Upload
jace-blevins
View
217
Download
0
Embed Size (px)
Citation preview
Managing Eligibility in Blended Occupancy Projects
Sheryl Putnam and Samantha Pratter
Experience – Leadership - Collaboration
Learning Objectives
Key program elements and requirements for the following programs:
Low Income Housing Tax Credit (LIHTC)Project Based Rental Assistance (PBRA)Project Based Voucher (PBV)Public Housing (PH)HOME
Learning Objectives
Similarities and differences of determining eligibility in combined funding projects: Citizenship requirements Social Security Number requirements Student rules Income limits Verification requirements Staff units in LIHTC units
Overview of Programs
Program regulations sometimes conflict
A general rule is that the most restrictive program wins!
Overview of Programs - LIHTC
Provides the private market incentives for construction, rehab or acquisition of low-income rental housing
Federal tax credits awarded to owners/developers by State Housing Finance Agencies (HFA)
State HFAs perform ongoing compliance on behalf of IRS
Noncompliance may result in recapture of credits by the IRS
Overview of Programs - LIHTC
The federal minimum set-asides are minimums
Federal minimum set-asides are 20/50 or 40/60 Owners may also choose to rent to lower-
income households Known as deep rent skewing
Indicated in regulatory documents
Overview of Programs - LIHTC
Income limits Tenants in LIHTC units must meet specified
income limits Generally either 50% or 60% LIHTC income
limit, but may be lower depending on project
Overview of Programs - LIHTC
Rent limits LIHTC units must be rent restricted
throughout the project’s compliance period Rent includes the utility allowance and cannot
exceed HUD’s published rent limits
Overview of Programs - PBRA
Provided to either PHAs or private owners 20 to 40 year HAP Contract with HUD after
completion of construction or rehab After the initial term of the HAP contract,
owners can continue or “opt out”
Overview of Programs - PBRA
Rent limits Contract rent is approved by HUD as listed
on the HAP contract or amendment to HAP contract
Must be comparable to unsubsidized rents
Overview of Programs - PBRA
Income limits Either the low-income (80% of AMI) or very low-
income (50% of AMI)Projects with HAP contracts on or after
10/1/81 must admit only very low-income (50% of AMI)
Overview of Programs - PBV
Section 8 HCV project-based voucher Allows PHAs that administer tenant-based
vouchers to attach up to 25% of voucher budget authority to specific units or projects
PHA and owner enter into a HAP contract Minimum of one year, maximum of 15 years
Overview of Programs - PBV
Income limits Same as for Housing Choice Voucher (HCV)
Program Generally 50% of AMI
PHA establishes that participants are income-eligible
Overview of Programs - PH
Created in 1937, public housing is owned by local housing authorities (PHA) PH receives operating subsidy (and capital
grant) from HUD
Overview of Programs - PH
Rents Tenant rent is the amount payable by family
Families choose annually whether to pay income-based or flat rent
If income-based, TTP minus utility allowance (if any)
Flat rent is based on market value
Overview of Programs - PH
Income limits For admission, family must have income at or
below 80% of AMI Once a family is admitted, they’re no longer
subject to the income limits
Overview of Programs - HOME
HUD provides formula grants to states and participating jurisdictions (PJs) for eligible HOME activities
Many different types of eligible HOME activities
This session is focusing on HOME-assisted r rental housing eligible activity
Overview of Programs - HOME
HOME projects must remain affordable for 5 – 20 years (affordability period) Depending on the type of HOME project
Overview of Programs - HOME
Income limits Tenants in HOME-assisted units must meet
specified income limits:Low-income – 80% of AMIVery low-income – 50% of AMI
Overview of Programs - HOME
Rent limits Two HOME rent limits for the HOME program:
High HOME rent and low HOME rent – the maximum rents that owners can charge
Published annually by HUD
Overview of Programs - HOME
HOME projects with five or more HOME units must have 20% of HOME units designated Low HOME Rent units
Remaining units can be High HOME Owner must continuously maintain this mix
during the affordability period
Regulatory Agencies
Internal Revenue Service (IRS) Bureau of the US Department of the
Treasury Allocates funds to each state on a per-
capita basis
Regulatory Agencies
Housing finance agencies (HFA) State-chartered authorities established to help meet
the affordable housing needs of the residents of their states
Administrator of LIHTC program for IRS “Eyes and ears” of the IRS Perform desk audits; inspect housing; inspect
tenant files Issue reports of noncompliance to IRS utilizing
IRS Form 8823
Regulatory Agencies
Housing and Urban Development (HUD) Contracts with entities that actually build,
manage, and maintain the buildings and administer rent subsidy programs Public housing agencies (PHAs) in the
public sectorOwners in the private sector
Regulatory Agencies
Housing and Urban Development (HUD) Contracts with entities that actually build,
manage, and maintain the buildings and administer rent subsidy programs Public housing agencies (PHAs) in the
public sectorOwners in the private sector
Regulatory Agencies
Contract administrators (CAs) – PBRA Program compliance function
Ensures HUD-subsidized properties serving eligible families at the correct level of assistance,
Asset management function Ensures the physical and financial health
of HUD properties
Regulatory Agencies
Contract administrators (CAs) Generally housing agencies
State housing finance agencies Local housing authorities Some partner with companies
specializing in this type of work
Regulatory Agencies
Public housing authorities (PHAs) Created through state enabling legislation Contractual relationship with HUD through
the annual contributions contract (ACC)
Regulatory Agencies
Participating jurisdictions (PJs) Any state or local government that HUD
has designated to administer a HOME program Allocates the HOME funds Conducts compliance activities
throughout the project’s affordability period
Regulatory Documents
Successful management comes from a thorough understanding of all governing regulatory documents
Key information outlined in documents such as Affordability/compliance periods Income limits Number of units rent restricted
Regulatory Documents
Key regulatory documents – LIHTC Section 42 of the Internal Revenue Code
(IRC) and related regulations The Qualified Allocation Plan (QAP) The Tax Credit Application Regulatory Agreement IRS Form(s) 8609 – one for each building The state-specific LIHTC compliance manual
Regulatory Documents
Key regulatory documents – LIHTC HUD Handbook 4350.3 Guide for Completing Form 8823: Low
Income Housing Credit Agencies Report of Noncompliance or Building Disposition
General Explanation of the Tax Reform Act of 1986
Regulatory Documents
Key regulatory documents – PBRA 24 CFR Part 880 (for new construction) 24 CFR Part 881 (for substantial
rehabilitation) State housing finance agencies
24 CFR Part 883
Regulatory Documents
Key regulatory documents – PBRA The Housing Assistance Payments (HAP) Contract HUD Handbook 4350.3 Occupancy Requirements of
Multifamily Subsidized Housing Programs HUD Handbook 4350.1, Multifamily Asset Management
and Project Servicing HUD Handbook 4381.5, The Management Agent
Handbook HUD Handbook 8025.1, Implementing Affirmative Fair
Housing Marketing Requirements for Multifamily Housing
Regulatory Documents
Key regulatory documents – PBV 24 CFR Part 983 (PBV) 24 CFR Part 982 and 5 (HCV)
With the exception of the sections that are not applicable as described in 24 CFR Part 983
Regulatory Documents
Key regulatory documents – PBV The Annual Contributions Contract (ACC) Administrative plan, agency/annual plan HUD 52578-B
Similar to family obligations in voucher Project-Based Voucher Housing Assistance
Payment Contract (PBV-HAP contract)
Regulatory Documents
Key regulatory documents – PH24 CFR Parts 5, 8, 100, 902, 903, 945, 960,
965, 966The Annual Contributions Contract (ACC) The Admissions and Continued
Occupancy Policy (ACOP) Five-Year Plan / Annual PlanThe public housing lease
Regulatory Documents
Key regulatory documents – HOME Authorized under Title II of the Cranston-
Gonzalez National Affordable Housing Act (42 U.S.C. 12701 et seq.)
24 CFR Part 92
Regulatory Documents
Key regulatory documents – HOME Written agreement Deed restrictions HOME Loan Agreement PJ-specific HOME compliance manual Compliance in HOME Rental Projects: A Guide
for Property Owners http://
www.hud.gov/offices/cpd/affordablehousing/library/modelguides/2009/2009homerentalpo.cfm
Managing Eligibility – LIHTC
Tenants must be income-eligibleHousehold’s anticipated annual gross
income must be at or below the applicable income limit 50% or 60%—as elected by the owner on
IRS Form 8609 Household income calculated according to
Section 8 using the HUD Handbook 4350.3
Managing Eligibility – LIHTC
Tenants must be income-eligible Project may have lower income targeting
requirements Usually 30% of AMI Pay special attention to the set-asides in
the project’s regulatory agreement
Managing Eligibility – LIHTC
Citizenship status No requirement to verify citizenship status
Nor does the program prohibit admission to a LIHTC unit based on a household member’s citizenship status
A combined funding unit with PBRA, PBV, or PH must comply with citizenship requirements for its respective program
Managing Eligibility – LIHTC
SSN requirementsNo requirement to verify social security
numbers for the household A combined funding unit with PBRA, PBV,
or PH must comply with SSN requirements for its respective program
Managing Eligibility – LIHTC
Student status Units comprised entirely of full-time students
do not qualify as LIHTC units
Managing Eligibility – LIHTC
IRS definition of student An individual, who during each of 5 calendar months during a calendar year in which the taxable year of the taxpayer begins, is a full-time student at an educational organization described in IRC §170. The five calendar months do not need to be consecutive.
Managing Eligibility
Student statusPart-time students are okay! If, however, the entire household consists of
full-time students, the unit is not considered an LIHTC unit, unless the student falls in an exemption category
Managing Eligibility – LIHTC
Exemption categories: A student is receiving assistance under Title IV of the
Social Security Act (TANF) A student was previously under the care of a state foster
care program A student is enrolled in a job training program receiving
assistance under JTPA or similar program Household consists of a single parent and his/her
dependents, where neither the single parent nor their children are dependents of another individual
Household consists of persons who are married and eligible to file a joint tax return
Managing Eligibility – LIHTC
Income limitsPublished by HUD each year Income limit table to be used is determined by
the Placed In Service dateThe Placed in Service date is the date all
compliance activities begin for a LIHTC building
Revised income limits must be implemented within 45 days of HUD publishing the limits
Managing Eligibility – LIHTC
Income limits Beginning in 2009, HUD published separate
income limits for LIHTC projects These income limit tables are referred to
as multifamily tax subsidy projects (MTSP)
Managing Eligibility – LIHTC
Staff/Manager unitsIf one or more units in a LIHTC project are used for on-site staff, one of the following will apply:
The unit is considered a rental unit staff must be a qualified LIHTC household
OR The unit is considered common area
Staff does not have to be a qualified LIHTC household
Must be full-time
Managing Eligibility – PBRA
Tenants must be income-eligible Household’s anticipated annual gross income
must be at or below applicable income limitEither 80% or 50% of AMI
Program and project eligibility must be determined Applicants must be eligible to reside in the
specific project to which they have applied
Managing Eligibility – PBRA
Three things may affect an applicant’s eligibility for a particular project:
1. Extent to which all or some units are designated for specific family types;
2. Project-specific occupancy standards, family size, and the unit sizes available; and
3. A family’s intention to lease using a housing choice voucher subsidy
Managing Eligibility
Citizenship status – PBRA, PBV and PH No family may receive PBRA, PBV or PH
assistance prior to the affirmative establishment and verification of eligibility of at least one family member
Managing Eligibility
Citizenship status – PBRA, PBV and PH All applicants must be given notice of the
requirement to submit evidence of citizenship or eligible immigration status at the time of application
All family members, regardless of age, must declare
Managing Eligibility
Citizenship status – PBRA, PBV, and PHEach member will be:
Citizen or nationalEligible immigrant Ineligible noncitizen
Managing Eligibility
Citizenship – PBRA, PBV and PH Households will fall into one of the following categories:
All members citizens or eligible immigrants
Some members eligible and some ineligible (mixed
family)
Receive prorated assistance
All members are ineligible noncitizens
Not eligible for assistance
Managing Eligibility
SSN requirements – PBRA, PBV and PH All applicants (except for noncontending
members) must disclose and document a complete and accurate SSN for each household member, including foster children, foster adults and live-in aides
Managing Eligibility – PBRA and PBV
Sole residence requirement Tenants receiving PBRA or PBV assistance
must have only one residence and receive assistance only in that unit and under no circumstances benefit from multiple subsidies
Managing Eligibility
Student status – PBRA and PBV Assistance cannot be provided to any
individual who is…Enrolled as either a part-time or full-time
student at an institution of higher education for the purpose of obtaining a degree, certificate, or other program leading to a recognized educational credential
And is… Is under the age of 24; Is not married; Is not a veteran of the U.S. military; Does not have a dependent child; Is not living with his or her parents who are
receiving Section 8 assistance
Managing Eligibility – PBRA and PBV
63
Managing Eligibility – PBRA and PBV
UNLESS… The student is eligible and the student’s
parents (individually or jointly) are income eligible for the program
Managing Eligibility – PBRA, PBV and PH
Equal Access Final Rule: HUD-assisted housing must be made available
without regard to actual or perceived sexual orientation, gender identity, or marital status
Administrators and participating owners may not inquire about the sexual orientation or gender identity of an applicant or occupant for the purposes of making eligibility determinations
Managing Eligibility – PBRA, PBV and PH
Required denial of admission See TSP (PBRA), ACOP (PH), or admin plan
(PBV)
Managing Eligibility – PBV and PH
Unique to PBV and PH: PIH 2012-10 If family otherwise eligible, they may
maintain position on waiting list for a period of time per PHA policy If all household members have not
disclosed their SSN when unit becomes available, the PHA must offer the unit to the next eligible family on the waiting list
Managing Eligibility – PH
Tenants must be income-eligible A PH household’s anticipated annual gross
income must be at or below 80% of AMI Income limits are only applied at
admission
Managing Eligibility – PH
Student status Student rules in other HUD programs do
NOT apply to PHPIH Notice 2005-16 encourages policy for
determining and verifying the eligibility of full-time college students of non-parental/guardian households
Managing Eligibility – HOME
Tenants must be income-eligible Two income limits:
High HOME Income Limits (80% AMI) Low HOME Income Limits (50% AMI)
All HOME-assisted units must be occupied by low-income households at or below 80% (AMI)
PJ determines the definition of annual income to be used
Managing Eligibility – HOME
Tenants must be income-eligible Projects with 5+ HOME-assisted units:
At least 20% of the units must be rented to households at or below 50% percent AMIThese are called the Low HOME income
limits
Managing Eligibility – HOME
Citizenship status No requirement to verify citizenship status
No prohibition of admission based citizenship status
Unit with PBRA, PBV, or PH must comply with citizenship requirements for its respective program
Managing Eligibility – HOME
SSN requirements No requirement to verify social security
numbers for the household A combined funding unit with PBRA, PBV,
or PH must comply with citizenship requirements for its respective program
Consent & Verification – LIHTC
Tenant Income Certification (TIC) is required for LIHTC households Must be signed by all adult household
members before move-in and at annual recertification
Information on TIC similar to 50059/50058 form
State-specific TIC
Owner must perform due diligence verifying income
Due diligence = to go beyond the minimumAll sources of income and assets must be
verified to establish initial LIHTC eligibility following the HUD Handbook 4350.3 Preferred verification method is third-party
verification
Consent & Verification – LIHTC
Consent & Verification – LIHTC
Verifications can be no older than 120 days before the effective date of the tenant income certification (TIC)
IRS does not require specific verification forms
Check with state agency on required verification forms
Consent & Verification – LIHTC
Pay special attention to verifying full-time student status The IRS has stated that acceptable
methods of verification include third-party verifications, oral statements, or a review of documents submitted by the student
Check with state agency
Consent & Verification FormsPBRA, PBV, PH
HUD-9887 and form HUD-9887-A (PBRA) and HUD-9886 (PBV & PH)
Each household member age 18 and older must sign form (head, spouse, cohead regardless of age)Regardless of whether they report income
Consent & Verification FormsPBRA, PBV, PH
Form HUD-92006, Supplement to Application for Federally Assisted Housing, must be provided to households at the time of application The household is not required to provide
the information
Verification – PBRA
SSN verificationSocial Security cardOriginal document from SSAOriginal document issued by a federal or
state agencyAnd more…
8080
VerificationPBV and PH
SSN verification PHA must accept any of the following:
SS cardSSA-issued documentOriginal document issued by federal, state,
or local government agencyContaining name & SSN
Verification Timeframes– PBRA
Verifications for eligibility are valid for 120 days from the date of receipt by the owner
Verification Timeframes – PBV
PHAs must obtain verification of eligibility no more than 60 days before initial issuance of a voucher
Verification Timeframes – PH
Verifications for eligibility are generally valid for no more than 90 days Public Housing Occupancy Guidebook
Consent & Verification – HOME
The HOME program requires verification of household income to determine program eligibility
Applicant/tenant self-certification is not allowed as a verification method to determine program eligibility, neither is a certification from another program Check with PJ on required verification forms
Consent & Verification – HOME
Owners must obtain verification of eligibility no more than 6 months before executing a HOME lease agreement Verifications used for move-in must be from
source documents Can’t use form HUD-50059 or HUD-50058
Consent & Verification – Comparison
LIHTC Verifications can be no older
than 120 days before the effective date of the tenant income certification (TIC)
PBRA Verifications for eligibility are
valid for 120 days from the date of receipt by the owner
Most restrictive program wins! PBV
PHAs must obtain verification of eligibility no more than 60 days before initial issuance of a voucher
PH Verifications for eligibility are generally
valid for no more than 90 days Public Housing Occupancy Guidebook
HOME Owners must obtain verification of
eligibility no more than 6 months before executing a HOME lease agreement
Rents – LIHTC
Rents aren’t based on a percentage of income, but owners must determine the household’s gross annual income before move-in following HUD Handbook 4350.3 And annually in certain LIHTC projects
Income is about eligibility, not about rent
Rents – LIHTC
Unit rent determination Unit rents are set by project owner Unit rent is the rent paid by the LIHTC
household Unit rent + utility allowance cannot exceed
HUD published LIHTC rent limits
Rents – LIHTC
Unit rent determination Rents over LIHTC limit cannot be charged
except for: Section 8 participants – PBRA, PBV or
HCV – as long as the income is based on HUD requirements and there is a HAP contract and the owner receives subsidy on behalf of a participant
Rents – LIHTC
Utility allowances Unit rent + utility allowance cannot exceed HUD
published LIHTC rent limits Included if tenant pays for any utilities
Owner can choose from (check with state agency for fee, if any): PHA utility allowance Local utility allowance estimate HUD utility schedule model Engineering consumption model
Rents – LIHTC
Once a unit is out of compliance with rent limits, it’s out of compliance for the rest of the owner’s tax year!Example: A unit out of compliance on
April 2, 2012 will remain out of compliance until January 1, 2013
Rents - PBRA
Rents are based on a percentage of income HUD Handbook 4350.3 Chapter 5 TTP – UA = household rent HAP is amount owner bills HUD for each
month, difference between TTP and gross rent Reported on 50059
Rents – PBRA
Unit rent determination Project rent is established and approved by
HUD or contract administrator
Rents – PBRA
Utility allowancesEstimate of average monthly utility billsNo uniform guidelines as to how UA should be calculated
Check with HUD or CAVaries between HUD offices and CA
Rents – PBV
Rents are based on a percentage of income Family income determination
Follows HCV program rules TTP – UA = tenant rent HAP is amount PHA pays owner each
month- differs by family Reported on 50058
Rents – PBV
Unit rent determination Established at beginning of HAPC term Owner may request increases
Rents – PH
Family income determination Rent is income-based or flat TTP – UA (if any)= tenant rent Reported on 50058
Rents – PH
Utility allowancesPHA establishedAny unit for which family pays utilitiesFlat rent families will not have a UA applied to
their rent
Rents – HOME
Rents aren’t based on a percentage of income, but owners must determine the household’s gross annual income before move-in using source documentation PJ determines the definition of annual income
Rents – HOME
Unit rent determinationUnit rents established by ownerUnit rents must be approved by the PJ
Unit rent + utility allowance cannot exceed HUD published rent limits:Low HOMEHigh HOME
Rents – HOME
Low HOME Rent – Maximum amount of rent that can be charged to very-low income (50%) households
High HOME Rent – Maximum amount of rent that can be charged to low-income (80%) households
Rents – HOME
Unit rent determinationUnits with HOME + LIHTC• Use the LOWER of the HOME or the LIHTC
maximum rent amounts• Remember to compare the utility
allowance schedules if using two separate utility allowances
Rents – HOME
Unit rent determinationUnits with HOME + PBRA that are identified as Low HOME may exceed HUD published Low HOME rent limits if:
1. The household is VLI (50% AMI); AND2. The household’s tenant paid rent does not
exceed 30% of the household’s adjusted income
If the above is true, maximum Low HOME rent = Tenant paid rent + Project based subsidy
Rents – HOME
Unit rent determinationProperties with HOME + HCV and/or PBV
Maximum unit rent cannot exceed HUD published rent limits for Low and High HOME
Tenant paid rent + HAP cannot exceed HUD published rent limits
Managing Eligibility in Blended Occupancy Projects
Bottom line Income eligibility varies by program. Just because a family is
eligible under one program, does not mean they are automatically eligible under another
Rent limits vary by program Student rules in LIHTC and HUD programs are not identical Only PBRA, PBV and PH have SSN and citizenship
requirements Utility allowances vary by program
Eligibility should be determined according to the most restrictive program