Public Housing Program Admissions and Continued Occupancy Policy

226 Pages·2017·1.65 MB·English

by  Jane Schenkel

Public Housing Program
Admissions and Continued
Occupancy Policy

PUBLIC COMMENT REVISION DRAFT DATE: 11/10/2017
TABLE OF CONTENTS
QUICK SUMMARY

CHAPTER 1: OVERVIEW OF THE PROGRAM & PLAN ..................................................................... 1-1
CHAPTER 2: GENERAL POLICIES ...................................................................................................... 2-1
CHAPTER 3: FAIR HOUSING & EQUAL OPPORTUNITY .................................................................. 3-1
CHAPTER 4: ELIGIBILITY .................................................................................................................... 4-1
CHAPTER 5: APPLICATIONS, WAITING LIST AND TENANT SELECTION ..................................... 5-1
CHAPTER 6: RENTAL ASSISTANCE DEMONSTRATION POLICIES ............................................... 6-1
CHAPTER 7: OCCUPANCY STANDARDS AND UNIT OFFERS ........................................................ 7-1
CHAPTER 8: INCOME AND ADJUSTED INCOME .............................................................................. 8-1
CHAPTER 9: RENT ............................................................................................................................... 9-1
CHAPTER 10: VERIFICATION .............................................................................................................. 10-1
CHAPTER 11: LEASING AND INSPECTIONS ..................................................................................... 11-1
CHAPTER 12: CONTINUED OCCUPANCY ......................................................................................... 12-1
CHAPTER 13: PETS .............................................................................................................................. 13-1
CHAPTER 14: COMMUNITY SERVICE ................................................................................................ 14-1
CHAPTER 15: TRANSFER POLICY ..................................................................................................... 15-1
CHAPTER 16: INFORMAL HEARINGS FOR APPLICANTS ............................................................... 16-1
CHAPTER 17: TERMINATIONS ............................................................................................................ 17-1
CHAPTER 18: HOMEOWNERSHIP ...................................................................................................... 18-1
CHAPTER 19: PROGRAM INTEGRITY ................................................................................................ 19-1
CHAPTER 20: SPECIAL PROGRAMS AND ALLOCATIONS ............................................................. 20-8
CHAPTER 21: REASONABLE ACCOMMODATIONS ......................................................................... 21-1
CHAPTER 22: MTW FAMILY SELF-SUFFICIENCY ............................................................................ 22-1
Appendix A: GLOSSARY OF ACRONYMS ........................................................................................ A-1
Appendix B: GLOSSARY OF PUBLIC HOUSING TERMS ................................................................ B-1
Appendix C: TABLE OF SELECTED SCREENING ELEMENTS ...................................................... C-1
Appendix D: CHART OF OFFENSES – DENIAL OF ADMISSION .................................................... D-1
Appendix E: CHART OF OFFENSES - EVICTION ............................................................................. E-1
Appendix F: FEDERALLY MANDATED INCOME EXCLUSIONS ...................................................... F-1
Appendix G: EMERGENCY TRANSFER PLAN FOR VICTIMS OF DOMESTIC VIOLENCE, DATING
VIOLENCE, SEXUAL ASSAULT, OR STALKING .................................................................................. G-1
ACOP: Table of Contents: Quick Summary
Board Approved: June 15, 2017
PHILADELPHIA HOUSING AUTHORITY
PUBLIC HOUSING PROGRAM
ADMISSIONS AND CONTINUED OCCUPANCY POLICIES

TABLE OF CONTENTS

CHAPTER 1: OVERVIEW OF THE PROGRAM & PLAN ..................................................................... 1-1
1.1 Moving to Work Demonstration .................................................................................................. 1-1
1.2 Mission Statement ...................................................................................................................... 1-1
1.3 Overview and Purpose of the Plan ............................................................................................ 1-1
1.4 Updating and Revising the ACOP .............................................................................................. 1-1
1.5 Not Applicable to LIHTC Sites .................................................................................................... 1-2
1.6 Applicable Regulations and Agreements ................................................................................... 1-2
CHAPTER 2: GENERAL POLICIES ...................................................................................................... 2-1
2.1 MTW – Simplification and Streamlining of Processes ............................................................... 2-1
2.1.1 MTW and Non-MTW Policies ................................................................................................. 2-1
2.1.2 Identifying MTW Policies ........................................................................................................ 2-1
2.2 Program Accounts and Records ................................................................................................ 2-2
2.3 Privacy Act Requirements .......................................................................................................... 2-3
2.3.1 Upfront Income Verification (UIV) Records ............................................................................ 2-3
2.3.2 Criminal Records .................................................................................................................... 2-3
2.3.3 Medical/Disability Records ..................................................................................................... 2-4
2.4 Reporting Requirements for Children with Environmental Intervention Blood Lead Level ........ 2-4
2.5 Smoke-Free Policy ..................................................................................................................... 2-4
2.6 Electronic Signatures & Scanned Document ............................................................................. 2-5
CHAPTER 3: FAIR HOUSING & EQUAL OPPORTUNITY .................................................................. 3-1
3.1 Introduction ................................................................................................................................. 3-1
3.2 Non-Discrimination ..................................................................................................................... 3-1
3.3 Providing Information to Families ............................................................................................... 3-2
3.4 Privacy ........................................................................................................................................ 3-2
3.5 Discrimination Complaints .......................................................................................................... 3-3
3.6 Improving Access to Services for Persons with Limited English Proficiency ............................. 3-3
3.7 Outreach & Marketing ................................................................................................................ 3-3
3.8 Violence Against Women Act Protections .................................................................................. 3-4
3.8.1 Definitions as Used in the Violence Against Women Act ....................................................... 3-4
3.8.2 VAWA Self-Petitioners ........................................................................................................... 3-5
3.8.3 Prohibition Against Denial of Assistance to Victims of Domestic Violence, Dating Violence,
Sexual Assault and Stalking ................................................................................................... 3-5
3.8.4 Prohibition Against Termination of Assistance Related to Victims of Domestic Violence, Dating
Violence, Sexual Assault and Stalking ................................................................................... 3-5
3.8.5 PHA Confidentiality Requirements – VAWA .......................................................................... 3-7
3.8.6 Notification to Applicants &Tenants Regarding Protections Under VAWA ............................ 3-7
3.8.7 Victim Documentation ............................................................................................................ 3-8
3.8.8 Time Frame for Submitting Documentation ........................................................................... 3-8
3.8.9 Perpetrator Documentation .................................................................................................... 3-9
3.8.10 Terminating Tenancy of a Domestic Violence Offender ........................................................ 3-9
3.8.11 Response to Conflicting Certification ..................................................................................... 3-9
3.8.12 Transfers Under VAWA .......................................................................................................... 3-9
3.8.13 Remedies Available to VAWA Victims ................................................................................. 3-10
3.8.14 VAWA Record Retention ...................................................................................................... 3-10
3.9 Establishing Public Housing Maximum Rents .......................................................................... 3-10
ACOP: Table of Contents i
Board Approved:
CHAPTER 4: ELIGIBILITY .................................................................................................................... 4-1
4.1 Overview .................................................................................................................................... 4-1
4.2 Definitions ................................................................................................................................... 4-1
4.2.1 Family and Household ............................................................................................................ 4-1
4.2.2 Head of Household ................................................................................................................. 4-2
4.2.3 Spouse, Co-head and Other Adult ......................................................................................... 4-2
4.2.4 Interdependent Relationship or Domestic Partnership .......................................................... 4-2
4.2.5 Dependent .............................................................................................................................. 4-3
4.2.6 Full-time Student .................................................................................................................... 4-3
4.2.7 Elderly Person and Elderly Family ......................................................................................... 4-3
4.2.8 Persons with Disabilities and Disabled Family ....................................................................... 4-4
4.2.9 Multiple Families in the Same Household .............................................................................. 4-4
4.2.10 Foster Children and Foster Adults ......................................................................................... 4-4
4.2.11 Live-In Aide ............................................................................................................................ 4-4
4.2.12 Veteran ................................................................................................................................... 4-5
4.3 Joint Custody of Children ........................................................................................................... 4-6
4.4 Caretaker of a Child ................................................................................................................... 4-6
4.5 Income Eligibility ........................................................................................................................ 4-6
4.6 Continuously Assisted ................................................................................................................ 4-7
4.7 Citizenship or Eligible Immigration Status .................................................................................. 4-7
4.7.1 Declaration of Citizenship....................................................................................................... 4-7
4.7.2 U.S. Citizens and Nationals.................................................................................................... 4-7
4.7.3 Eligible Non-Citizen ................................................................................................................ 4-7
4.7.4 Ineligible Non-citizens ............................................................................................................ 4-8
4.7.5 Mixed Families ....................................................................................................................... 4-8
4.7.6 Timeframe for Determination of Citizenship Status ............................................................... 4-8
4.8 Social Security Numbers ............................................................................................................ 4-9
4.8.1 Persons Required to Provide Documentation of a Valid SSN ............................................... 4-9
4.8.2 Required Documentation........................................................................................................ 4-9
4.8.3 Persons NOT Required to Provide Documentation of a Valid SSN ....................................... 4-9
4.8.4 Time Frame to Submit Documents for SSN ........................................................................... 4-9
4.8.5 Penalties for Failure to Disclose SSN .................................................................................. 4-10
4.9 Photo ID ................................................................................................................................... 4-10
4.10 Required Documents ............................................................................................................... 4-11
4.11 Family Consent to Release of Information ............................................................................... 4-11
4.12 Housing Choice Voucher Program Tenant Responsibility Screening Requirement ................ 4-11
4.13 Household Member Turning 18 Between Eligibility and Lease Up .......................................... 4-11
4.14 Eligibility Interview .................................................................................................................... 4-12
4.15 Applicant Screening ................................................................................................................. 4-13
4.16 EIV Existing and Former Tenant Search ................................................................................. 4-13
4.17 Screening for Suitability as a Tenant ....................................................................................... 4-13
4.17.1 Resources Used to Check Applicant Suitability ................................................................... 4-14
4.18 Credit History Screening .......................................................................................................... 4-15
4.19 Debt Screening......................................................................................................................... 4-15
4.19.1 Mandatory Denial ................................................................................................................. 4-15
4.20 Criminal Background Screening............................................................................................... 4-16
4.20.1 Mandatory Denial ................................................................................................................. 4-17
4.20.2 Non-Mandatory Denial ......................................................................................................... 4-18
4.21 Sex Offender Screening ........................................................................................................... 4-19
4.21.1 Mandatory Denial ................................................................................................................. 4-19
4.22 Screening Based on Past or Current Behavior ........................................................................ 4-19
4.22.1 Mandatory Denial ................................................................................................................. 4-19
4.22.2 Non-Mandatory Denial ......................................................................................................... 4-20
4.22.3 Reasonable Accommodation ............................................................................................... 4-22
4.23 Final Eligibility Determination ................................................................................................... 4-22
4.24 Misrepresentation ..................................................................................................................... 4-22
ACOP: Table of Contents ii
Board Approved:
4.25 Notice of Eligibility or Denial ..................................................................................................... 4-22
CHAPTER 5: APPLICATIONS, WAITING LIST AND TENANT SELECTION ..................................... 5-1
5.1 Overview .................................................................................................................................... 5-1
5.2 Applying for Assistance .............................................................................................................. 5-1
5.3 Accessibility of the Application Process ..................................................................................... 5-1
5.4 Placement on the Waiting List(s) ............................................................................................... 5-1
5.5 Organization of the Waiting List(s) ............................................................................................. 5-2
5.6 Opening a Waiting List ............................................................................................................... 5-2
5.7 Closing a Waiting List ................................................................................................................. 5-3
5.8 Family Outreach ......................................................................................................................... 5-3
5.9 Reporting Changes in Family Circumstances ............................................................................ 5-4
5.10 Change in the Head of Household While on the Waiting List .................................................... 5-4
5.11 Family Break-Up or Split Households While on the Waiting List ............................................... 5-4
5.12 Updating the Waiting List(s) ....................................................................................................... 5-5
5.13 Removal from a Waiting List ...................................................................................................... 5-5
5.14 Removal from a Waiting List After Being Housed ...................................................................... 5-5
5.15 Applicants who are Current HCV Clients ................................................................................... 5-6
5.16 Reinstatement to a Waiting List ................................................................................................. 5-6
5.17 PHA Waiting Lists ...................................................................................................................... 5-6
5.18 Establishing and Maintaining Site-Based Waiting Lists ............................................................. 5-6
5.19 Order of Selection ...................................................................................................................... 5-7
5.20 Preferences ................................................................................................................................ 5-7
5.21 Income Targeting MTW .............................................................................................................. 5-8
5.22 Targeted Funding ....................................................................................................................... 5-8
5.23 Designated Housing ................................................................................................................... 5-8
5.24 Special Housing Initiatives (SHI) ................................................................................................ 5-8
5.25 Deconcentration of Poverty and Income-Mixing ........................................................................ 5-8
5.26 Notification of Selection .............................................................................................................. 5-9
5.27 Final Eligibility Determination ..................................................................................................... 5-9
CHAPTER 6: RENTAL ASSISTANCE DEMONSTRATION POLICIES ............................................... 6-1
6.1 Overview .................................................................................................................................... 6-1
6.2 Public Housing Households Right to Return .............................................................................. 6-1
6.3 Policies for Tenants of RAD Converted Developments ............................................................. 6-1
6.4 Waiting Lists ............................................................................................................................... 6-1
6.5 Transfers to and from PH and RAD Developments ................................................................... 6-1
6.6 Transfer of Assistance ............................................................................................................... 6-2
6.7 Grievance Procedures ............................................................................................................... 6-2
6.8 Family Self-Sufficiency ............................................................................................................... 6-2
CHAPTER 7: OCCUPANCY STANDARDS AND UNIT OFFERS ........................................................ 7-1
7.1 Overview .................................................................................................................................... 7-1
7.2 Minimum and Maximum Persons in a Unit ................................................................................ 7-1
7.3 Determining Family Unit Size ..................................................................................................... 7-1
7.4 Changes to Occupancy Guidelines ............................................................................................ 7-3
7.5 Exceptions to Occupancy Guidelines ........................................................................................ 7-3
7.6 Processing of Exceptions ........................................................................................................... 7-3
7.7 Temporarily and Permanently Absent Family Members ............................................................ 7-4
7.8 Absent Students ......................................................................................................................... 7-4
7.9 Absences Due to Placement in Foster Care .............................................................................. 7-4
7.10 Absent Adults due to Employment ............................................................................................. 7-4
7.11 Individuals Confined for Medical Reasons ................................................................................. 7-4
7.12 Absent Family............................................................................................................................. 7-5
7.13 Return of Permanently Absent Family Member ......................................................................... 7-5
7.14 Unit Offers .................................................................................................................................. 7-5
7.15 Order of Unit Offers—Non-Accessible Units .............................................................................. 7-5
ACOP: Table of Contents iii
Board Approved:
7.16 Accessible Unit Offers ................................................................................................................ 7-6
7.17 Good Cause for Unit Refusal ..................................................................................................... 7-6
7.18 Unit Refusal without Good Cause .............................................................................................. 7-7
CHAPTER 8: INCOME AND ADJUSTED INCOME .............................................................................. 8-1
8.1 Overview .................................................................................................................................... 8-1
8.2 Annual Income Includes ............................................................................................................. 8-1
8.3 Annual Income Exclusions ......................................................................................................... 8-2
8.4 Full Time Student Income Exclusion .......................................................................................... 8-4
8.5 Asset Income.............................................................................................................................. 8-4
8.6 Passbook Saving’s Rate ............................................................................................................ 8-5
8.7 Income of Foster Children and Foster Adults ............................................................................ 8-5
8.8 Temporary and Sporadic Income ............................................................................................... 8-5
8.9 Seasonal Income ....................................................................................................................... 8-5
8.10 Earned Income Disallowance ..................................................................................................... 8-6
8.11 Anticipating Annual Income ........................................................................................................ 8-6
8.12 Known Changes in Income ........................................................................................................ 8-6
8.13 Temporarily Absent Family Members and Income .................................................................... 8-6
8.14 Adjusted Income ........................................................................................................................ 8-6
8.14.1 Working Family Deduction ..................................................................................................... 8-7
8.14.2 Dependent Deduction ............................................................................................................. 8-7
8.14.3 Elderly or Disabled Family Deduction .................................................................................... 8-7
8.14.4 Health Insurance Premium Deduction ................................................................................... 8-7
8.14.5 Medical Expense Deduction ................................................................................................... 8-7
8.14.6 Disability Assistance Expense Deduction .............................................................................. 8-8
8.14.7 Child Care Expense Deduction .............................................................................................. 8-9
8.15 Rounding of Income and Deductions ....................................................................................... 8-11
CHAPTER 9: RENT ............................................................................................................................... 9-1
9.1 Overview of Income-based Rent Calculations ........................................................................... 9-1
9.2 Total Tenant Payment ................................................................................................................ 9-1
9.3 Total Tenant Payment for Mixed Families ................................................................................. 9-2
9.4 Changes to Rent Simplification Approach ................................................................................. 9-2
9.5 Minimum Rent ............................................................................................................................ 9-3
9.6 Minimum Rent Hardship Exemption........................................................................................... 9-3
9.6.1 Determination of Rent Hardship Exemption ........................................................................... 9-3
9.6.2 No Financial Hardship ............................................................................................................ 9-3
9.6.3 Temporary Hardship ............................................................................................................... 9-4
9.6.4 Long-Term Hardship .............................................................................................................. 9-4
9.7 Ceiling Rent ................................................................................................................................ 9-4
9.8 Utility Allowances ....................................................................................................................... 9-5
9.9 Utility Allowance Payment (UAP) ............................................................................................... 9-5
9.10 Utility Allowance Schedule Revisions ........................................................................................ 9-5
9.11 Reasonable Accommodation ..................................................................................................... 9-6
9.12 Hardship Policy .......................................................................................................................... 9-6
9.13 Prorated Rent for Mixed Families............................................................................................... 9-6
CHAPTER 10: VERIFICATION .............................................................................................................. 10-1
10.1 Consent to Release of Information .......................................................................................... 10-1
10.2 Penalties for Failing to Consent ............................................................................................... 10-1
10.3 General Verification Requirements .......................................................................................... 10-1
10.4 Substantial Difference .............................................................................................................. 10-2
10.5 Substantial Difference Exists ................................................................................................... 10-2
10.6 Fraud ........................................................................................................................................ 10-2
10.7 Hierarchy of Verification ........................................................................................................... 10-3
10.8 Enterprise Income Verification (EIV) System ........................................................................... 10-3
10.8.1 EIV Income Reports ............................................................................................................. 10-3
ACOP: Table of Contents iv
Board Approved:
10.8.2 EIV Identity Verification ........................................................................................................ 10-4
10.9 Up-Front Income Verification (UIV) .......................................................................................... 10-4
10.9.1 Third-Party Written Verification ............................................................................................ 10-4
10.10 Written Third-Party Verification Form ....................................................................................... 10-4
10.11 Oral Third-Party Verification ..................................................................................................... 10-5
10.12 When Third-Party Verification Is Not Required ........................................................................ 10-5
10.13 Self-Certification ....................................................................................................................... 10-5
10.14 When Third-Party Information is Late ...................................................................................... 10-6
10.15 Verification of Citizenship/Eligible Immigration Status ............................................................. 10-6
10.16 Verification of Assets ................................................................................................................ 10-6
10.17 Verification of SS and SSI Benefits .......................................................................................... 10-7
10.18 Verification of Unemployment .................................................................................................. 10-7
10.19 Verification of Child Support ..................................................................................................... 10-7
10.20 Verification of Department of Public Assistance Benefits ........................................................ 10-7
10.21 Verification of Zero Income ...................................................................................................... 10-7
10.22 Verification of SSN and Date of Birth ....................................................................................... 10-8
10.23 Verification of Disability ............................................................................................................ 10-9
10.24 Verification of Student Status & Earned Income .................................................................... 10-10
CHAPTER 11: LEASING AND INSPECTIONS ..................................................................................... 11-1
11.1 Overview .................................................................................................................................. 11-1
11.2 Lease Term .............................................................................................................................. 11-1
11.3 Lease Orientation ..................................................................................................................... 11-1
11.4 Execution of Lease ................................................................................................................... 11-2
11.5 Modifications to the Lease ....................................................................................................... 11-2
11.6 Modifications to the Lease Form .............................................................................................. 11-3
11.7 Security Deposits ..................................................................................................................... 11-3
11.8 Payments under the Lease ...................................................................................................... 11-4
11.8.1 Rent Payments ..................................................................................................................... 11-4
11.8.2 Late Fees and Nonpayment ................................................................................................. 11-4
11.9 Enforcement of the Lease ........................................................................................................ 11-4
11.10 Utilities ...................................................................................................................................... 11-4
11.11 Unit Maintenance and Repairs ................................................................................................. 11-5
11.12 Types of Inspections ................................................................................................................ 11-5
11.12.1 Move-in Inspections ............................................................................................................. 11-5
11.12.2 UPCS Inspections (Annual Inspections) .............................................................................. 11-6
11.12.3 Housekeeping Inspections ................................................................................................... 11-6
11.12.4 Preventive Maintenance (PMI) Inspections.......................................................................... 11-6
11.12.5 Real Estate Assessment Center Inspections (REAC) ......................................................... 11-6
11.12.6 Move-out Inspections ........................................................................................................... 11-6
11.13 Notice of Non-Emergency Entries ............................................................................................ 11-7
11.14 Scheduling Inspections/Unit Repairs ....................................................................................... 11-7
11.15 Notice of Emergency Entries .................................................................................................... 11-7
11.16 Emergency Repairs .................................................................................................................. 11-7
11.17 Non-Emergency Repairs .......................................................................................................... 11-8
11.18 Outcomes for Failed Housekeeping Inspections ..................................................................... 11-8
11.19 Tenant Responsibilities ............................................................................................................ 11-8
11.20 Tenant Caused Damages ........................................................................................................ 11-8
11.21 Smoke-Free Policy General Lease Enforcement ..................................................................... 11-9
CHAPTER 12: CONTINUED OCCUPANCY ......................................................................................... 12-1
12.1 Overview .................................................................................................................................. 12-1
12.2 Eligibility for Continued Occupancy ......................................................................................... 12-1
12.3 Tenants on Electronic Monitoring............................................................................................. 12-2
12.4 Regular Recertification ............................................................................................................. 12-2
12.5 Required Information ................................................................................................................ 12-3
12.6 Notification of and Participation in the Regular Recertification Process .................................. 12-3
ACOP: Table of Contents v
Board Approved:
12.7 Conducting Recertifications ..................................................................................................... 12-3
12.8 Scheduling Recertifications ...................................................................................................... 12-4
12.9 Standard for Timely Reporting of Changes .............................................................................. 12-4
12.10 Compliance with Community Service ...................................................................................... 12-4
12.11 Household Member Turning 18 Between Recertification Interview & Recertification Effective Date
12-4
12.12 Effective Dates of Rent Changes ............................................................................................. 12-5
12.12.1 Effective Date of Rent Changes at Regular Recertification ................................................. 12-5
12.12.2 Effective Dates for Rent Changes at Interim Recertifications .............................................. 12-6
12.13 Change in Unit Size ................................................................................................................. 12-6
12.14 Interim Recertification .............................................................................................................. 12-6
12.15 Limits on Interim Recertification ............................................................................................... 12-7
12.16 Utility Allowance at Interim Recertification ............................................................................... 12-7
12.17 Changes in Ceiling Rent .......................................................................................................... 12-7
12.18 Notification of New Tenant Rent .............................................................................................. 12-7
12.19 Optional Interim Reporting ....................................................................................................... 12-7
12.20 Required Interim Reporting ...................................................................................................... 12-8
12.20.1 Change in Household Composition ...................................................................................... 12-8
12.20.2 Temporary and Sporadic Income ......................................................................................... 12-9
12.20.3 Zero Income ......................................................................................................................... 12-9
12.21 Interim Recertification – Other ................................................................................................. 12-9
12.22 Discrepancies ........................................................................................................................... 12-9
12.23 Absence from the Unit ............................................................................................................ 12-10
12.24 Military Families – Absence from the Unit & Continued Occupancy ...................................... 12-10
12.25 Remaining Members of the Tenant Family ............................................................................ 12-11
12.26 Squatters ................................................................................................................................ 12-12
12.27 Guests .................................................................................................................................... 12-12
12.28 Notice of Move or Intent to Vacate ......................................................................................... 12-12
12.29 Rent Payments During Eviction Proceedings ........................................................................ 12-12
CHAPTER 13: PETS .............................................................................................................................. 13-1
13.1 Overview .................................................................................................................................. 13-1
13.2 Assistive Animals ..................................................................................................................... 13-1
13.2.1 Approval of Assistive Animals .............................................................................................. 13-1
13.2.2 Care and Handling of Assistive animals ............................................................................... 13-2
13.3 “Pet” Defined ............................................................................................................................ 13-2
13.4 Pet Restrictions ........................................................................................................................ 13-2
13.5 Application and Registration of Pets ........................................................................................ 13-3
13.6 Non-refundable Application Fee............................................................................................... 13-3
13.7 PHA Refusal to Register Pets .................................................................................................. 13-3
13.8 Pet Agreement ......................................................................................................................... 13-4
13.9 Number of Pets ........................................................................................................................ 13-4
13.10 Ongoing Certifications and Reporting ...................................................................................... 13-5
13.11 Pet Ownership Rules ............................................................................................................... 13-5
13.11.1 Pet Area Restrictions ............................................................................................................ 13-5
13.11.2 Cleanliness ........................................................................................................................... 13-6
13.11.3 Alterations to Unit ................................................................................................................. 13-6
13.11.4 Noise .................................................................................................................................... 13-6
13.11.5 Responsible Parties ............................................................................................................. 13-6
13.11.6 Pets Temporarily on the Premises ....................................................................................... 13-6
13.12 Additional Rules ....................................................................................................................... 13-7
13.13 Pet Rule Violations ................................................................................................................... 13-7
13.14 Unauthorized Pets .................................................................................................................... 13-8
13.15 Violation Notice ........................................................................................................................ 13-8
13.16 Notice for Pet Removal ............................................................................................................ 13-8
13.17 Pet Removal ............................................................................................................................. 13-9
ACOP: Table of Contents vi
Board Approved:
13.18 Termination of Tenancy ........................................................................................................... 13-9
13.19 Emergencies ............................................................................................................................ 13-9
13.20 Charges for Pet-Related Damages During Occupancy ........................................................... 13-9
13.21 Pet Waste Removal Charge ................................................................................................... 13-10
CHAPTER 14: COMMUNITY SERVICE ................................................................................................ 14-1
14.1 Overview .................................................................................................................................. 14-1
14.2 Basic Community Service & Self-Sufficiency Requirements ................................................... 14-1
14.3 PHA Obligations ....................................................................................................................... 14-1
14.4 Exempt Tenants ....................................................................................................................... 14-2
14.5 Work Activities .......................................................................................................................... 14-2
14.6 Community Service .................................................................................................................. 14-3
14.7 Self Sufficiency Activities ......................................................................................................... 14-4
14.8 Community & Self-Sufficiency Requirement Partnerships ....................................................... 14-4
14.9 Documentation and Verification ............................................................................................... 14-4
14.10 Validating Community Service Self-Certifications .................................................................... 14-5
14.10.1 Fraudulent Community Service Self Certification ................................................................ 14-6
14.11 Change in Status Between Annual Determinations ................................................................. 14-6
14.12 Notice of Non-Compliance of a Non-Exempt Household Member .......................................... 14-6
14.13 Enforcement Documentation .................................................................................................... 14-7
14.14 PHA Implementation of Community Service ............................................................................ 14-7
14.15 PHA Program Design ............................................................................................................... 14-7
CHAPTER 15: TRANSFER POLICY ..................................................................................................... 15-1
15.1 Overview .................................................................................................................................. 15-1
15.2 Types of Transfers ................................................................................................................... 15-1
15.3 Mandatory Transfers ................................................................................................................ 15-1
15.4 Tenant-Initiated Transfers ........................................................................................................ 15-2
15.5 Emergency Transfers ............................................................................................................... 15-2
15.5.1 Emergency Maintenance...................................................................................................... 15-2
15.5.2 Emergency Public Safety ..................................................................................................... 15-3
15.6 Demolition, Disposition, Revitalization, or Rehabilitation ......................................................... 15-3
15.7 Transfers to and from Accessible Units ................................................................................... 15-4
15.8 Occupancy Standards .............................................................................................................. 15-4
15.9 Reasonable Accommodation ................................................................................................... 15-5
15.10 Rental Assistance Demonstration (RAD) Transfers................................................................. 15-5
15.11 MTW Transfers......................................................................................................................... 15-6
15.12 Order of Processing Transfers ................................................................................................. 15-6
15.13 Tenant Initiated Transfer .......................................................................................................... 15-7
15.14 Transfer Waiting Lists .............................................................................................................. 15-7
15.15 Verification of Reason for Transfer .......................................................................................... 15-8
15.16 Centralized Tracking and Occupancy System ......................................................................... 15-8
15.17 Transfer Offers ......................................................................................................................... 15-8
15.18 Good Cause for Unit Refusal ................................................................................................... 15-9
15.19 Cost of Transfers ...................................................................................................................... 15-9
15.20 Recertification Policies for Transfers ....................................................................................... 15-9
15.21 Tenant Voluntary Transfers to Another PHA Site .................................................................... 15-9
15.22 Security Deposits and Pet Application Fee at Transfer ........................................................... 15-9
15.23 Court Orders........................................................................................................................... 15-10
CHAPTER 16: INFORMAL HEARINGS FOR APPLICANTS ............................................................... 16-1
16.1 Overview .................................................................................................................................. 16-1
16.2 Informal Hearing Process ......................................................................................................... 16-1
16.3 Use of Informal Hearing Process ............................................................................................. 16-1
16.4 Notice to the Applicant ............................................................................................................. 16-1
16.5 Scheduling an Informal Hearing ............................................................................................... 16-1
16.6 Informal Review Procedures .................................................................................................... 16-1
ACOP: Table of Contents vii
Board Approved:
16.6.1 Informal Hearing Decision – Denial of Assistance ............................................................... 16-2
16.7 Reasonable Accommodation for Persons with Disabilities ...................................................... 16-3
CHAPTER 17: TERMINATIONS ............................................................................................................ 17-1
17.1 Overview .................................................................................................................................. 17-1
17.2 Termination by Tenant ............................................................................................................. 17-1
17.3 Grounds for Mandatory Termination by PHA ........................................................................... 17-1
17.3.1 Failure to Provide Consent ................................................................................................... 17-1
17.3.2 Failure to Document Citizenship .......................................................................................... 17-1
17.3.3 Failure to Provide Social Security Documentation ............................................................... 17-2
17.3.4 Failure to Accept PHA’s Offer of a Lease Revision ............................................................. 17-2
17.3.5 Methamphetamine Conviction .............................................................................................. 17-2
17.3.6 Noncompliance with Community Service Requirements ..................................................... 17-2
17.3.7 Termination Due to State Registered Lifetime Sex Offender Status ................................... 17-2
17.3.8 Fleeing to Avoid Prosecution ............................................................................................... 17-2
17.4 Other Authorized Reasons for Termination ............................................................................. 17-2
17.4.1 Drug Crime On or Off the Premises ..................................................................................... 17-3
17.4.2 Illegal Use of a Drug ............................................................................................................. 17-3
17.4.3 Threat to Other Tenants or PHA Employees ....................................................................... 17-3
17.4.4 Alcohol Abuse ...................................................................................................................... 17-4
17.4.5 Furnishing False or Misleading Information Concerning Illegal Drug Use or Alcohol Abuse 17-
4
17.5 Other Good Cause Reasons for Termination .......................................................................... 17-4
17.6 Other Serious or Repeated Violations of Material Terms of the Lease ................................... 17-5
17.7 Alternatives to Termination of Tenancy ................................................................................... 17-6
17.7.1 Exclusion of Household Member ......................................................................................... 17-6
17.8 Factors for Considering Termination of Tenancy ..................................................................... 17-7
17.8.1 Evidence ............................................................................................................................... 17-7
17.8.2 Relevant Circumstances ...................................................................................................... 17-7
17.8.3 Consideration of Rehabilitation - Alcohol Abuse and Illegal Drug Use/Abuse ..................... 17-7
17.8.4 Terminating Tenancy of a Domestic Violence Offender ...................................................... 17-8
17.9 Missed Appointments and Deadlines ....................................................................................... 17-8
17.10 Lease Termination Notice ........................................................................................................ 17-8
17.10.1 Timing of the Notice ............................................................................................................. 17-9
17.10.2 Notice of Non-renewal Due to Community Service Non-compliance ................................ 17-10
17.10.3 Notice of Termination Based on Citizenship Status ........................................................... 17-10
17.10.4 Notification to the Post Office ............................................................................................. 17-10
17.11 Reinstatement after Termination ............................................................................................ 17-10
17.12 Record Keeping ..................................................................................................................... 17-10
CHAPTER 18: HOMEOWNERSHIP ...................................................................................................... 18-1
18.1 Overview .................................................................................................................................. 18-1
18.2 Section 5(h) Homeownership Program .................................................................................... 18-1
18.2.1 Section 5(H) Homeownership Program Eligibility Requirements ......................................... 18-1
18.3 Other Homeownership Programs ............................................................................................ 18-2
CHAPTER 19: PROGRAM INTEGRITY ................................................................................................ 19-1
19.1 Overview .................................................................................................................................. 19-1
19.2 Quality Control.......................................................................................................................... 19-1
19.3 Preventing and Detecting Program Abuse and Fraud ............................................................. 19-1
19.4 Investigating Errors and Program Abuse ................................................................................. 19-1
19.5 Consent to Release of Information .......................................................................................... 19-2
19.6 Analysis and Findings .............................................................................................................. 19-2
19.7 Consideration of Remedies ...................................................................................................... 19-2
19.8 Notice and Appeals .................................................................................................................. 19-3
19.9 PHA-Caused Errors or Program Abuse ................................................................................... 19-3
19.9.1 Program Abuse by PHA Staff ............................................................................................... 19-3
ACOP: Table of Contents viii
Board Approved: