CHAPTER 20: HOME TENANT BASED RENTAL ASSISTANCE … · 2019. 10. 31. · 5. Lives in a single -room occupancy or efficiency apartment unit in which there reside more than two persons,

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CHAPTER 20: HOME TENANT BASED RENTAL ASSISTANCE

PART I: OVERVIEW OF THE HOME PROGRAM

20-I.A. OVERVIEW The HOME tenant-based rental assistance program is a United States Department of Housing and Urban Development (HUD)-funded rental assistance program administered by the Santa Monica Housing Authority (PHA). The program adheres to the Section 8 HCV program model and it is designed to assist families who need help paying their rent. All applicants must meet income eligibility of a family combined annual income of up to 60 percent of Area Median Income (AMI). The program promotes community-wide planning and strategic use of resources to address the jurisdiction’s unmet needs and to narrow the gap in benefits and services received by cost-burdened families. 20-I.B. PURPOSE The purpose of the HOME program is to provide rental assistance in the form of a monthly rental subsidy to persons At Risk of Homelessness, Senior/Disabled Homeless persons, and Victims of Domestic Violence who are at or below the 60 percent AMI limit. 20-I.C. ELIGIBLE COSTS [24 CFR 92.209 (a)] The PHA is awarded HUD funds for the HOME program annually. Eligible costs are rental assistance and security deposit payments.

Rental Assistance [24 CFR 92.209 (h)(1)] The amount of the monthly assistance the PHA may pay on behalf of a family may not exceed the difference between a rent standard for the unit size established by the PHA and 30 percent of the family’s monthly adjusted income. Security Deposits [24 CFR 92.902 (j)] A participating jurisdiction may use HOME funds provided for tenant-based rental assistance to provide loans or grants to very low- and low-income families for security deposits for rental of dwelling units. The amount of HOME funds that may be provided for a security deposit may not exceed the equivalent of two month's rent for the unit. Only the prospective tenant may apply for HOME security deposit assistance.


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A limited number of security deposit grants will be provided to eligible applicants, subject to the availability of HOME funds and at the sole discretion of the PHA. Participants must document, in writing, their efforts to secure security deposit funding from other sources and demonstrate insufficient personal funds. The maximum amount of HOME funds that may be provided for the security deposit is the equivalent of two months’ contracted rent for the unit. Only the tenant (not the landlord) may apply for security deposit assistance. 20-I.D. TERM OF THE PROGRAM [24 CFR 92.902 (e)] The HOME program is awarded to localities to fund rental assistance for low-income applicants. HOME funds are awarded annually as formula grants to participating jurisdictions. HUD may award up to one year of rental assistance for the tenant-based rental program with the option of being renewed for as long as there is a continuum of funding available. The Term of the Rental Assistance [24 CFR 92.902 (e)] The term of the rental assistance contract providing assistance with HOME funds may not exceed 24 months, but may be renewed, subject to the availability of HOME funds. 20-I.E. POLICIES AND PROCEDURES The PHA receives annual funding for the HOME program based on HUD’s availability of program funds. The Santa Monica Housing Commission, which serves as the advisory board for the PHA, reviews all policies and procedures. The Santa Monica City Council, which serves as the Board of Directors for the PHA, adopts policies and procedures annually. The HOME program adheres to the Section 8 HCV program model, unless otherwise noted in this plan. If there is a conflict between program regulations and the Section 8 HCV Administrative Plan, the HOME program regulations takehave precedence.

PART II: FAIR HOUSING AND EQUAL OPPORTUNITY (Refer to PHA Administrative Plan, Chapter 2, pages 2-2 to 2-19)

PART III: ELIGIBILITY (Refer to PHA Administrative Plan, Chapter 3, pages 3-2 to 3-37)


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In addition to evidence of eligibility required under the HCV program, HOME applicants must meet one of the following requirements to qualify for HOME TBRA program:

1. Person At Risk of Homelessness 2. Senior/Disabled Homeless person 3. Victim of Domestic Violence

And

1. Be at or below the HUD 60 percent AMI limit. 20-III.A. EVIDENCE OF ELIGIBILITY At Risk of Homelessness Certification HOME applicants who qualify under the definition of At Risk of Homelessness must provide the following documentation at the time of application to establish that they meet the required criteria:

1. The HOME applicant’s written certification that they have insufficient financial resources and support networks immediately available to attain housing stability;

2. Documentation to verify that the HOME applicant did not have sufficient resources or support networks immediately available to attain housing stability as evidenced by one of the following:

A. Source documents (e.g., notice of termination from employment, bank

statement, health care bill showing arrears); or

B. Written statement by referring agency staff confirming that they spoke to a relevant third party to verify At Risk of Homelessness status; or

C. Written statement by referring agency staff of the efforts taken to obtain

verification through source documents and relevant third parties;

3. Verification that the HOME applicant met one of the seven conditions* under the definition of At Risk of Homelessness (for definition of At Risk of Homelessness, refer to 20-IV.E. TENANT SELECTION – Hierarchy of preferences), as evidenced by one of the following:

i. Source documents that evidence one or more of the conditions;

ii. A written statement by a relevant third party or the written certification by referring agency staff of the oral verification by the relevant third party that the applicant meets one or more of the conditions; or


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iii. A written statement by the referring agency staff that the staff person has

visited the applicant’s residence and determined that the applicant meets one or more of the conditions or, if a visit is not feasible or relevant to the determination, a written statement by the referring agency staff describing the efforts taken to obtain the required evidence.

*

1. Has moved because of economic reasons two or more times during the 60 days immediately preceding the application for homelessness prevention assistance;

2. Is living in the home of another because of economic hardship; 3. Has been notified in writing that their right to occupy their current housing or living

situation will be terminated within 30 days of the date of application for assistance; 4. Lives in a hotel or motel and the cost of the hotel or motel stay is not paid by charitable

organizations or by federal, state, or local government programs for low-income individuals;

5. Lives in a single-room occupancy or efficiency apartment unit in which there reside more than two persons, or lives in a larger housing unit in which there reside more than 1.5 people per room, as defined by the U.S. Census Bureau;

6. Is exiting a publicly-funded institution or system of care (such as a health-care facility, a mental health facility, foster care or other youth facility, or correction program or institution); or

7. Otherwise lives in housing that has characteristics associated with instability and an increased risk of homelessness, as identified in the City of Santa Monica approved consolidated plan

• Rent burdened families – housing cost burden greater or equal to 50 percent. Senior/Elderly Certification A birth certificate or other official record of birth is the preferred form of age verification (must be at least 62 years of age or older). An original document that provides evidence of the receipt of Social Security retirement benefits is acceptable. Homeless Certification HOME applicants who qualify under the definition of Homeless must provide the following documentation at the time of application to establish that they meet the required criteria: Evidence of an individual or head of household’s current living situation must be documented by:

1. A written referral by a service provider and


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2. A Homeless Certification Form completed by a service provider

In addition, one or more of the following should must be provided:

1. A written documentation of observation by an outreach worker;

2. A print-out from the City’s Homeless Management Information System (HMIS) indicating the history of homelessness; or

3. A written certification by the household seeking assistance that demonstrates that the

individual or head of household is currently homeless and living in a place not meant for human habitation, in an emergency shelter, or a safe haven.

Disabling Condition Certification In order to receive Disabled/Disabling Condition preference, HOME applicants must present evidence of a disabling condition diagnosis with one or more of the following conditions: substance use disorder, serious mental illness, developmental disability [as defined in Section 102 of the Developmental Disabilities Assistance Bill of Rights Act of 2000 (42 U.S.C. 15002)], post-traumatic stress disorder, cognitive impairments resulting from brain injury, or chronic physical illness or disability. A disabling condition is defined by HUD as:

(1) A physical, mental, or emotional impairment which is expected to be of long-continued

and indefinite duration, substantially impedes an individual’s ability to live independently, and of such a nature that the disability could be improved by more suitable conditions;

(2) A developmental disability as defined in section 102 of the Developmental Disabilities Assistance and Bill of Rights Act;

(3) The disease of acquired immunodeficiency syndrome or any conditions arising from the etiological agency for acquired immunodeficiency syndrome; or (4) A diagnosable substance abuse disorder.

Evidence of this criterion must include one of the following:

1. Written verification of the condition from a professional licensed by the state to diagnose and treat the condition;


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2. Written verification from the Social Security Administration;

3. Copies of a disability check (e.g., Social Security Disability Insurance check or Veterans Disability Compensation);

4. Intake staff (or referral staff) observation that is confirmed by written verification of the condition from a professional licensed by the state to diagnose and treat the condition that is confirmed no later than 45 days of the application for assistance and accompanied with one of the types of evidence above; or other documentation approved by HUD.

Victim of Domestic Violence Certification Only applicants who have or will (within 12 months from the date of verification) be required to vacate housing in the City of Santa Monica as a result of the victimization qualify for HOME under the Victims of Domestic Violence preference. HOME TBRA Aapplicants who qualify under the definition of Victim of Domestic Violence, must provide the following documentation at the time of application to establish that they meet the required criteria: The individualApplicants maymust provide, at the time of application, satisfy the PHA’s request by providing any one of the following three forms of documentation to establish that they meet the preference [24 CFR 5.2007(b)]:

(1) A completed and signed HUD-approved certification form (HUD-50066, Certification of Domestic Violence, Dating Violence, Sexual Assault, or Stalking), which must include the name of the perpetrator only if the name of the perpetrator is safe to provide and is known to the victim; (2) A federal, state, tribal, territorial, or local police report, or court record, or an administrative record; or (3) Documentation signed by a person who has assisted the victim in addressing domestic violence, dating violence, sexual assault, or stalking, or the effects of such abuse. This person may be an employee, agent, or volunteer of a victim service provider; an attorney; a mental health professional; or a medical professional. The person signing the documentation must attest under penalty of perjury to the person’s belief that the incidents in question are bona fide incidents of abuse. The victim must also sign the documentation.

20-III.B. DENIAL OF ASSISTANCE (Refer to PHA Administrative Plan, Chapter 3, pages 3-20 to 3-24)


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An applicant will be denied participation in the HOME program if the applicant does not meet specific admission criteria in addition to the Section 8 HCV program requirements. Participation will also be denied if the HOME applicant does not provide:

1. Information that the PHA or HUD determines is necessary in the administration of the program

2. Complete and true information and it is discovered that the applicant does not meet eligibility requirements.

20-III.C. CRIMINAL BACKGROUND CHECKS (Refer to PHA Administrative Plan, Chapter 3, pages 3-23 to 3-25) All participants will undergo criminal background checks based on Section 8 HCV regulations.

PART IV: APPLICATIONS, WAITLIST, AND TENANT SELECTION 20-IV.A. APPLYING FOR ASSISTANCE Any individual/family who wishes to receive HOME assistance must apply for admission to the program. HOME has a separate waitlist and assistance is restricted to persons At Risk of Homelessness, Senior/Disabled Homeless persons, and Victims of Domestic Violence who are at or below 60 percent AMI. 20-IV.B. ACCESSIBILITY OF THE APPLICATION PROCESS HOME applicants must be referred by one of the agencies listed below: The People Concern (formerly known as OPCC) 1453 16th Street Santa Monica, CA 90404 (310) 264-2646 Wise & Healthy Aging Ken Edwards Center 1527 4th St Santa Monica, CA 90401 (310) 394-9871 Legal Aid Foundation of Los Angeles (LAFLA) 1640 5th St #124


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Santa Monica, CA 90401 (310) 899-6200 St Joseph Center 12420 Venice Blvd., Suite 200 Los Angeles, CA 90066 310-574-5510 The City of Santa Monica Human Services Division can also refer applicants on behalf of other social services agencies that are funded by the City of Santa Monica. 20-IV.C. OUTREACH AND MARKETING The PHA targets Santa Monica area families who meet the program’s eligibility requirements. The Homeless Liaison Team (HLP Team), City of Santa Monica Human Services Division and other local outreach programs identify appropriate referrals to referral agencies. PHA staff regularly attends Chronic Homeless Program (CHP) Action Committee meetings, and senior and youth outreach meetings to market the program with member agencies. 20-IV.D. SCREENING AND ASSESSMENT The PHA requires the listed referral agencies to screen applicants for eligibility and to submit to the PHA completed applicable documents included in the HOME Application Packet. Completed documents will be used by the PHA to:

1) Determine applicant’s eligibility 2) Select participants 3) Notify applicants of their obligations as a HOME voucher recipient.

Documents included in the HOME Application Packet are listed below:

• Agency Referral Letter • Homeless and At Risk of Homelessness Certification Form • Certification of Disabling Condition Form (completed by licensed physician) • Applicant/Tenant Information Disclosure Certification and Application Form • Declaration of Citizen/Lawful Resident Status Form • Sex Offender and Criminal History/Disclosure Form • Authorization for Release of Information Forms for HUD • Authorization for Release of Information Forms for PHA • VI-SPDAT Report (if applicable) • Notice of Occupancy Rights under the Violence Against Women Act – HUD-5380 • Certification of Domestic Violence, Dating Violence, Sexual Assault, or Stalking, and Alternate Documentation – HUD-5382 (if applicable)

All income verification documents must be current within the last 60 days. (PIH Notice 2017-12)


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Case managers will conduct a thorough screening and assessment of each individual’s care needs. The screening will include assessment of the individual’s ability to live independently. In addition, the individual must not present a danger to himself or others and the individual must not require a level of care that is not offered by the HOME voucher.

20-IV.E. TENANT SELECTION Selection Criteria Families will be selected based on the following targeted population selection criteria and selection preference method. Within the preference category, families will be selected based on severity of needs. Targeted Population:

• At Risk of Homelessness • Senior/Disabled Homeless (Chronically Homeless individuals will be referred to the CoC

program) • Victims of Domestic Violence (Applicants will be referred to Section 8 HCV program, if

vouchers are available)

Families must meet the requirements and eligibility criteria of one of the above targeted population groups to qualify for HOME rental assistance.

At Risk of Homelessness For At Risk of Homelessness applicants, severity of needs is identified and verified through the use of At Risk of Homelessness Certification Form and submitted source documents. Senior/Disabled Homeless applicants and Victims of Domestic Violence For Senior and/or Disabled Homeless applicants and Victims of Domestic Violence, severity of needs is identified and verified through the use of the Vulnerability Index (VI) Service Prioritization Decision Assistance (SPDAT) standardized assessment tool. The determination is not based on a specific diagnosis or disability type, but only on the severity of needs of the individual. Targeted population includes individuals with a VI-SPDAT score of 7 and below who do not qualify for Continuum of Care (CoC) Program.


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20-IV.F. ORDER OF PRIORITY FOR PLACEMENT ON THE WAITLIST The HOME waitlist is open and will accept referrals until further notice. Order of Priority for Placement on the Waitlist Families will be selected from the waitlist based on the selection preference(s) for which they qualify, and in accordance with the PHA’s hierarchy of preferences. Within each targeted funding or preference category, families will be selected based on severity of needs.

HOME TBRA HIERARCHY OF PREFERENCES PREFERENCE POINT VALUE

Resident Preference:

An individual or family who meets one of the following requirements:

• Is a resident Has permanent residence is in the City of Santa Monica;

• Is homeless in Santa Monica and is on the City of Santa Monica Service Registry;

• Is not a resident of the City of Santa Monica, but is workingWorks a minimum of 25 hours per week (or hired to work a minimum of 25 hours per week) in the City of Santa Monica (Applicants who work for a temporary agency located outside of the City of Santa Monica who do not live in Santa Monica do not qualify for preference if they are on a temporary assignment)

• Is enrolled in an approved job training program in the City of Santa Monica, subject to the PHA’s approval

• Immediately previously worked was in the City of Santa Monica workforce but is now receiving unemployment, worker’s compensation, vocational rehabilitation benefits, disability benefits, or retirement benefits from a Santa Monica employer.

30

Working Family Preference:


• Is working a minimum of 25 hours per week; • Is the age of 62 or older; • Is a person with disabilities

1


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PREFERENCE POINT VALUE

At Risk of Homelessness

An individual or family who: • Does not have sufficient resources or support

networks, e.g., family, friends, faith-based or other social networks, immediately available to prevent them from moving to an emergency shelter or another place described in paragraph 1 of the Homeless definition in this section and

• Has not been terminated or is currently not in the process of being terminated from any rental assistance or any other subsidy program due to incompliance and/or violations of the program rules and regulations, including outstanding debts owed; and

Meets one of the following conditions:

1. Has moved because of economic reasons two or more times during the 60 days immediately preceding the application for homelessness prevention assistance;

2. Is living in the home of another because of economic hardship;

3. Has been notified in writing that their right to occupy their current housing or living situation will be terminated within 30 days of the date of application for assistance;

4. Lives in a hotel or motel and the cost of the hotel or motel stay is not paid by charitable organizations or by federal, State, or local government programs for low-income individuals;

5. Lives in a single-room occupancy or efficiency apartment unit in which there reside more than two persons, or lives in a larger housing unit in which there reside more than 1.5 people per room, as defined by the U.S. Census Bureau;

6. Is exiting a publicly funded institution, or system

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of care (such as a health-care facility, a mental health facility, foster care or other youth facility, or correction program or institution); or

7. Otherwise lives in housing that has characteristics associated with instability and an increased risk of homelessness, as identified in the City of Santa Monica approved consolidated plan;

• Rent burdened families – housing cost burden greater or equal to 50 40 percent.

Homeless

[24CFR 582.5] An individual or family who meets one of the following requirements:

• Lacks a fixed, regular, and adequate nighttime residence, meaning: An individual or family with a primary nighttime residence that is a public or private place not designed for or ordinarily used as a regular sleeping accommodation for human beings, including a car, park, abandoned building, bus or train station, airport, or camping ground;

• Is living in a supervised publicly- or privately-operated shelter designated to provide temporary living arrangements (including congregate shelters, transitional housing, and hotels and motels paid for by charitable organizations or by federal, state, or local government programs for low-income individuals);

• Is exiting an institution where he or she resided for 90 days or less and who resided in an emergency shelter or place not meant for human habitation immediately before entering that institution;

• Will imminently lose their primary nighttime residence, provided that: The primary nighttime residence will be lost within 14 days of the date of application for homeless assistance; no subsequent residence has been identified; and the individual or family lacks the resources or support networks, e.g., family, friends, faith-based or other social networks, needed to obtain other

5


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permanent housing; or • Is fleeing, or is attempting to flee, domestic

violence, dating violence, sexual assault, stalking, or other dangerous or life-threatening conditions that relate to violence against the individual or a family member, including a child, that has either taken place within the individual‘s or family’s primary nighttime residence or has made the individual or family afraid to return to their primary nighttime residence.

Victims of Domestic Violence (VAWA)

An individual or family who meets the following requirements:

• Is a victim of domestic violence, dating violence, sexual assault, or stalking;

• Has no other residence; and • Lacks the resources or support networks, e.g.,

family, friends, and faith-based or other social networks, to obtain other permanent housing.

VAWA means:

The Violence Against Women and Department of Justice Reauthorization Act of 2005 (Pub. L. 109-162, approved August 28, 2006), as amended by the U.S. Housing Act of 1937 (42 U.S.C. 1437d and 42 42 U.S. 1437f).

Domestic violence means:

Felony or misdemeanor crimes of violence committed by a current or former spouse of the victim, by a person with whom the victim shares a child in common, by a person who is cohabitating with or has cohabitated with the victim as a spouse, by a person similarly situated to a spouse of the victim under the domestic or family violence laws of the jurisdiction receiving grant monies, or by any other person against an adult or youth victim who is protected from that person's acts under the domestic or family violence laws of the jurisdiction.

Dating violence means violence committed by a person:


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(1) Who is or has been in a social relationship of a romantic or intimate nature with the victim; and

(2) Where the existence of such a relationship shall be determined based on a consideration of the following factors:

(i) The length of the relationship;

(ii) The type of relationship; and

(iii) The frequency of interaction between the persons involved in the relationship.

Sexual Assault means:

Any nonconsensual sexual act proscribed by Federal, tribal, or State law, including when the victim lacks capacity to consent (See 42 U.S.C. 13925(a).)

Stalking means:

(1)

(i) To follow, pursue, or repeatedly commit acts with the intent to kill, injure, harass, or intimidate another person; or

(ii) To place under surveillance with the intent to kill, injure, harass, or intimidate another person; and

(2) In the course of, or as a result of, such following, pursuit, surveillance, or repeatedly committed acts, to place a person in reasonable fear of the death of, or serious bodily injury to, or to cause substantial emotional harm to

(i) That person,

(ii) A member of the immediate family of that person, or

(iii) The spouse or intimate partner of that person.


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Immediate family member means, with respect to a person:

(1) A spouse, parent, brother, or sister, or child of that person, or an individual to whom that person stands in loco parentis; or

(2) Any other person living in the household of that person and related to that person by blood or marriage.

Disabled/Disabling Condition


• Has a physical, mental, or emotional impairment which is expected to be of long-continued and indefinite duration, substantially impedes an individual’s ability to live independently, and of such a nature that the disability could be improved by more suitable conditions;

• Has a developmental disability as defined in section 102 of the Developmental Disabilities Assistance and Bill of Rights Act of 2000 (42 U.S.C. 15002);

• Has the disease of acquired immunodeficiency syndrome or any conditions arising from the etiological agency for acquired immunodeficiency syndrome;

• Has a diagnosable substance abuse disorder

3

Senior

An individual who: • Is at least 62 years of age or older

3


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Placement on the Waitlist A separate waitlist will be maintained for the HOME program. Eligible for Placement on the Waitlist If the PHA determines the HOME applicant is eligible, the applicant’s name will be placed on the waitlist. The waitlist will be maintained by assigning waitlist position numbers to applicants on a preference basis. The PHA will notify the referring agency of acceptance. Once all available vouchers have been issued, the applicant’s name will remain on the waitlist until a voucher becomes available. Ineligible for Placement on the Waitlist If the PHA can determine from the information provided that a family is ineligible, the family will not be placed on the waitlist. Where a family is determined to be ineligible, the PHA will inform the referring agency of the ineligibility determination. Notification of Selection When a HOME applicant has been selected from the waitlist, the PHA will notify, in writing, the applicant and the referring agency of selection and of the initial briefing date.

If the selected applicant is no longer interested or is unable to participate in the HOME program, the individual will be removed from the waitlist and will have to be re-referred at a later date. The applicant will lose their position on the waitlist. Income Eligibility [24 CFR 92.216]

HOME applicants must have incomes at or below 60 percent of area median income. Income eligibility will be verified by Housing Specialist the PHA according to source documents provided by the applicant.


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PART V: BRIEFINGS AND VOUCHER ISSUANCE

(Refer to PHA Administrative Plan, Chapter 5, pages 5-2 to 5-14) 20-V.A. INITIAL BRIEFING AND VOUCHER ISSUANCE The applicant, together with all adult members of the household and the assigned case manager (if applicable) must be present for the initial briefing and voucher issuance. 20-V.B. VOUCHER ISSUANCE/REQUEST FOR TENANCY APPROVAL Upon the completion of the initial briefing, a HOME voucher will be issued to the applicant. HOME program participants have up to 180 days to search for an apartment within the Santa Monica geographic area and submit a Request for Tenancy Approval (RTA) to the PHA upon finding a suitable apartment. If an extension is needed, one may be requested. The request will be evaluated, and a decision made (Proof of Effort Form must be submitted to the PHA).

PART VI: INCOME AND SUBSIDY DETERMINATIONS [24 CFR Part 5, Subparts E and F; 24 CFR 982]

(Refer to PHA Administrative Plan, Chapter 6, pages 6-2 to 6-57)

20-VI.A. TENANT RENT PORTION [24 CFR 5.628] Program participants are required to pay a portion of their rent if they are receiving HOME program rental assistance. Participant rent must be equal to the highest of:

• 30 percent of family’s monthly adjusted income; • 10 percent of family’s monthly gross income; or • A minimum rent of $50 contribution.

PART VII: VERIFICATION [24 CFR 982.516, 24 CFR 982.551, 24 CFR 5.230] (Refer to PHA Administrative Plan, Chapter 7, pages 7-2 to 7-30)

The PHA will follow the verification process and requirements for acceptable documents as outlined in Chapter 7 of the Section 8 HCV Administrative Plan with the exception of the following:

• Up-front Income Verification (UIV) using HUD’s Enterprise Income Verification (EIV) • Up-front Income Verification (UIV) using a non-HUD system


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PART VIII: HOUSING QUALITY STANDARDS AND RENT REASONABLENESS DETERMINATIONS [24 CFR 982 Subpart I and 24 CFR 982.507] (Refer to PHA Administrative Plan, Chapter 8, pages 8-2 to 8-27)

20-VIII.A. HOUSING QUALITY STANDARDS [24 CFR 92.209 (i)] Housing Quality Standards (HQS) apartment inspections are required both at initial occupancy and annually thereafter for all HOME apartments. Newly leased apartments must pass the HQS inspection before the beginning date of the assisted lease and Housing Assistance Payment (HAP) Contract.

20-VIII.B. RENT REASONABLENESS [24 CFR 92.209 (3) (f)]

The participating jurisdiction must disapprove a lease if the rent is not reasonable, based on rents that are charged for comparable unassisted rental units. Rent reasonableness review must be conducted before the HOME program participant rents an apartment. The PHA will pay rents up to the rent reasonable amount, not to exceed the exceptional payment standard for the PHA HCV program. The HUD approved Exception Payment Standards will govern the HOME rent payment amounts.

Bedroom Size

Payment Standard

0 $1,512

1 $1,930

2 $2,640

3 $3,366

4 $3,366

PART IX: GENERAL LEASING POLICIES (Refer to PHA Administrative Plan, Chapter 9, pages 9-1 to 9-12)

When rental assistance funds are used to pay rent for apartments, the lease must be between the program participant and the landlord. Each program participant on whose behalf rental assistance payments are made must pay a contribution toward rent consistent with the requirements of the HOME rules. The landlord and participant are required to execute a lease and a Contract Addendum to comply with the HOME rental assistance policies. [24 CFR 92.253]


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(Refer to Appendix A for HOME TBRA Prohibited Lease Terms and Contract Addendum) 20-IX.B. LIMITATIONS ON HOME ASSISTANCE Portability HOME participants are not eligible for portability and must remain within the City of Santa Monica geographic area. PART X: MOVING WITH CONTINUED ASSISTANCE AND PORTABILITY [24 CFR

92.209 (d)] (Refer to PHA Administrative Plan, Chapter 10, pages 10-1 to 10-6)

Under the Section 8 HCV program, the PHA issues an eligible family a voucher and the household selects an apartment of its choice within the City of Santa Monica geographic area. If the household moves out of the apartment, the contract with the owner ends and the family can move with continued assistance to another apartment within the City of Santa Monica. HOME participants are not eligible for portability and must remain within the City of Santa Monica geographic area.

PART XI: REEXAMINATIONS [24 CFR 582.310] (Refer to PHA Administrative Plan, Chapter 11, pages 11-1 to 11-14)

The PHA is required to process annual re-examinations. In cases where a family experiences a change in household composition and/or income between annual re-examination, the PHA will process an interim re-examination. The family is required to report all changes in household composition and/or income to the PHA within 10 calendar days of the occurrence. For more information regarding causes for processing annual/interim reexaminations and the requirements for completing annual/interim re-examinations, please refer to Chapter 11 of the Section 8 HCV Administrative Plan.


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PART XII: TERMINATION OF ASSISTANCE AND TENANCY (Refer to PHA Administrative Plan, Chapter 12, pages 12-2 to 12-21)

PART XIII: PROGRAM ADMINISTRATION

(Refer to PHA Administrative Plan, Chapter 16, pages 162 to 16-47)

Section 8 HCV Management Assessment Program (SEMAP) is not required.


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APPENDIX A HOME TBRA Prohibited Lease Terms The HOME program requires that the lease does not contain the following provisions:

HOME Program: The PHA will review the lease to make certain it does not contain any of the following prohibited lease terms (24 CFR 92.253 (b)):

• Agreement by the tenant to be sued, to admit guilt or to a judgment in favor of the owner in a lawsuit brought in connection with the lease.

• Agreement by the tenant that the owner may take, hold, or sell personal property of

household members without notice to the tenant and a court decision on the rights of the parties. This prohibition, however, does not apply to an agreement by the tenant concerning disposition of personal property remaining in the housing unit after the tenant has moved out of the unit. In that case, the owner may dispose of this personal property in accordance with state law.

• Agreement by the tenant not to hold the owner or the owner’s agents legally

responsible for any action or the failure to act, whether intentional or negligent. • Agreement of the tenant that the owner may institute a lawsuit without notice to the

tenant. • Agreement by the tenant that the owner may evict the tenant or household members

without instituting a civil court proceeding in which the tenant has the opportunity to present a defense or before a court decision on the rights of the parties.

• Agreement by the tenant to waive any right to a trial by jury. • Agreement by the tenant to waive the tenant’s right to appeal or to otherwise

challenge in court a decision in connection with the lease. • Agreement by the tenant to pay attorney fees or other legal costs even if the tenant

wins in a court proceeding by the owner against the tenant. The tenant, however, may be obligated to pay costs if the tenant loses.


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Contract Addendum

CITY OF SANTA MONICA HOUSING AUTHORITY HOME Investment Partnerships Program

LEASE ADDENDUM Tenant Based Rental Assistance

Tenant Name: Contract Unit: Contract Number: Landlord Name:

Purpose of Lease Addendum. Tenant has been approved to receive rental assistance under the HOME Investment Partnerships Program Tenant Based Rental Assistance (TBRA). The lease for the above referenced apartment is hereby amended to include provisions of this Lease Addendum, as follows:

A. Conflict with other Provisions of the Lease. In the event of any conflict between provisions of this Lease Addendum and any sections of the Lease, the provisions of this Lease Addendum will prevail.

B. Terms of Lease. The rental term of the Lease begins on and continues until the occurrence of one of the following events:

1. The Lease is terminated by the Landlord in accordance with applicable state and

local laws; or

2. The Lease is terminated by the Tenant in accordance with the Lease, or by mutual agreement during the term of the Lease; or

3. The TBRA Contract is terminated.

C. Housing Assistance Payment. Each month the Santa Monica Housing Authority

(SMHA) will make a Housing Assistance Payment to the Landlord on behalf of the tenant. This payment shall be credited by the Landlord toward the monthly rent. The balance of the monthly rent shall be paid by the tenant.

D. Security Deposit.

1. The Tenant has deposited $ with the Landlord as a Security Deposit. The

Landlord will hold this Security Deposit during the period the Tenant occupies the apartment under the Lease. The Landlord will comply with state and local laws regarding interest earned on Security Deposits.

2. After the Tenant has vacated the apartment under the Lease, the Landlord may


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use the Security Deposit as reimbursement for rent or toward any other amounts payable by Tenant under the Lease, in accordance with state and local laws. The Landlord will provide the Tenant a written list specifying all damages, items, and amounts charged against the Security Deposit. Any Security Deposit amount remaining after the reimbursement to the Landlord has been deducted shall be promptly refunded to the Tenant.

E. Household Members. Household members authorized to live in this apartment are listed below. Tenant may not permit other persons to join the household without prior written approval of the Housing Authority and Owner.

F. Housing Quality Standards. The Landlord shall maintain the apartment, common areas, equipment, facilities and appliances in decent, safe and sanitary condition (as determined by Section 8 HCV Housing Quality Standards).

G. Termination of Tenancy. The Landlord may evict the Tenant following applicable state and local laws. The Landlord must provide the Tenant with at least 30 days’ written notice of the termination. The Landlord must notify SMHA in writing when eviction proceedings are begun. This may be done by providing SMHA with a copy of the required notice to the Tenant.

H. Prohibited Lease Provision. Any provision of the Lease which falls within the classification below shall not apply and not be enforced by the Landlord.

1. Confession of Judgment. Consent by the Tenant to be sued, to admit guilt, or to a judgment in favor of the landlord in a lawsuit brought in connection with the Lease.

2. Treatment of Property. Agreement by the Tenant that the Landlord may take or

hold the Tenant’s property or may sell such property without notice to the Tenant and a court decision on the rights of the parties.

3. Excusing the Landlord from Responsibility. Agreement by the Tenant not to hold

the Landlord or Landlord’s agent legally responsible for any action or failure to act, whether intentional or negligent.

4. Waiver of Legal Notice. Agreement by the Tenant that the Landlord may institute

a lawsuit without notice to the Tenant.

5. Waiver of Court Proceeding for Eviction. Agreement by the Tenant that the Landlord may evict a Tenant Family (i) without instituting a civil court proceeding in which the Family has the opportunity to present a defense, or (ii) before a decision by the court on the rights of the parties.


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6. Waiver of Jury Trial. Authorization to the Landlord to waive the Tenant’s right

to a jury trial.

7. Waiver of Right to Appeal Court Decision. Authorization to the Landlord to waive the Tenant’s right to appeal a court decision or waive the Tenant’s right to sue to prevent a judgment from being put into effect.

8. Tenant Chargeable with Cost of Legal Action Regardless of Outcome of the Lawsuit.

Agreement by the Tenant to pay lawyer’s fees or other legal costs whenever the Landlord decides to sue, whether or not the Tenant wins.

I. Nondiscrimination. The Landlord shall not discriminate against the Tenant in the

Provision of services, or in any other manner, on the grounds of age, race, color, creed, religion, sex, disability, national origin, marital or familial status, or sexual orientation.

TENANT SIGNATURES LANDLORD SIGNATURES Printed Name of Head of Household: Landlord Name:

Signature of Head of Household and Date: Printed Name of Landlord Representative:

Printed Name of Co-Head or Spouse: Signature of Landlord Representative and Date:

Signature of Co-Head or Spouse and Date: