housing authority of the city of fresno low income public housing program admission and continued

332 Pages·2011·4.07 MB·English

Admission and Continued
Occupancy Policy
Low Income Public Housing Program
City of Fresno
FYB: January 1, 2012
www.fresnohousing.org 1331 Fulton Mall, Fresno, California 93721 [phone] TTY [phone]
TABLE OF CONTENTS
CHAPTER 1 – STATEMENT OF POLICIES AND OBJECTIVES ...................................................................................................... 11
INTRODUCTION ................................................................................................................................................................... 11
1.0 HOUSING AUTHORITY OVERVIEW & MISSION ............................................................................................................. 11
1.1 ORGANIZATION AND STRUCTURE OF THE HACF ........................................................................................................ 11
1.2 LOCAL OBJECTIVES ..................................................................................................................................................... 12
1.3 PURPOSE OF THE POLICY............................................................................................................................................ 12
1.4 UPDATING AND REVISING THE POLICY ....................................................................................................................... 12
1.5 FAMILY OUTREACH .................................................................................................................................................... 12
1.6 POSTING OF REQUIRED INFORMATION ..................................................................................................................... 12
1.7 CONFIDENTIALITY ...................................................................................................................................................... 13
1.8 VIOLENCE AGAINST WOMEN ACT .............................................................................................................................. 14
1.9 VAWA CONFIDENTIALITY ........................................................................................................................................... 14
CHAPTER 2 – FAIR HOUSING & EQUAL OPPORTUNITY .......................................................................................................... 15
INTRODUCTION ................................................................................................................................................................... 15
PART I: NONDISCRIMINATION ............................................................................................................................................. 15
2.0 OVERVIEW ................................................................................................................................................................. 15
2.1 NONDISCRIMINATION ............................................................................................................................................... 16
2.2 DISCRIMINATION COMPLAINTS ................................................................................................................................. 17
PART II: POLICIES RELATED TO PERSONS WITH DISABILITIES .............................................................................................. 17
2.3 POLICIES RELATED TO PERSONS WITH DISABILITIES .................................................................................................. 17
2.4 DEFINITION OF REASONABLE ACCOMMODATION .............................................................................................................. 18
2.5 TYPES OF REASONABLE ACCOMMODATIONS ............................................................................................................ 18
2.6 REQUESTS FOR AN ACCOMMODATION ..................................................................................................................... 19
2.7 VERIFICATION OF A REQUEST FOR A REASONABLE ACCOMMODATION .................................................................... 19
PART III: IMPROVING ACCESS TO SERVICES FOR PERSONS WITH LIMITED ENGLISH PROFICIENCY (LEP) .......................... 20
2.8 LIMITED ENGLISH PROFICIENCY (LEP) TRANSLATION SERVICES ......................................................................................... 20
2.9 ORAL TRANSLATION ................................................................................................................................................... 21
2.10 WRITTEN TRANSLATION ............................................................................................................................................ 21
2.11 PRIVACY STATEMENT ................................................................................................................................................. 21
CHAPTER 3 – ELIGIBILITY AND SUITABILITY FOR ADMISSION TO PUBLIC HOUSING [24 CFR PART 960, SUBPART B] ............. 23
INTRODUCTION ................................................................................................................................................................... 23
3.0 ELIGIBILITY & SUITABILITY CRITERIA FOR ADMISSION ............................................................................................................. 23
3.1 TIMING FOR THE VERIFICATION OF QUALIFYING FACTORS ....................................................................................... 24
Part I: Definitions of Family and Household Members ........................................................................................................ 24
3.2 FAMILY AND HOUSEHOLD [24 CFR 5.403 AND HUD-50058 IB, P. 13] ........................................................................... 24
3.3 FAMILY BREAK-UP AND REMAINING MEMBER OF RESIDENT FAMILY ....................................................................... 25
3.4 HEAD OF HOUSEHOLD ............................................................................................................................................... 25
3.5 SPOUSE, COHEAD, AND OTHER ADULT ...................................................................................................................... 25
3.6 DEPENDENT [24 CFR 5.603] ....................................................................................................................................... 26
3.7 JOINT CUSTODY OF DEPENDENTS .............................................................................................................................. 26
3.8 FULL-TIME STUDENT [24 CFR 5.603] .......................................................................................................................... 26
3.9 ELDERLY AND NEAR-ELDERLY PERSONS, AND ELDERLY FAMILY ................................................................................. 27
3.10 PERSONS WITH DISABILITIES AND DISABLED FAMILY [24 CFR 5.403]......................................................................... 27
3.11 GUESTS [24 CFR 5.100] ............................................................................................................................................... 27
Page | i
3.12 FOSTER CHILDREN AND FOSTER ADULTS ................................................................................................................... 28
3.13 ABSENT FAMILY MEMBERS ........................................................................................................................................ 28
3.14 LIVE-IN AIDE ............................................................................................................................................................... 30
PART II: BASIC ELIGIBILITY CRITERIA .................................................................................................................................... 31
3.15 INCOME ELIGIBLITY AND TARGETING ........................................................................................................................ 31
3.16 CITIZENSHIP/ELIGIBLE IMMIGRATION STATUS [24 CFR 5, SUBPART E] ......................................................................... 32
3.17 SOCIAL SECURITY NUMBERS [24 CFR 5.216 AND 5.218, NOTICE PIH 2010-3] ................................................................ 32
3.18 TIMEFRAME FOR PROVIDING SSN ...................................................................................................................................... 33
3.19 ACCEPTABLE SSN DOCUMENTION ............................................................................................................................. 35
3.20 PENALTIES FOR A RESIDENT’S NON-DISCLOSURE OF SSN ....................................................................................................... 37
3.21 FAMILY CONSENT TO RELEASE OF INFORMATION [24 CFR 5.230] ............................................................................. 37
PART III: SCREENING & DENIAL OF ADMISSION .................................................................................................................. 38
3.22 SCREENING FOR ADMISSION ..................................................................................................................................... 38
3.23 SCREENING STANDARDS ............................................................................................................................................ 38
3.24 SCREENING FOR DRUG-RELATED AND/OR CRIMINAL ACTIVITY [24 CFR 960.204] ..................................................... 42
3.25 MANDATORY DENIAL OF ASSISTANCE [24 CFR 960.204]............................................................................................ 43
3.26 ADDITIONAL PROHIBITIONS[960.203(C) AND (D) AND PH OCC GB, P. 48] ...................................................................... 44
3.27 OTHER SUITABILITY FACTORS .................................................................................................................................... 45
3.28 QUALIFIED AND UNQUALIFIED APPLICANTS .......................................................................................................................... 47
3.29 DOCUMENTATION OF FINDINGS ......................................................................................................................................... 47
3.30 PROHIBITED CRITERIA FOR DENIAL OF ADMISSION ................................................................................................................. 49
3.31 GRIEVANCE RIGHTS WHEN HACF DECISION IS TO DENY ADMISSION ......................................................................... 49
3.32 RECORDS MANAGEMENT .......................................................................................................................................... 50
3.33 CONSIDERATION OF CIRCUMSTANCES [24 CFR 960.203(C)(3) AND (D)] ...................................................................... 50
3.34 PROHIBITION AGAINST DENIAL OF ASSISTANCE TO VICTIMS OF DOMESTIC VIOLENCE, DATING VIOLENCE, AND
STALKING [24 CFR PART5, SUBPART L] ......................................................................................................................................... 52
3.35 NOTICE OF ELIGIBILITY OR DENIAL ............................................................................................................................. 55
CHAPTER 4 - APPLICATIONS, MANAGEMENT OF THE WAIT LIST AND RESIDENT SELECTION [24 CFR 5.400, 5.600, 960.201
THROUGH 960.208] .............................................................................................................................................................. 57
INTRODUCTION ................................................................................................................................................................... 57
PART I: THE APPLICATION PROCESS .................................................................................................................................... 57
4.0 APPLYING FOR ASSISTANCE [24 CFR 1.4(B)(2)(II), 24 CFR 960.202(A)(2)(IV), AND PH OCC GB, P. 68] ............................ 57
PART II: MANAGING THE WAITING LIST .............................................................................................................................. 58
4.1 PRE-APPLICATION ...................................................................................................................................................... 58
4.2 PRELIMINARY WAIT LIST STRUCTURE THIS SECTION MUST ALLWAY BE MODIFIED ............................................................... 59
4.3 PLACEMENT ON THE WAIT LIST.................................................................................................................................. 60
4.4 OPENING AND CLOSING OF THE WAIT LIST ................................................................................................................ 60
4.5 FAMILY OUTREACH [24 CFR 903.2(D); 24 CFR 903.7(A) AND (B)] .................................................................................. 61
4.6 REPORTING CHANGES IN FAMILY CIRCUMSTANCES .................................................................................................. 61
4.7 PURGING THE WAIT LIST ............................................................................................................................................ 61
4.8 CANCELLATION FROM THE WAIT LIST FOR NO RESPONSE ............................................................................................... 61
PART III: RESIDENT SELECTION ............................................................................................................................................ 62
4.9 RESIDENT SELECTION FROM THE WAIT LIST FOR ADMISSION.................................................................................... 62
4.10 CREATING AN APPLICATION POOL ............................................................................................................................. 62
4.11 METHOD OF SELECTION ............................................................................................................................................. 62
4.12 LOCAL PREFERENCES [24 CFR 960.206] ...................................................................................................................... 63
4.13 PREFERENCE ELIGIBILITY [24 CFR 982.207] ................................................................................................................ 64
4.14 INCOME TARGETING [24 CFR 960.202(B)] .................................................................................................................. 64
4.15 DECONCENTRATION OF POVERTY AND INCOME MIXING [24 CFR 903.1 AND 903.2] .................................................. 65
4.16 PROMOTION OF INTEGRATION .................................................................................................................................. 67
4.17 UNITS DESIGNATED FOR THE ELDERLY OR DISABLED [24 CFR 945] ............................................................................ 67
4.18 MIXED POPULATION UNITS [24 CFR 960.407] ............................................................................................................ 67
4.19 GENERAL OCCUPANCY UNITS .................................................................................................................................... 67
Page | ii
4.20 DESIGNATED NON SMOKING COMPLEXES ................................................................................................................. 68
4.21 FULL APPLICATION PROCESS ...................................................................................................................................... 68
4.22 VERIFICATION ............................................................................................................................................................ 69
4.23 DETERMINING APPLICANTS ELIGIBLE OR INELIGIBLE ................................................................................................. 69
4.24 PREFERENCE DENIAL .................................................................................................................................................. 70
CHAPTER 5 – OCCUPANCY STANDARDS & UNIT OFFERS ....................................................................................................... 71
INTRODUCTION ................................................................................................................................................................... 71
5.0 DETERMINING UNIT SIZE............................................................................................................................................ 71
5.1 EXCEPTIONS TO OCCUPANCY STANDARDS ................................................................................................................ 72
5.2 OCCUPANCY STANDARDS ARE APPLICABLE TO TRANSFERS ....................................................................................... 73
PART II: UNIT OFFERS .......................................................................................................................................................... 73
5.3 PLAN FOR UNIT OFFERS ............................................................................................................................................. 73
5.4 TIME LIMIT FOR UNIT OFFER ACCEPTANCE OR REFUSAL ........................................................................................... 74
5.5 OFFER OF ACCESSIBLE UNITS ..................................................................................................................................... 74
5.6 APPLICANTS UNABLE TO TAKE OCCUPANCY .............................................................................................................. 74
CHAPTER 6 – INCOME AND RENT DETERMINATIONS[24 CFR PART 5, SUBPARTS E AND F; 24 CFR 960, SUBPART C] ............. 77
INTRODUCTION ................................................................................................................................................................... 77
PART I: ANNUAL INCOME .................................................................................................................................................... 77
6.0 ANNUAL INCOME ...................................................................................................................................................... 77
6.1 HOUSEHOLD COMPOSITION AND INCOME ............................................................................................................... 78
6.2 ANTICIPATING ANNUAL INCOME .............................................................................................................................. 80
6.3 EARNED INCOME ....................................................................................................................................................... 81
6.4 TYPES OF EARNED INCOME NOT COUNTED IN ANNUAL INCOME .............................................................................. 81
6.5 EARNED INCOME DISALLOWANCE [24 CFR 960.255] ................................................................................................ 83
6.6 BUSINESS INCOME [24 CFR 5.609(B)(2)] .................................................................................................................... 85
6.7 ASSETS [24 CFR 5.609(B)(3) AND 24 CFR 5.603(B)] ...................................................................................................... 86
6.8 TYPES OF ASSETS ........................................................................................................................................................ 89
6.9 PERIODIC PAYMENTS ................................................................................................................................................ 91
6.10 PAYMENTS IN LIEU OF EARNINGS .............................................................................................................................. 93
6.11 WELFARE ASSISTANCE ............................................................................................................................................... 93
6.12 PERIODIC AND DETERMINABLE ALLOWANCES [24 CFR 5.609(B)(7) .......................................................................... 94
6.13 ADDITIONAL EXCLUSIONS FROM ANNUAL INCOME ................................................................................................. 94
PART II: ADJUSTED INCOME ................................................................................................................................................ 96
6.14 INTRODUCTION ......................................................................................................................................................... 96
6.15 DEPENDENT DEDUCTION ........................................................................................................................................... 97
6.16 ELDERLY OR DISABLED FAMILY DEDUCTION .............................................................................................................. 97
6.17 MEDICAL EXPENSES DEDUCTION [24 CFR 5.611(A)(3)(I) ............................................................................................. 97
6.18 DISABILITY ASSISTANCE EXPENSES DEDUCTION [24 CFR 5.603(B) AND 24 CFR 5.611(A)(3)(II)] .................................. 98
6.19 CHILD CARE EXPENSE DEDUCTION ........................................................................................................................... 100
PART III: CALCULATING RENT ............................................................................................................................................ 102
6.20 OVERVIEW OF INCOME-BASED RENT CALCULATIONS............................................................................................. 102
6.21 FINANCIAL HARDSHIPS AFFECTING MINIMUM RENT [24 CFR 5.630] ....................................................................... 103
6.22 UTILITY ALLOWANCES [24 CFR 965, SUBPART E] ........................................................................................................ 105
6.23 PRORATED RENT FOR MIXED FAMILIES [24 CFR 5.520] ........................................................................................... 105
6.24 FLAT RENTS AND FAMILY CHOICE IN RENTS [24 CFR 960.253] ................................................................................ 106
CHAPTER 7 – VERIFICATION ................................................................................................................................................ 109
INTRODUCTION ................................................................................................................................................................. 109
PART I: GENERAL VERIFICATION REQUIREMENTS ............................................................................................................. 109
7.0 FAMILY CONSENT TO RELEASE OF INFORMATION [24 CFR 960.259, 24 CFR 5.230] ................................................. 109
7.1 ITEMS TO BE VERIFIED .............................................................................................................................................. 110
7.2 USE OF HUD’S ENTERPRISE INCOME VERIFICATION (EIV) SYSTEM ......................................................................................... 110
Page | iii
7.3 HUD’S VERIFICATION HIERARCHY [NOTICE PIH 2010-19] .................................................................................................. 112
7.4 METHODS OF INCOME VERIFICATION AND TIME ALLOWED .................................................................................... 115
7.5 VERIFICATION OF INCOME ....................................................................................................................................... 116
7.6 INCOME FROM ASSETS ............................................................................................................................................ 119
7.7 VERIFICATION OF ASSETS ......................................................................................................................................... 120
7.8 VERIFICATION OF ALLOWABLE DEDUCTIONS FROM INCOME ................................................................................. 121
Part II: Verifying FAMILY INFORMATION ........................................................................................................................... 122
7.9 VERIFICATION OF LEGAL IDENTITY ........................................................................................................................... 122
7.10 DOCUMENTATION OF AGE ...................................................................................................................................... 123
7.11 FAMILY RELATIONSHIPS .......................................................................................................................................... 123
7.12 VERIFICATION OF SOCIAL SECURITY NUMBERS [24 CFR 5.216] ................................................................................ 126
7.13 VERIFICATION OF SUITABILITY FOR ADMISSION ...................................................................................................... 128
7.14 VERIFICATION OF WAITING LIST PREFERENCES [24 CFR 5.410, 5.415, 5.430] ......................................................... 129
7.15 VERIFICATION OF VAWA STATUS ............................................................................................................................. 130
INTRODUCTION ................................................................................................................................................................. 131
PART I: LEASING................................................................................................................................................................. 131
8.0 LEASE ORIENTATION ................................................................................................................................................ 131
8.1 TERM OF LEASE AGREEMENT ................................................................................................................................... 132
8.2 EXECUTION OF LEASE [24 CFR 966.4(A)(3)] .............................................................................................................. 132
8.3 MODIFICATIONS TO THE LEASE [24 CFR 966.4(A)(3)] ............................................................................................... 133
8.4 ADDITIONS TO THE LEASE ........................................................................................................................................ 133
8.5 LEASING UNITS WITH ACCESSIBLE OR ADAPTABLE FEATURES[24 CFR 8.27(A)(1)(2) AND (B)] ................................... 134
8.6 UTILITY SERVICES ..................................................................................................................................................... 134
8.7 SECURITY DEPOSITS [24 CFR 966.4(B)(5)] ................................................................................................................. 134
8.8 RENT PAYMENTS [24 CFR 966.4(B)(1)]...................................................................................................................... 135
8.9 FEES AND LOCKBOX SYSTEM .................................................................................................................................... 135
8.10 LATE FEES AND INSUFFICIENT FUND .............................................................................................................................. 136
8.11 SCHEDULES OF MAINTENANCE CHARGES ................................................................................................................ 136
PART II: INSPECTIONS ........................................................................................................................................................ 136
8.12 INSPECTIONS OF PUBLIC HOUSING UNITS [24 CFR 966.4(I)] .................................................................................... 136
8.13 GUEST POLICY .......................................................................................................................................................... 139
8.14 HOME OCCUPATIONS .............................................................................................................................................. 140
CHAPTER 9 – STANDARDS FOR CONTINUED OCCUPANCY & REEXAMINATIONS [24 CFR 960.257, 960.259, 966.4] ............. 143
INTRODUCTION ................................................................................................................................................................. 143
PART I: STANDARDS FOR CONTINUED OCCUPANCY ......................................................................................................... 143
9.0 ELIGIBILITY FOR CONTINUED OCCUPANCY .............................................................................................................. 143
PART II: ANNUAL REEXAMINATIONS FOR FAMILIES PAYING ............................................................................................ 144
INCOME BASED RENTS & FLATE RENTS ............................................................................................................................. 144
9.1 OVERVIEW ............................................................................................................................................................... 144
9.2 SCHEDULING ANNUAL REEXAMINATIONS .............................................................................................................. 145
9.3 ANNUAL REEXAMINATIONS ..................................................................................................................................... 145
9.4 RECERTIFICATION NOTICE TO THE FAMILY .............................................................................................................. 146
9.5 RECERTIFICATION NOTICE TIMELINE ....................................................................................................................... 146
9.6 METHODOLOGY ....................................................................................................................................................... 146
9.7 PERSONS WITH DISABILITIES .................................................................................................................................... 146
9.8 COLLECTION OF INFORMATION ............................................................................................................................... 147
9.9 REQUIREMENTS TO ATTEND .................................................................................................................................... 147
9.10 CRIMINAL BACKGROUND CHECK ............................................................................................................................. 147
9.11 FAILURE TO RESPOND TO NOTIFICATION TO RECERTIFY .......................................................................................... 147
9.12 DOCUMENTS REQUIRED FROM THE FAMILY ........................................................................................................... 148
9.13 VERIFICATION OF INFORMATION ............................................................................................................................ 148
9.14 CHANGES IN THE RESIDENT RENT ............................................................................................................................ 148
9.15 RESIDENT RENT INCREASES ...................................................................................................................................... 148
Page | iv
9.16 RESIDENT RENT DECREASES ..................................................................................................................................... 149
PART III: INTERIM REEXAMINATIONS POLICY .................................................................................................................... 149
[24 CFR 960.257; 24 CFR 966.4] ........................................................................................................................................ 149
9.17 REPORTING INTERIM CHANGES ............................................................................................................................... 149
9.18 INCREASES IN INCOME TO BE REPORTED ................................................................................................................. 149
9.19 INCREASES IN INCOME AND RENT ADJUSTMENTS ................................................................................................... 150
9.20 DECREASES IN INCOME AND RENT ADJUSTMENTS .................................................................................................. 150
9.21 INCOME CHANGES RESULTING FROM WELFARE PROGRAM REQUIREMENTS ......................................................... 150
9.22 OTHER INTERIM REPORTING ISSUES ........................................................................................................................ 152
9.23 HA ERRORS ................................................................................................................................................................. 152
9.24 TIMELY REPORTING CHANGES IN INCOME AND ASSETS .......................................................................................... 152
9.25 REPORTING OF CHANGES IN FAMILY COMPOSITION ............................................................................................... 154
9.26 REMAINING MEMBER OF RESIDENT FAMILY—RETENTION OF UNIT ....................................................................... 157
9.27 CHANGES IN UNIT SIZE ............................................................................................................................................. 157
9.28 CONTINUANCE OF ASSISTANCE FOR “MIXED” FAMILIES ......................................................................................... 157
CHAPTER 10 – PETS [24 CFR 5, SUBPART C; 24 CFR 960, SUBPART G] .................................................................................. 159
INTRODUCTION ................................................................................................................................................................. 159
PART I: ASSISTANCE ANIMALS ........................................................................................................................................... 159
10.0 OVERVIEW ............................................................................................................................................................... 159
10.1 APPROVAL OF ASSISTANCE ANIMALS ...................................................................................................................... 160
10.2 CARE AND HANDLING .............................................................................................................................................. 160
PART II: PET POLICIES FOR ALL DEVELOPMENTS ............................................................................................................... 161
10.3 OVERVIEW ............................................................................................................................................................... 161
10.4 MANAGEMENT APPROVAL OF PETS [24 CFR 960.707(B)(5)] ................................................................................... 161
10.5 REFUSAL TO REGISTER PETS ..................................................................................................................................... 161
10.6 PET AGREEMENT ...................................................................................................................................................... 162
10.7 STANDARDS FOR PETS [24 CFR 5.318; 960.707(B)] .................................................................................................. 162
10.8 DEFINITION OF “COMMON HOUSEHOLD PET” ........................................................................................................ 163
10.9 PET RESTRICTIONS ................................................................................................................................................... 163
10.10 PET RULES ................................................................................................................................................................ 164
10.11 DESIGNATED PET/NO-PET AREAS ............................................................................................................................ 165
10.12 ALTERATIONS TO UNIT ............................................................................................................................................. 165
10.13 ADDITIONAL REQUIREMENTS .................................................................................................................................. 165
10.14 PET CARE .................................................................................................................................................................. 166
10.15 RESPONSIBLE PARTIES ............................................................................................................................................. 166
10.16 PET RULE VIOLATION NOTICE................................................................................................................................... 166
10.17 NOTICE FOR PET REMOVAL ...................................................................................................................................... 166
10.18 TERMINATION OF TENANCY .................................................................................................................................... 166
10.19 PET REMOVAL .......................................................................................................................................................... 167
10.20 EMERGENCIES .......................................................................................................................................................... 167
PART III: PET DEPOSITS AND FEES FOR ALL DEVELOPMENTS ............................................................................................ 167
10.21 PET DEPOSITS .......................................................................................................................................................... 167
10.22 OTHER CHARGES ..................................................................................................................................................... 168
CHAPTER 11- COMMUNITY SERVICES [24 CFR PART 960 SUBPART F AND 24 CFR 903.7] .................................................... 169
INTRODUCTION ................................................................................................................................................................. 169
11.0 REQUIREMENTS ...................................................................................................................................................... 169
11.1 DEFINITIONS ................................................................................................................................................................ 169
11.2 DETERMINATION OF EXEMPTION STATUS AND COMPLIANCE [24 CFR 960.605(C)(3)] ........................................... 172
11.3 DOCUMENTATION AND VERIFICATION [24 CFR 960.605(C)(4)] ............................................................................... 173
11.4 NONCOMPLIANCE.................................................................................................................................................... 174
11.5 INELIGIBILITY FOR OCCUPANCY FOR NONCOMPLIANCE .......................................................................................... 175
CHAPTER 12 – TRANSFER POLICY ........................................................................................................................................ 177
Page | v
INTRODUCTION ................................................................................................................................................................. 177
PART I: EMERGENCY TRANSFERS....................................................................................................................................... 177
12.0 OVERVIEW ............................................................................................................................................................... 177
12.1 EMERGENCY TRANSFERS ......................................................................................................................................... 178
12.2 EMERGENCY TRANSFER PROCEDURES .................................................................................................................... 178
PART II: HA REQUIRED TRANSFERS ................................................................................................................................... 178
12.3 OVERVIEW ............................................................................................................................................................... 178
12.4 TYPES OF HA REQUIRED TRANSFERS ........................................................................................................................ 178
12.5 ADVERSE ACTION [24 CFR 966.4(E)(8)(I)] .................................................................................................................. 180
PART III: TRANSFERS REQUESTED BY RESIDENTS .............................................................................................................. 180
12.6 OVERVIEW ............................................................................................................................................................... 180
12.7 TYPES OF RESIDENT REQUESTED TRANSFERS .......................................................................................................... 180
12.8 ELIGIBILITY FOR TRANSFER ...................................................................................................................................... 181
12.9 SECURITY DEPOSITS................................................................................................................................................. 182
12.10 HANDLING OF REQUESTS ........................................................................................................................................ 182
PART IV: TRANSFER PROCESSING ...................................................................................................................................... 182
12.11 OVERVIEW ............................................................................................................................................................... 182
12.12 TRANSFER LIST......................................................................................................................................................... 182
12.13 TRANSFER OFFER POLICY ......................................................................................................................................... 183
12.14 GOOD CAUSE FOR UNIT REFUSAL ............................................................................................................................ 184
12.15 SECURITY DEPOSITS ................................................................................................................................................. 184
12.16 COST OF TRANSFER .................................................................................................................................................. 185
12.17 RECERTIFICATION .................................................................................................................................................... 185
12.18 DECONCENTRATION................................................................................................................................................ 185
CHAPTER 13 – LEASE TERMINATIONS [24 CFR 966.4] .......................................................................................................... 187
INTRODUCTION ................................................................................................................................................................. 187
PART I: TERMINATION BY RESIDENT ................................................................................................................................. 187
13.0 TERMINATION BY RESIDENT .................................................................................................................................... 187
PART II: TERMINATION BY THE HACF – MANDATORY ....................................................................................................... 188
13.1 OVERVIEW ............................................................................................................................................................... 188
13.2 MANDATORY TERMINATION ................................................................................................................................... 188
PART III: TERMINATION BY HACF – OTHER AUTHORIZED REASONS ................................................................................. 189
13.3 OVERVIEW ............................................................................................................................................................... 189
13.4 MANDATORY LEASE PROVISIONS ............................................................................................................................ 190
13.5 TERMINATION BY HACF – OTHER AUTHORIZED REASONS ....................................................................................... 191
13.6 OTHER SERIOUS OR REPEATED VIOLATIONS OF MATERIAL TERMS OF THE LEASE – MANDATORY LEASE PROVISIONS
193
13.7 OTHER AUTHORIZED REASONS FOR TERMINATION................................................................................................. 193
13.8 ALTERNATIVES TO TERMINATION OF TENANCY ....................................................................................................... 195
13.9 CRITERIA FOR DECIDING TO TERMINATE TENANCY ................................................................................................. 196
13.10 PROHIBITION AGAINST TERMINATING TENANCY OF VICTIMS OF DOMESTIC VIOLENCE, DATING VIOLENCE, AND
STALKING ............................................................................................................................................................................... 197
PART IV: NOTIFICATION REQUIREMENTS, EVICTION PROCEDURES AND RECORD KEEPING ............................................ 201
13.11 OVERVIEW ............................................................................................................................................................... 201
13.12 CONDUCTING CRIMINAL RECORDS CHECKS............................................................................................................. 201
13.13 DISCLOSURE OF CRIMINAL RECORDS TO FAMILY ..................................................................................................... 201
13.14 LEASE TERMINATION NOTICE .................................................................................................................................. 201
13.15 EVICTION ................................................................................................................................................................. 204
13.16 NOTIFICATION TO POST OFFICE ............................................................................................................................... 204
13.17 RECORD KEEPING ..................................................................................................................................................... 204
CHAPTER 14 – GRIEVANCES AND APPEALS [24 CFR 966.50–966.57] ................................................................................... 205
INTRODUCTION ................................................................................................................................................................. 205
Page | vi
PART I: INFORMAL HEARINGS FOR PUBLIC HOUSING APPLICANTS .................................................................................. 205
14.0 OVERVIEW ............................................................................................................................................................... 205
14.1 INFORMAL HEARING PROCESS [24 CFR 960.208(A) AND PH OCC GB, P. 58] ............................................................... 205
PART II: INFORMAL HEARINGS WITH REGARD TO NONCITIZENS ...................................................................................... 206
14.2 HEARING AND APPEAL PROVISIONS FOR NON-CITIZENS [24 CFR 5.514] ................................................................. 206
PART II: GRIEVANCE PROCEDURES .................................................................................................................................... 210
14.3 REQUIREMENTS [24 CFR 966.52]............................................................................................................................. 210
14.4 DEFINITIONS ............................................................................................................................................................ 210
14.5 APPLICABILITY [24 CFR 966.51] ................................................................................................................................ 211
14.6 INFORMAL HEARING [24 CFR 966.54] ...................................................................................................................... 211
14.7 PROCEDURES TO OBTAIN A HEARING [24 CFR 966.55] .................................................................................................... 212
14.8 SELECTION OF HEARING OFFICER/PANEL [24 CFR 966.55(B)] .................................................................................. 213
14.9 PROCEDURES GOVERNING THE HEARING [24 CFR 966.56] ...................................................................................... 214
14.10 GENERAL PROCEDURES [24 CFR 966.56(E), (F), AND (G)] .................................................................................................. 215
14.11 DECISION OF THE HEARING OFFICER/PANEL [24 CFR 966.57] .................................................................................. 216
14.12 DECISION OF THE HEARING OFFICER/PANEL [24 CFR 966.57] .................................................................................. 217
CHAPTER 15 – PROGRAM INTEGRITY .................................................................................................................................. 219
INTRODUCTION ................................................................................................................................................................. 219
PART I: PREVENTING, DETECTING, AND INVESTIGATING ERRORS AND PROGRAM ABUSE ............................................. 219
15.0 PREVENTING ERRORS AND PROGRAM ABUSE ......................................................................................................... 219
15.1 DETECTING ERRORS AND PROGRAM ABUSE ........................................................................................................... 220
15.2 INVESTIGATING ERRORS AND PROGRAM ABUSE .................................................................................................... 221
15.3 THE HA’S HANDLING OF ALLEGATIONS OF POSSIBLE ABUSE AND FRAUD ............................................................... 223
15.4 HOW THE HACF REVIEWS ALLEGATIONS OF ABUSE AND FRAUD ............................................................................. 224
15.5 PLACEMENT OF DOCUMENTS, EVIDENCE AND STATEMENTS OBTAINED BY THE HACF .......................................... 224
15.6 EVAULATION OF THE FINDINGS ............................................................................................................................... 225
15.7 NOTIFICATION OF INVESTIGATION RESULTS ............................................................................................................ 226
PART II: CORRECTIVE MEASURES AND PENALTIES ............................................................................................................ 226
15.8 UNDER- OR OVERPAYMENT .................................................................................................................................... 226
15.9 FAMILY-CAUSED ERRORS AND PROGRAM ABUSE ................................................................................................... 226
15.10 HACF-CAUSED ERRORS OR PROGRAM ABUSE ......................................................................................................... 228
15.11 DISPOSITIONS OF CASES INVOLVING MISREPRESENTATIONS .................................................................................................. 228
15.12 FRAUD AND PROGRAM ABUSE RECOVERIES ............................................................................................................ 229
CHAPTER 16- PROGRAM ADMINISTRATION........................................................................................................................ 231
INTRODUCTION ................................................................................................................................................................. 231
PART I: SETTING UTILITY ALLOWANCES [24 CFR 965 Subpart E] ....................................................................................... 231
16.0 OVERVIEW ............................................................................................................................................................... 231
16.1 UTILITY ALLOWANCES [24 CFR 965, SUBPART E] ........................................................................................................ 232
16.2 SURCHARGES FOR PHA-FURNISHED UTILITIES [24 CFR 965.506] ............................................................................. 232
16.3 NOTICE REQUIREMENTS [965.502] .......................................................................................................................... 233
16.4 REASONABLE ACCOMMODATION [24 CFR 965.508] ............................................................................................... 233
PART II: ESTABLISHING FLAT RENTS AND PUBLIC HOUSING MAXIMUM RENTS ............................................................... 233
16.5 OVERVIEW ............................................................................................................................................................... 233
16.6 FLAT RENTS [24 CFR 960.253(B)] .............................................................................................................................. 234
16.7 PUBLIC HOUSING MAXIMUM RENTS ....................................................................................................................... 234
PART III: FAMILY DEBTS TO THE PHA ................................................................................................................................. 235
16.8 OVERVIEW ............................................................................................................................................................... 235
16.9 REPAYMENT POLICY ................................................................................................................................................ 236
16.10 FAMILY DEBTS DUE TO FRAUD/NON-REPORTING OF INFORMATION ...................................................................... 237
16.11 REPAYMENT AGREEMENTS AT CONCLUSION OF TENANCY OR RESOLUTION OF EVICTION PROCEEDINGS ........................................ 238
16.12 FAMILY DEBTS PAID IN FULL ..................................................................................................................................... 238
16.13 PROGRAM FRAUD .................................................................................................................................................... 238
Page | vii
16.14 TRANSFER REQUEST WHILE UNDER A REPAYMENT AGREEMENT .............................................................................. 238
PART IV: PUBLIC HOUSING ASSESSMENT SYSTEM (PHAS) ................................................................................................ 239
16.15 OVERVIEW ............................................................................................................................................................... 239
16.16 PHAS INDICATORS [24 CFR 902 SUBPARTS A, B, C, D, AND E] ....................................................................................... 239
16.17 PHAS SCORING [24 CFR 902.63 AND 902.67] ............................................................................................................. 240
PART V: RECORD KEEPING ................................................................................................................................................. 241
16.18 OVERVIEW ............................................................................................................................................................... 241
16.19 RECORD RETENTION ................................................................................................................................................ 241
16.20 RECORDS MANAGEMENT ........................................................................................................................................ 242
PART VI: REPORTING REQUIREMENTS FOR CHILDREN WITH ENVIRONMENTAL INTERVENTION BLOOD LEAD LEVEL ..... 243
16.21 REPORTING REQUIREMENTS [24 CFR 35.1130(E)] .................................................................................................... 243
PART VII: NOTIFICATION TO APPLICANTS AND TENANTS REGARDING PROTECTIONS UNDER THE VIOLENCE AGAINST
WOMEN REAUTHORIZATION ACT OF 2005 (VAWA) ......................................................................................................... 243
16.22 OVERVIEW ............................................................................................................................................................... 243
16.23 VAWA NOTIFICATION .............................................................................................................................................. 243
16.24 NOTIFICATION TO APPLICANTS ................................................................................................................................ 244
16.25 NOTIFICATION TO TENANTS [24 CFR 5.2007(3)] ...................................................................................................... 244
CHAPTER 17 – MIXED FINANCE DEVELOPMENTS [24 CFR PART 941 SUBPART F] ................................................................ 245
INTRODUCTION ................................................................................................................................................................. 245
PART I: PUBLIC HOUSING .................................................................................................................................................. 245
17.0 PUBLIC HOUSING UNITS ........................................................................................................................................... 245
17.1 ELIGIBILITY/INCOME LIMITS..................................................................................................................................... 245
17.2 SITE-BASED WAITING LIST ........................................................................................................................................ 245
17.3 HOUSING CHOICE VOUCHERS .................................................................................................................................. 245
17.4 TRANSFERS............................................................................................................................................................... 246
17.5 RENTS ....................................................................................................................................................................... 246
17.6 GRIEVANCE PROCEDURES ........................................................................................................................................ 246
PART II - LOW INCOME HOUSING TAX CREDIT (LIHTC) UNITS ........................................................................................... 246
17.7 ELIGIBILITY/INCOME LIMITS..................................................................................................................................... 246
17.8 MINIMUM INCOME ................................................................................................................................................. 246
17.9 FULL TIME STUDENTS ............................................................................................................................................... 246
17.10 FAMILY SIZE AND THE INCOME LIMIT ...................................................................................................................... 246
17.11 VERIFICATION OF ASSETS ......................................................................................................................................... 247
CHAPTER 18 - BANNING POLICIES AND PROCEDURES ......................................................................................................... 249
INTRODUCTION ................................................................................................................................................................. 249
18.0 DUTIES AND RESPONSIBILITIES ......................................................................................................................................... 249
18.1 BANNING REGULATION .................................................................................................................................................. 249
18.2 BREACH OF THE LEASE ................................................................................................................................................... 250
18.3 NOTICES AND RECOMMENDATIONS ................................................................................................................................ 250
18.4 REMEDIES ................................................................................................................................................................... 251
18.5 ENFORCEMENT ............................................................................................................................................................. 252
18.6 ENFORCEMENT BY RESIDENT MANAGERS .......................................................................................................................... 252
18.7 ENFORCEMENT BY MANAGEMENT ................................................................................................................................... 252
18.8 GRIEVANCE PROCEDURE ................................................................................................................................................ 252
CHAPTER 19 – CURFEW AND LOITERING POLICIES AND PROCEDURES ................................................................................ 253
INTRODUCTION ................................................................................................................................................................. 253
19.0 DUTIES AND RESPONSIBILITIES ......................................................................................................................................... 253
19.1 NIGHTTIME CURFEW ..................................................................................................................................................... 253
19.2 DAYTIME CURFEW ........................................................................................................................................................ 254
19.3 LOITERING ............................................................................................................................................................... 255
19.4 BREACH OF THE LEASE ................................................................................................................................................... 255
Page | viii
19.5 NOTICES AND RECOMMENDATIONS .................................................................................................................................. 256
19.6 REMEDIES ................................................................................................................................................................... 256
19.7 ENFORCEMENT ........................................................................................................................................................ 257
19.8 GRIEVANCE PROCEDURE ................................................................................................................................................ 258
CHAPTER 20 – LIPH FAMILY SELF-SUFFICIENCY (FSS) PROGRAM [24 CFR 984.101 – 401] .................................................... 259
INTRODUCTION ................................................................................................................................................................. 259
20.0 FAMILY ELIGIBILITY [24 CFR 984.103] ....................................................................................................................... 259
20.1 PROGRAM COORDINATING COMMITTEE (PCC) [24 CFR 984.202] ........................................................................... 259
20.2 FSS FAMILY SELECTION PROCESS [24 CFR 984.203] ................................................................................................. 259
20.3 DENIAL OF FSS PARTICIPATION [24 CFR 984.303] .................................................................................................... 260
20.4 CONTRACT OF PARTICIPATION [24 CFR 984.303] ..................................................................................................... 260
20.5 INDIVIDUAL TRAINING AND SERVICES PLAN (ITSP) [24 CFR 984.303] ...................................................................... 262
20.6 FSS ESCROW ACCOUNTS [24 CFR 984.305] .............................................................................................................. 263
20.7 GRIEVANCE .............................................................................................................................................................. 264
20.8 TRANSFER ................................................................................................................................................................ 265
CHAPTER 21 – LIMITED ENGLISH PROFICIENCY (LEP) .......................................................................................................... 267
INTRODUCTION ................................................................................................................................................................. 267
21.0 MEANINGFUL ACCESS; FOUR-FACTOR ANALYSIS ..................................................................................................... 267
21.1 LANGUAGE ASSISTANCE .......................................................................................................................................... 267
21.2 TRANSLATION OF DOCUMENTS ........................................................................................................................................ 268
21.3 AUDIOVISUAL MATERIALS .............................................................................................................................................. 268
21.4 INTERPRETERS .............................................................................................................................................................. 269
21.5 OUTSIDE RESOURCES ..................................................................................................................................................... 269
21.6 MONITORING ........................................................................................................................................................... 270
21.7 LEP POLICY DISTRIBUTIONS AND TRAINING ............................................................................................................... 270
CHAPTER 22 – ENTERPRISE INCOME VERIFICATION (EIV) SECURITY POLICIES AND PROCEDURES ....................................... 271
22.0 PRIVACY PROTECTION POLICY ................................................................................................................................. 271
22.1 PRIVACY ACT ............................................................................................................................................................ 271
22.2 REPORTING OF IMPROPER DISCLOSURES ................................................................................................................ 273
EXHIBITS ............................................................................................................................................................................. 275
EXHIBIT 2-1: DEFINITION OF A PERSON WITH A DISABILITY UNDER FEDERAL CIVIL RIGHTS LAWS [24 CFR PARTS 8.3 AND
100.201] .......................................................... 275
EXHIBIT 3-1: DETAILED DEFINITIONS RELATED TO DISABILITIES ............................................................................................. 275
EXHIBIT 6-1: ANNUAL INCOME INCLUSIONS .......................................................................................................................... 275
EXHIBIT 6-2: ANNUAL INCOME EXCLUSIONS .......................................................................................................................... 275
EXHIBIT 6-3: TREATMENT OF FAMILY ASSETS ......................................................................................................................... 275
EXHIBIT 6-4: EARNED INCOME DISALLOWANCE ..................................................................................................................... 275
EXHIBIT 6-5: THE EFFECT OF WELFARE BENEFIT REDUCTION ................................................................................................. 275
EXHIBIT 7-1: EXCERPT FROM HUD VERIFICATION GUIDANCE NOTICE (PIH 2004-01, PP. 11-14) ............................................. 275
EXHIBIT 7-2: SUMMARY OF DOCUMENTATION REQUIREMENTS FOR NONCITIZENS [HCV GB, PP. 5-9 AND 5-10) ................. 275
EXHIBIT 11-1: COMMUNITY SERVICE AND SELF-SUFFICIENCY POLICY .................................................................................... 275
EXHIBIT 11-2: DEFINITION OF A PERSON WITH A DISABILITY UNDER SOCIAL SECURITY ACTS 216(I)(L) AND SECTION 416(EXCERPT)
FOR PURPOSES OF EXEMPTION FROM COMMUNITY SERVICE .................................................................... 275
EXHIBIT 11-3: PHA DETERMINATION OF EXEMPTION FOR COMMUNITY SERVICE ............................................................................ 275
EXHIBIT 16-1: SAMPLE NOTICE TO PUBLIC HOUSING APPLICANTS AND RESIDENTS REGARDING THE VIOLENCE AGAINST WOMEN ACT (VAWA) ... 275

Page | ix