Revised Draft mid year 2018 Admin Plan

253 Pages·2017·1.51 MB·English

DRAFT
H A
OUSING UTHORITY
C
OF THE OUNTY OF
S
ACRAMENTO
C
ALIFORNIA

Housing Choice Voucher Program

Administrative Plan
Mid-Year 2018

CHAPTER 1
STATEMENT OF POLICIES AND OBJECTIVES

A. HOUSING CHOICE VOUCHER PROGRAM MISSION STATEMENT ......................................... 1-1
B. LOCAL OBJECTIVES ..................................................................................................................... 1-1
C. PURPOSE OF THE PLAN .................................................................................................................. 1-2
D. FAIR HOUSING POLICY .................................................................................................................. 1-2
E. REASONABLE ACCOMMODATION POLICY .............................................................................. 1-3
F. FAMILY OUTREACH ....................................................................................................................... 1-3
G. PRIVACY RIGHTS ............................................................................................................................ 1-3
H. OWNER OUTREACH ....................................................................................................................... 1-4
I. MANAGEMENT ASSESSMENT OBJECTIVES .............................................................................. 1-4
J. RECORDS FOR MONITORING PHA PERFORMANCE ................................................................ 1-5
K. LANGUAGE ASSISTANCE FOR LIMITED ENGLISH PROFICIENCY (LEP) PERSONS .......... 1-5

CHAPTER 2
ELIGIBILITY FOR ADMISSION

A. FACTORS AFFECTING ADMISSION ............................................................................................. 2-1
B. FAMILY COMPOSITION .................................................................................................................. 2-4
C. INCOME LIMITATIONS ................................................................................................................... 2-8
D. MANDATORY SOCIAL SECURITY NUMBERS ........................................................................... 2-9
E. CITIZENSHIP/ELIGIBLE IMMIGRATION STATUS ................................................................... 2-12
F. TENANT SCREENING .................................................................................................................... 2-13
G. CHANGES IN ELIGIBILITY PRIOR TO THE EFFECTIVE DATE OF THE CONTRACT ..... 2-132-
132-132-14
H. INELIGIBLE FAMILIES .................................................................................................................. 2-14

CHAPTER 3
APPLYING FOR ADMISSION

A. OPENING/CLOSING OF THE WAIT LIST ....................................................................................... 3-1
B. ADMINISTRATION OF THE WAITING LIST .................................................................................. 3-2
C. APPLICANT STATUS WHILE ON THE WAIT LIST ....................................................................... 3-2
D. CHANGE IN APPLICATION STATUS ............................................................................................. 3-3
E. COMPLETION OF AN APPLICATION ............................................................................................. 3-3
F. VERIFICATION ................................................................................................................................... 3-5
G. FINAL DETERMINATION AND NOTIFICATION OF ELIGIBILITY ............................................. 3-5
H. TIME OF SELECTION……………………………………………………………………………….3-5
I. CHANGE IN APPLICANT STATUS………………….……………………………………………..3-5
CHAPTER 4
ESTABLISHING PREFERENCES AND MAINTAINING THE TENANT BASED VOUCHER
WAIT LIST

A. WAIT LIST MANAGEMENT ............................................................................................................ 4-1
B. WAIT LIST PREFERENCES ............................................................................................................. 4-1
C. INITIAL DETERMINATION OF LOCAL PREFERENCE QUALIFICATION ............................... 4-4
D. REMOVAL FROM WAIT LIST AND PURGING ............................................................................. 4-5
E. INCOME TARGETING ...................................................................................................................... 4-5
F. TARGETED FUNDING ..................................................................................................................... 4-5
G. SPECIAL ADMISSIONS .................................................................................................................... 4-5

CHAPTER 5
SUBSIDY STANDARDS

A. DETERMINING FAMILY UNIT (VOUCHER) SIZE ....................................................................... 5-1
B. EXCEPTIONS TO SUBSIDY STANDARDS .................................................................................... 5-3
C. UNIT SIZE SELECTED ..................................................................................................................... 5-5

CHAPTER 6
FACTORS RELATED TO TOTAL TENANT PAYMENT AND FAMILY SHARE
DETERMINATION

A. MINIMUM RENT ............................................................................................................................... 6-1
B. INCOME AND ALLOWANCES ....................................................................................................... 6-2
C. EARNED INCOME DISREGARD (EID) .......................................................................................... 6-2
D. OCCUPANCY REQUIREMENTS ..................................................................................................... 6-5
E. REMAINING MEMBER OF TENANT FAMILY - RETENTION OF VOUCHER ........................ 6-10
F. WAGES FROM EMPLOYMENT WITH THE PHA OR RESIDENT ORGANIZATION .............. 6-10
G. AVERAGING INCOME ................................................................................................................... 6-10
H. MINIMUM INCOME ....................................................................................................................... 6-10
I. INCOME OF PERSON PERMANENTLY MOVED TO NURSING HOME .................................. 6-11
J. REGULAR CONTRIBUTIONS AND GIFTS .................................................................................. 6-11
K. ALIMONY AND CHILD SUPPORT ............................................................................................... 6-11
L. LUMP-SUM RECEIPTS ................................................................................................................... 6-12
M. CONTRIBUTIONS TO RETIREMENT FUNDS - ASSETS ............................................................ 6-12
N. ASSETS DISPOSED OF FOR LESS THAN FAIR MARKET VALUE........................................... 6-12
O. STUDENT INCOME ............................................................................................................................. 6-13
P. CHILD CARE EXPENSES ............................................................................................................... 6-14
Q. MEDICAL EXPENSES/DISABILITY ASSISTANCE EXPENSE ............................................................ 6-15
R. PRORATION OF ASSISTANCE FOR "MIXED" FAMILIES ........................................................ 6-16
S. INCOME CHANGES RESULTING FROM WELFARE PROGRAM REQUIREMENTS ............. 6-16
T. UTILITY ALLOWANCE AND UTILITY REIMBURSEMENT PAYMENTS .............................. 6-17
CHAPTER 7
VERIFICATION

A. METHODS OF VERIFICATION AND TIME ALLOWED .............................................................. 7-1
B. RELEASE OF INFORMATION ......................................................................................................... 7-3
C. COMPUTER MATCHING ................................................................................................................. 7-3
D. ITEMS TO BE VERIFIED .................................................................................................................. 7-3
E. VERIFICATION OF INCOME ........................................................................................................... 7-4
F. INCOME FROM ASSETS .................................................................................................................. 7-7
G. VERIFICATION OF ASSETS ............................................................................................................ 7-7
H. VERIFICATION OF ALLOWABLE DEDUCTIONS FROM INCOME ........................................... 7-8
I. VERIFYING NON-FINANCIAL FACTORS .................................................................................. 7-10

CHAPTER 8
VOUCHER ISSUANCE AND BRIEFINGS

A. FUNDING AVAILABILITY .............................................................................................................. 8-1
B. BRIEFING TYPES AND REQUIRED ATTENDANCE.................................................................... 8-1
C. ENCOURAGING PARTICIPATION IN AREAS WITHOUT LOW-INCOME OR MINORITY
CONCENTRATION..................................................................................................................... 8-3
D. ASSISTANCE TO FAMILIES WHO CLAIM DISCRIMINATION ................................................. 8-4
E. SECURITY DEPOSIT REQUIREMENTS ......................................................................................... 8-4
F. VOUCHER ISSUANCE ..................................................................................................................... 8-4
G. VOUCHER ISSUANCE DETERMINATION FOR SPLIT HOUSEHOLDS .................................... 8-6

CHAPTER 9
REQUEST FOR TENANCY APPROVAL AND CONTRACT EXECUTION

A. REQUEST FOR TENANCY APPROVAL ......................................................................................... 9-1
B. ELIGIBLE TYPES OF HOUSING ..................................................................................................... 9-2
C. LEASE AND TENANCY ................................................................................................................... 9-2
D. SEPARATE AGREEMENTS ............................................................................................................. 9-3
E. RENT LIMITATIONS ........................................................................................................................ 9-4
F. DISAPPROVAL OF PROPOSED RENT ........................................................................................... 9-4
G. INFORMATION TO OWNERS ......................................................................................................... 9-5
H. CHANGE IN TOTAL TENANT PAYMENT (TTP) PRIOR TO HAP EFFECTIVE DATE ............. 9-5
I. CONTRACT EXECUTION PROCESS .............................................................................................. 9-5
J. CHANGE IN UTILITY/ APPLIANCE RESPONSIBILITY .............................................................. 9-6
CHAPTER 10
HOUSING QUALITY STANDARDS AND INSPECTIONS

A. GUIDELINES/TYPES OF INSPECTIONS ...................................................................................... 10-1
B. INITIAL HQS INSPECTION ........................................................................................................... 10-2
C. BIENNIAL HQS INSPECTIONS ..................................................................................................... 10-3
D. QUALITY CONTROL INSPECTIONS ........................................................................................... 10-5
E. SINGLE CYLINDER DEAD BOLT LOCKS ................................................................................... 10-5
F. CARBON MONOXIDE (CO) MONITOR/AMARM ....................................................................... 10-5
G. EARTHQUAKE STRAPS ..................................................................................................................... 10-5
H. EMERGENCY REPAIR ITEMS ...................................................................................................... 10-5
I. CONSEQUENCES IF OWNER IS RESPONSIBLE (NON-EMERGENCY ITEMS) ..................... 10-6
J. DETERMINATION OF RESPONSIBILITY ................................................................................... 10-7
K. CONSEQUENCES IF FAMILY IS RESPONSIBLE........................................................................ 10-8

CHAPTER 11
OWNER RENTS, RENT REASONABLENESS, AND PAYMENT STANDARDS

A. RENT TO OWNER IN THE HOUSING CHOICE VOUCHER PROGRAM .................................. 11-1
B. MAKING PAYMENTS TO OWNERS ............................................................................................ 11-1
C. RENT REASONABLENESS DETERMINATIONS ........................................................................ 11-3
D. PAYMENT STANDARDS FOR THE VOUCHER PROGRAM ..................................................... 11-4
E. EXCEPTION PAYMENT STANDARDS .................................................................. 11-511-511-511-6
F. OWNER PAYMENT .................................................................................................. 11-511-511-511-6

CHAPTER 12
RECERTIFICATIONS

A. ANNUAL RECERTIFICATIONS .................................................................................................... 12-1
B. REPORTING INTERIM CHANGES ............................................................................................... 12-2
C. OTHER INTERIM REPORTING ISSUES ....................................................................................... 12-4
D. NOTIFICATION OF RESULTS OF RECERTIFICATION ............................................................. 12-5
E. TIMELY REPORTING OF CHANGES IN FAMILY COMPOSITION .......................................... 12-5
F. CHANGES IN VOUCHER SIZE AS A RESULT OF FAMILY COMPOSITION CHANGES ....... 12-6
G. CONTINUANCE OF ASSISTANCE FOR "MIXED" FAMILIES .................................................. 12-7
H. MISREPRESENTATION OF FAMILY CIRCUMSTANCES ......................................................... 12-7
I. WARNINGS ..................................................................................................................................... 12-7
CHAPTER 13
MOVES WITH CONTINUED ASSISTANCE/PORTABILITY

A. ALLOWABLE MOVES ................................................................................................................... 13-1
B. INTERPROGRAM TRANSFERS .................................................................................................... 13-1
C. RESTRICTIONS ON MOVES ......................................................................................................... 13-2
D. POLICY FOR MOVES ..................................................................................................................... 13-2
E. PORTABILITY ................................................................................................................................. 13-3

CHAPTER 14
CONTRACT TERMINATIONS

A. CONTRACT TERMINATION ......................................................................................................... 14-1
B. TERMINATION BY THE FAMILY ................................................................................................ 14-1
C. TERMINATION OF TENANCY BY THE OWNER ....................................................................... 14-1
D. TERMINATION OF THE CONTRACT BY PHA ........................................................................... 14-3

CHAPTER 15
DENIAL OR TERMINATION OF ASSISTANCE

A. GROUNDS FOR DENIAL OF ASSISTANCE ................................................................................ 15-1
B. DENIAL - SCREENING FOR DRUG ABUSE AND OTHER CRIMINAL ACTIVITY [24 CFR PART
982.553] ...................................................................................................................................... 15-2
C. DENIAL PROCEDURES FOR NON-CITIZENS ............................................................................ 15-4
D. MISSED APPOINTMENTS AND DEADLINES............................................................................. 15-5
E. GROUNDS FOR TERMINATION OF ASSISTANCE ................................................................... 15-5
F. TERMINATION FOR DRUG ABUSE AND OTHER CRIMINAL ACTIVITY ........................... 15-8
G. FAMILY OBLIGATIONS .............................................................................................................. 15-10
H. TERMINATION - ZERO HAP ASSISTANCE TENANCIES ........................... 15-1215-1215-1215-13
I. OPTION NOT TO TERMINATE FOR MISREPRESENTATION ............................................... 15-13
J. TERMINATION - FRAUD ............................................................................................................ 15-13
K. TERMINATION - MISSED APPOINTMENTS AND DEADLINES ............................................ 15-13

CHAPTER 16
OWNER DISAPPROVAL AND RESTRICTION

A. DISAPPROVAL OF OWNER .......................................................................................................... 16-1
B. OWNER/AGENT RESTRICTIONS ................................................................................................. 16-2
CHAPTER 17
OWNER OR FAMILY DEBTS TO THE PHA

A. REPAYMENT OF DEBT TO THE PHA ................................................................................................... 17-1
B. PROGRAM FRAUD ......................................................................................................................... 17-2
C. WRITING OFF DEBTS .................................................................................................................... 17-2

CHAPTER 18
COMPLAINTS AND APPEALS

A. COMPLAINTS TO THE PHA .......................................................................................................... 18-1
B. INFORMAL REVIEW PROCEDURES FOR APPLICANTS.......................................................... 18-1
C. INFORMAL HEARING PROCEDURES ......................................................................................... 18-2
D. HEARING AND APPEAL PROVISIONS FOR "RESTRICTIONS ON ASSISTANCE TO NON-
CITIZENS" ................................................................................................................................. 18-6
E. MITIGATING CIRCUMSTANCES FOR APPLICANTS/PARTICIPANTS WITH DISABILITIES
[24 CFR PART 982.552(C)] ......................................................................................................... 18-7

CHAPTER 19
SPECIAL HOUSING TYPES

A. SINGLE ROOM OCCUPANCY ....................................................................................................... 19-1
B. CONGREGATE HOUSING ............................................................................................................. 19-1
C. GROUP HOMES ............................................................................................................................... 19-2
D. SHARED HOUSING ........................................................................................................................ 19-3
E. COOPERATIVE HOUSING ............................................................................................................ 19-4
F. MANUFACTURED HOMES ........................................................................................................... 19-5
G. HOMEOWNERSHIP ........................................................................................................................ 19-6
H. MODERATE REHABILITATION PROGRAM ............................................................................ 19-15

CHAPTER 20
PROGRAM INTEGRITY

A. CRITERIA FOR INVESTIGATION OF SUSPECTED ABUSE AND FRAUD .............................. 20-1
B. EXAMPLES OF FRAUD AND PROGRAM ABUSE ...................................................................... 20-1
C. STEPS THE PHA WILL TAKE TO MAINTAIN PROGRAM INTEGRITY .................................. 20-2
D. HOW THE PHA WILL INVESTIGATE ALLEGATIONS OF
FRAUD AND PROGRAM ABUSE ........................................................................................... 20-3
E. EVALUATION OF THE FINDINGS ............................................................................................... 20-4
F. PLACEMENT OF DOCUMENTS, EVIDENCE AND STATEMENTS
OBTAINED BY THE PHA ........................................................................................................ 20-5
G. CONCLUSION OF THE PHA'S INVESTIGATIVE REVIEW ........................................................ 20-5
H FRAUD AND/OR MISREPRESENTATION COMMITTED BY A PERSON OR GROUP ........... 20-6
CHAPTER 21
PROJECT-BASED HOUSING CHOICE VOUCHER PROGRAM

A. OVERVIEW OF PROJECT-BASED VOUCHER PROGRAM ....................................................... 21-1
B. PROPOSAL SELECTION PROCEDURES ................................................................................... 21-22
PROPOSAL REQUIREMENTS ....................................................................................................... 21-3
PROPOSAL REVIEW PROCESS .................................................................................................. 21-53
C. SITE AND NEIGHBORHOOD REVIEW ...................................................................................... 21-65
D. HAP AMENDMENTS, CONTRACT, AND CONTRACT TERMINATION ............................... 21-76
E. ELIGIBILITY FOR ADMISSION .............................................................................................. 21-1111
F. APPLYING FOR ADMISSION .................................................................................................... 21-112
OPENING/CLOSING OF THE WAITLIST ................................................................................ 21-112
FINAL DETERMINATION AND NOTIFICATION OF ELIGIBILITY .................................... 21-112
G. ESTABLISHING PREFERENCES AND MAINTAINING THE
WAIT LIST/TENANT SELECTION ..................................................................................... 21-112
TYPES OF WAIT LISTS .................................................................................. 21-1421-1421-1421-133
DEFINITION OF PREFERENCES .................................................................. 21-1821-1821-1821-175
MULTIPLE WAIT LISTS ................................................................................ 21-1921-1921-1921-186
CENTRALIZED WAIT LISTS ........................................................................ 21-2021-2021-2021-186
SCREENING ..................................................................................................... 21-2021-2021-2021-196
ACCESSIBLE UNITS ...................................................................................... 21-2021-2021-2021-196
H. HOUSING QUALITY STANDARDS AND INSPECTIONS (HQS) ........... ERROR! BOOKMARK NOT
DEFINED.17
I. MOVES WITH CONTINUED ASSISTANCE ............................. ERROR! BOOKMARK NOT DEFINED.
J. SUPPORTIVE SERVICES ........................................................... ERROR! BOOKMARK NOT DEFINED.

CHAPTER 22
VETERANS AFFAIRS SUPPORTIVE HOUSING [24 CFR 982]

A. FAMILY ELIGIBILITY AND SELECTION ........................................................................................ 1
B. INCOME ELIGIBILITY ....................................................................................................................... 1
C. INITIAL TERM OF THE VOUCHER .................................................................................................. 1
D. INITIAL LEASE TERM ....................................................................................................................... 1
E. PORTABILITY OF HUD-VASH VOUCHERS .................................................................................... 1
F. DENIAL OF ASSISTANCE .................................................................................................................. 2
G. VASH VOUCHER ISSUANCE .......................................................................................................... 23

CHAPTER 23
PERFORMANCE PARTNERSHIP PILOTS FOR DISCONNECTED YOUTH (P3)
CHAPTER 24
REASONABLE ACCOMMODATION POLICY AND PROCEDURES

A. FAIR HOUSING POLICY ..................................................................................................................... 1
B. REASONABLE ACCOMMODATION POLICY ................................................................................. 1
C. PROCEDURE FOR PROCESSING REQUESTS FOR REASONABLE ACCOMMODATION OF
DISABILITIES ................................................................................................................................ 3

CHAPTER 25
INSUFFICIENT FUNDING

A. CURRENTLY ASSISTED FAMILIES ................................................................................................. 1
B. APPLICANTS ISSUED VOUCHERS ................................................................................................... 2
C. RESTORATION OF FUNDING ............................................................................................................. 2

CHAPTER 26
MARIJUANA POLICY

A. ADMISSION ............................................................................................................................................. 1
B. REASONABLE ACCOMMODATION ........................................................................................................... 1
C. MEDICAL EXPENSE DEDUCTION ............................................................................................................ 1
D. ENDING PROGRAM PARTICIPATION ........................................................................................................ 1

CHAPTER 27
LANGUAGE ACCESS PLAN

A. MEANINGFUL ACCESS: THE FOUR FACTOR ANALYSES ..................................................................... 27-1
B. HOW LEP PERSONS ARE IDENTIFIED .................................................................................................. 27-7
C. POINTS AND TYPE OF CONTACT WITH LEP PERSONS ......................................................................... 27-8
D. OUTREACH AND LANGUAGE ASSISTANCE ........................................................................................ 27-10
E. STAFF CAPACITY AND TRAINING .................................................................................................... 27-111
F. LANGUAGE ACCESS MEASURES AND SERVICES PROVIDED .............................................................. 27-12
G. MONITORING AND UPDATING THE LANGUAGE ACCESS PLAN ....................................................... 27-155
APPENDIX A: 2015 SHRA HCV AND PUBLIC HOUSING LEP PARTICIPANTS ................................... 27-166
APPENDIX B: 2015 SHRA HCV AND PUBLIC HOUSING RANKING OF
LEP PARTICIPANT AND WAITLIST .......................................................................................... 27-177
APPENDIX C: ANALYSIS OF VITAL DOCUMENTS .............................................................................. 27-188