].
[24 CFR 960.257, 960.259, 966.4]
INTRODUCTION
The Housing Authority is required
to monitor each family’s income
and household composition at least
annually over time, and to adjust the
family’s rent accordingly. The
Housing Authority must adopt
admission and occupancy policies
concerning conduct of annual and
interim reexaminations in
accordance with 24 CFR 960.257
and shall conduct reexaminations in
accordance with such policies. All
annual activities will be coordinated
in accordance with HUD
Regulations. It is a HUD
requirement that families report all
changes in household composition.
This chapter defines the Housing
Authority's policy for conducting
annual reexaminations and
coordinating annual activities. It
also explains the interim reporting
requirements for families, and the
standards for timely reporting. The
Housing Authority reexamination
policies must be in accordance with
the Public Housing Agency plan [24
CFR 960.257(c)].
Chapter 13, Lease
Terminations;
Page 13-20
13-IV.B. CONDUCTING
CRIMINAL RECORDS
CHECKS [24 CFR 5.903(e)(ii)
and 24 CFR 960.259]
HUD authorizes Housing
Authorities to conduct criminal
records checks on public housing
residents for lease enforcement and
eviction. Housing Authority policy
determines when the Housing
Authority will conduct such checks.
Housing Authority Policy
The Housing Authority will
conduct criminal background
13-IV.B. CONDUCTING
CRIMINAL RECORDS
CHECKS [24 CFR 5.903(e)(ii)
and 24 CFR 960.259]
HUD authorizes Housing
Authorities to conduct criminal
records checks on public housing
residents for lease enforcement and
eviction. Housing Authority policy
determines when the Housing
Authority will conduct such checks.
Housing Authority Policy
The Housing Authority will
conduct criminal background
2015 ACOP Summary of Changes Page 14 of 23
ACOP Reference Current Proposed
checks when it has come to the
attention of the Housing
Authority, either from local law
enforcement or by other means,
that a resident may be engaging
in criminal activity, including,
but not limited to, the following:
a. Engaging in the
destruction of property;
b. Engaging in violent
activity against another
person; or
c. Has interfered with the
right to peaceful
enjoyment of the
premises of other
residents.
Such checks will also
include sex offender
registration information. In
order to obtain such
information, all adult
household members must
sign consent forms for
release of information
checks when it has come to the
attention of the Housing
Authority, either from local law
enforcement or by other means,
that a resident may be
engaging in criminal activity,
including, but not limited to,
the following:
a. Engaging in the
destruction of property;
b. Engaging in violent
activity against another
person; or
c. Has interfered with the
right to peaceful
enjoyment of the
premises of other
residents.
Such checks will also
include sex offender
registration information. In
order to obtain
such information, all adult
household members must
sign consent forms for
(including release of
information form). It there is
none file, one must be
signed.
Chapter 14,
Grievance and
Appeals;
Page 14-6
Representation and Interpretive
Services
The family is entitled to be
represented by an attorney or other
designee, at the family’s expense,
and to have such person make
statements on the family’s behalf.
The family is entitled to arrange for
an interpreter to attend the hearing,
at the expense of the family, or the
Housing Authority, as may be
Representation and Interpretive
Services
The family is entitled to be
represented by an attorney or other
designee, at the family’s expense,
and to have such person make
statements on the family’s behalf.
The family is entitled to arrange for
an interpreter to attend the hearing,
at the expense of the family, or the
Housing Authority, as may be
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ACOP Reference Current Proposed
agreed upon by the two parties. If
the family does not arrange for their
own interpreter, the Housing
Authority is still obligated to
provide oral translation services in
accordance with its LEP Plan.
agreed upon by the two parties. If
the family does not arrange for their
own interpreter, the Housing
Authority is still obligated to
provide oral translation services in
accordance with its LEP Language
Access Plan (LAP).
Chapter 16,
Program
Administration;
Page 16-8
16-III.A. OVERVIEW
This part describes the Housing
Authority’s policies for recovery of
monies that have been underpaid by
families.
Housing Authority Policy
When an action or inaction of a
resident family results in the
underpayment of rent or other
amounts, the Housing
Authority holds the family
liable to return any
underpayments to the Housing
Authority.
The Housing Authority will
enter into repayment
agreements in accordance with
the policies contained in this
part as a means to recover
overpayments. The term
repayment agreement refers to
a formal document signed by a
tenant and provided to the
Housing Authority in which a
tenant acknowledges a debt in a
specific amount and agrees to
repay the amount due at
specific time periods.
When a family refuses to repay
monies owed to the Housing
Authority, the Housing
Authority will utilize other
available collection alternatives
including, but not limited to,
the following:
16-III.A. OVERVIEW
This part describes the Housing
Authority’s policies for recovery of
monies that have been underpaid by
families.
Housing Authority Policy
When an action or inaction of a
resident family results in the
underpayment of rent or other
amounts, the Housing
Authority holds the family
liable to return any
underpayments to the Housing
Authority.
The Housing Authority will
may enter into repayment
agreements in accordance with
the policies contained in this
part as a means to recover
overpayments. The term
repayment agreement refers to
a formal document signed by a
tenant and provided to the
Housing Authority in which a
tenant acknowledges a debt in a
specific amount and agrees to
repay the amount due at
specific time periods.
When a family refuses to repay
monies owed to the Housing
Authority, the Housing
Authority will utilize other
available collection alternatives
including, but not limited to,
the following:
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ACOP Reference Current Proposed
1. Collection agencies
2. Small claims court
3. Civil law suit
4. State income tax set-off
program
5. Referral to District
Attorney
1. Collection agencies
2. Small claims court
3. Civil law suit
4. State income tax set-off
program
5. Referral to District
Attorney
Chapter 17,
Homeownership
Program;
Pages 17-2 to 17-3
Dwelling Units and Types of
Assistance (24 CFR 906.5)
A homeownership program under
this part may provide for sale of:
(1) Units that are public
housing units; and
(2) Other units owned,
operated, assisted, or
acquired for homeownership
sale and that have received
the benefit of 1937 Act
funds or are to be sold with
the benefit of 1937 Act
funds (non-public housing
units). In selecting such
units to be sold in a
homeownership program
under this part, the PHA
shall not select units such
that it could not comply with
§ 906.7(a).
A homeownership program under
this part may provide for financing
to eligible families purchasing
eligible dwelling units or for
acquisition of housing units or for
developments by the Housing
Authority
(1) Housing Authority may
use assistance from
amounts it receives under
the Capital Fund under
section 9(d) of the 1937
Act or from other income
earned from its 1937 Act
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ACOP Reference Current Proposed
programs to provide
assistance to public
housing residents only to
facilitate the purchase of
homes (e.g., counseling,
closing costs, that portion
of the down payment not
required to be supplied
from the purchaser’s
funds under the
provisions of § 906.15(c),
financing, and moving
assistance). Public
housing residents may
use such assistance to
purchase the unit in
which they reside,
another public housing
unit, or a residence not
located in a public
housing development.
(2) Housing Authority may
provide financing assistance
for other eligible purchasers
from other income, i.e.,
funds not from 1937 Act
programs, such as proceeds
from selling public housing
units, loan repayments, and
public housing debt
forgiveness funding not
already committed to
another purpose.
(3) In accordance with the rules
and regulations governing
the Section 8(y)
Homeownership Option,
found in 24 CFR part 982
subpart M, a PHA may
make its housing choice
voucher funds available to
provide assistance to a
family purchasing a unit
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ACOP Reference Current Proposed
under this part. A family
receiving assistance under
the Section 8(y) program
and participating in a
homeownership program
under this part must meet
the requirements of both
programs.
Chapter 17,
Homeownership
Program;
Pages 17-2 to 17-3
Financial capacity requirement
Eligibility must be limited to
families who are capable of
assuming the financial obligations
of homeownership, under minimum
income standards for affordability,
taking into account the
unavailability of public housing
operating subsidies and
modernization funds after
conveyance of the property by the
Housing Authority. A
homeownership program may,
however, take account of any
available subsidy from other
sources. Under this affordability
standard, an applicant must meet the
following requirements:
(1) Cost/income ratio. On an
average monthly estimate,
the amount of the
applicant’s payments for
mortgage real estate taxes,
utilities, maintenance, and
other regularly recurring
homeownership costs (such
as condominium,
cooperative, or other
homeownership association
fees) will not exceed the
sum of:
(i) 35 percent of the
applicant’s adjusted
income as defined in
24 CFR part 913; and
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ACOP Reference Current Proposed
(ii) Any subsidy that will
be available for such
payments;
(2) Down payment
requirement. Each family
purchasing housing under a
homeownership program
must provide a down
payment in connection with
any loan for acquisition of
the housing, in an amount
determined by the Housing
Authority or PRE, in
accordance with an
approved homeownership
program. Except as provided
in paragraph (c)(3) of this
section, the Housing
Authority or PRE must
permit the family to use
grant amounts, gifts from
relatives, contributions from
private sources, and other
similar amounts in making
the down payment;
(3) The family must use its
own resources other than
grants, gifts, contributions,
or similar amounts, to
contribute an amount of the
down payment that is not
less than one percent of the
purchase price of the
housing. The Housing
Authority or PRE must
maintain records that are
verifiable by HUD through
audits regarding the source
of this one percent
contribution.
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Chapter 17,
Homeownership
Program;
Page 17-5
A. Family Eligibility
Requirements
Participation in the Section 32
Homeownership Option program
(“S32HOP”) is voluntary. Each
(“S32HOP”) participant must meet
the general requirements for
admission to the Public Housing
Program as set forth in this Housing
Authority Admissions & Continued
Occupancy Plan (ACOP).
A. Family Eligibility
Requirements
Participation in the Section 32
Homeownership Option program
S32HOP is voluntary. Each
S32HOP participant must meet the
general requirements for admission
to the Public Housing Program as
set forth in this Housing Authority
Admissions & Continued
Occupancy Plan (ACOP). Families
who are interested in purchasing a
unit must submit applications to the
Housing Authority or Purchase
Resale Entity (PRE) for that
specific purpose, and those
applications must be handled
separately from applications for
other Housing Authority programs.
Applications for homeownership
must not affect an applicant’s place
on any other Housing Authority
waiting list for rental units.
Chapter 18, Family
Self-Sufficiency;
Pages 18-3 to 18-4
ESCROW DISBURSEMENT
When the family successfully
completes their contract, the head of
the family shall be paid the amount
in the FSS account. The family must
submit a certification to the Housing
Authority that no member of the
FSS family is a recipient of welfare
assistance. The Housing Authority
will conduct a 3rd party verification
to confirm that the family is free of
welfare assistance.
If the Housing Authority determines
that the family has fulfilled certain
interim goals and needs some
additional funds for purposes of
completion of higher education, job
training, improve credit, or to meet
start up expenses involved in
ESCROW DISBURSEMENT 24
CFR 984.305 When the family successfully
completes their contract COP, the
head of the family shall be paid the
amount in the FSS account. The
family must submit a certification to
the Housing Authority that no
member of the FSS family is a
recipient of welfare assistance or
has not been a welfare recipient in
the last twelve (12) consecutive
months before the contract expires.
The Housing Authority will conduct
a 3rd third party verification to
confirm that the family is free of
welfare assistance
If the Housing Authority determines
that, the family has fulfilled certain
interim goals and needs some
2015 ACOP Summary of Changes Page 21 of 23
ACOP Reference Current Proposed
creation of a small business, the
Housing Authority may permit the
family to use some of the funds
from the escrow account. The
criteria for interim escrow
disbursements are located in the
Family Self-Sufficiency Action
Plan. The family must provide
receipts to the Housing Authority to
confirm payment.
The escrow account will be forfeited
if the contract is terminated or the
contract is completed but the family
is receiving welfare assistance at the
time the contract expires.
additional funds for purposes of
completion of higher education, job
training, improve credit, or to meet
start up expenses involved in
creation of a small business, the
Housing Authority may permit the
family to use some of the funds
from the escrow account. The
criteria for interim escrow
disbursements are located in the
Family Self-Sufficiency Action
Plan. The family must provide
receipts to the Housing Authority to
confirm payment.
The escrow account will be
forfeited if the contract is
terminated or the contract is
completed but the family is
receiving welfare assistance at the
time the contract expires.
Chapter 19, No
Smoking (Tobacco
Free) Policy;
Page 19-1
Removed due to
expiration,
February 28, 2013
Temporary No Smoking
Exemption
Currents residents who use tobacco
products that have entered into a
lease agreement prior to the
implementation will be permitted to
continue to use tobacco products in
their apartments for twelve (12)
months. This exception shall not be
extended to guests, invitees, and
visitors or anyone other than the
lease holder/occupant. This
exemption expired on February 28,
2013
Any current resident who smokes
must sign and date the “Temporary
No Smoking Exemption” Form.
Any resident with an approved
Temporary No Smoking Exemption
must not smoke in any unit other
than their own and must not allow
anyone not on their lease to smoke
Temporary No Smoking
Exemption
Currents residents who use tobacco
products that have entered into a
lease agreement prior to the
implementation will be permitted to
continue to use tobacco products in
their apartments for twelve (12)
months. This exception shall not be
extended to guests, invitees, and
visitors or anyone other than the
lease holder/occupant. This
exemption expired on February 28,
2013
Any current resident who smokes
must sign and date the “Temporary
No Smoking Exemption” Form.
Any resident with an approved
Temporary No Smoking Exemption
must not smoke in any unit other
than their own and must not allow
anyone not on their lease to smoke
2015 ACOP Summary of Changes Page 22 of 23
ACOP Reference Current Proposed
in their unit at any time. This
Temporary No Smoking Exemption
does not apply to guests, invitees,
visitors, and other residents of the
Housing Authority.
in their unit at any time. This
Temporary No Smoking Exemption
does not apply to guests, invitees,
visitors, and other residents of the
Housing Authority.
Chapter 20,
Residential
Relocation and Re-
Housing Policy;
Page 20-3
NOTICE
The Authority shall provide a Notice
of Relocation Policies, Benefits, and
Requirements to all residents of a
development whose relocation is
required as a result of a capital
improvement program. Such
information shall be provided to
residents as soon as the need for
relocation due to a planned capital
improvement program is
determined. Notice shall be
provided by personal service, and
sent by Certified and Registered
First-Class Mail, Return Receipt
Requested.
Relocation notices shall be provided
to residents in the languages
identified by the Authority as
spoken by the residents of the
development.
Residents who wish to temporarily
or permanently relocate off-site shall
notify the Authority within twenty
(20) days of receipt of their Notice
of Relocation Policies, Benefits and
Requirements.
The Authority shall conduct at least
one (1) on-site Relocation Briefing
Session and one (1) Neighborhood
Orientation Session for residents of
the development undergoing
planned re-development prior to the
time when off-site relocation
requests are due to the Authority.
All residents who are required to
NOTICE
The Housing Authority shall
provide a Notice of Relocation
Policies, Benefits, and
Requirements to all residents of a
development whose relocation is
required as a result of a capital
improvement program. Such
information shall be provided to
residents as soon as the need for
relocation due to a planned capital
improvement program is
determined. Notice shall be
provided by personal service, and
sent by Certified and Registered
First-Class Mail, Return Receipt
Requested.
Relocation notices shall be provided
to residents in the languages
identified by the Housing Authority
as spoken by the residents of the
development in accordance with the
Language Access Plan (LAP).
Residents who wish to temporarily
or permanently relocate off-site
shall notify the Housing Authority
within twenty (20) days of receipt
of their Notice of Relocation
Policies, Benefits and
Requirements.
The Housing Authority shall
conduct at least one (1) on-site
Relocation Briefing Session and one
(1) Neighborhood Orientation
Session for residents of the
development undergoing planned
re-development prior to the time
2015 ACOP Summary of Changes Page 23 of 23
ACOP Reference Current Proposed
temporarily or permanently relocate
will be required to sign and return
the appropriate relocation/re-
housing agreements and all
Authority administrative documents
to the Authority no less than one
hundred twenty (120) days prior to
the anticipated date of their initial
relocation.
when off-site relocation requests are
due to the Housing Authority.
All residents who are required to
temporarily or permanently relocate
will be required to sign and return
the appropriate relocation/re-
housing agreements and all
Authority administrative documents
to the Authority no less than one
hundred twenty (120) days prior to
the anticipated date of their initial
relocation.
Appendix I –
Acronyms See attached list of updated
acronyms