As dwelling units become available for occupancy, responsible PHA employees will offer units to applicants on the waiting list. In accordance with the Quality Housing and Work Responsibility Act of 1998 (QHWRA), the PHA encourages occupancy of its developments by families with a broad range of incomes. At a minimum, forty percent (40%) of all new admissions on an annual basis will be families with incomes at or below thirty percent (30%) (extremely low-income) of the local area median income (See Appendix D for Income Limits).
The offer of assistance will be made without discrimination because of race, color, religion, sex, national origin, age, disability or familial status.
No family other than a low-income family, as defined in regulations, is eligible for admission to Low-Rent Public Housing units
In any given year, at least forty percent (40%) of a PHA’s admissions to the Public Housing Program will be extremely low-income families.
This percentage of admissions of extremely low-income families to the Public Housing Program may be decreased by up to ten percent (10%) when more than seventy-five percent (75%) of extremely low-income families are admitted to the HCV program in the PHA’s fiscal year. The percentage of extremely low-income families admitted to the Public Housing Program can never be less than thirty percent (30%) in a fiscal year.
The credit for Voucher program admissions that exceed the minimum Voucher program targeting requirement shall not exceed the lower of:
• 10% of public housing waiting list admissions during the PHA’s fiscal year; or
• 10% of waiting list admission to the PHA’s Section 8 tenant-based assistance program during the PHA’s fiscal year; or
• The number of qualifying low-income families who commence occupancy during the fiscal year of the PHA’s public housing units located in census tracts with a poverty rate of 30% or more. For this purpose, qualifying low-income family means a low-income family other than an extremely low-income family.
The offers will be made in the following manner.
To the maximum extent feasible, the de-concentration and income-mixing requirements of the QHWRA will be followed. Families with incomes ranging from 0% to 80% of median income will be selected in accordance with their preferences and priorities. Families with the highest incomes will be offered units in developments where average family incomes are lowest.
Conversely, families with the lowest incomes will be offered units in developments with the highest average family incomes. The PHA may offer incentives to families to accomplish the de-concentration and income-mixing objectives.
The PHA may employ a system of income ranges in order to maintain a resident body composed of families with a range of incomes and rent paying abilities representative of the range of incomes among low-income families in the PHA’s area of operation, and may take into account the average rent the PHA should receive to maintain financial solvency. The PHA’s selection policies are designed so that selection of new public housing residents will bring the PHA’s actual distribution of rents closer to the projected distribution of rents.
The PHA will select, based on date and time of application and preferences, two (2) families in the extremely low-income category and two (2) families from the lower income category (31%
to 80% of area median income) alternately until the forty percent (40%) admission requirement of extremely low-income families is achieved (2 plus 2 policy).
After the minimum level is reached, all selections will be made based solely on date, time and preferences. Any applicants passed over as a result of implementing this 2 plus 2 policy will retain their place on the waiting list and will be offered a unit in order of their original placement on the waiting list.
The plan for selection of applicants and assignment of dwelling units to assure equal opportunity and non-discrimination on grounds of race, color, sex, religion, familial status, national origin or disability is “PLAN A” known as the One Offer Plan. Under this plan, each qualified applicant first in sequence on the waiting list is made one offer of a unit of appropriate size and amenities (if an accessible unit is required) in the complex that has the most vacancies (and where their race does not predominate). If that offer is rejected, the applicant will dropped to the bottom of the waiting list, unless the applicant has good cause (as defined below) to reject the offer. To the maximum extent possible, the offer will also be made to affect the PHA’s policy of economic de-concentration.
The applicant must accept the vacancy offered within five (5) days of the date the offer is communicated (by phone, mail or other method of communication designated by the applicant) or be dropped to the bottom of the waiting list and assigned a new date and time of application.
A letter will be sent to the applicant confirming any offer made by telephone. If unable to contact the applicant by phone, the PHA will send a registered letter, return receipt requested.
A. When leasing a vacant dwelling unit, the PHA will offer the unit to applicants on the waiting list in sequence, until someone accepts it, in accordance with the PHA’s local preferences.
B. When an applicant is dropped to the "bottom of the waiting list" a new date and time of application will be established and based on when the offer of a suitable unit was rejected.
C. If more than one unit of the appropriate size and type is available, the first unit to be offered will be the unit that will serve to achieve the PHA’s goal of economic de-concentration.
D. The applicant will not be considered to have been offered a suitable unit if:
1. The unit is not of the proper size and type, and the applicant would be able to reside there only temporarily (e. g., a specially designed unit that is awaiting a disabled applicant needing such a unit).
2. The unit contains lead-based paint, and accepting the offer could result in subjecting the applicant's children who is under six (6) years of age to lead-based paint poisoning.
3. The applicant is unable to move at the time of the offer and presents clear evidence that substantiates this to the satisfaction of the PHA. Examples:
a. A physician verifies that the applicant has just undergone major surgery and needs a period of time to recuperate; or
b. A court verifies that the applicant is serving on a jury which has been sequestered.
4. Accepting the offer would result in undue hardship to the applicant, and such acceptance is not related to consideration of race, color, creed, sex, age, religion, disability, national origin, or familial status, and the applicant presents clear evidence which substantiates this to the satisfaction of the PHA. Examples of this circumstance are inaccessibility to employment, education or job training, children’s day care or educational programs for children with disabilities if the move would require a household member to quit a job, education or training program or take the child out of the special program.
5. A income family refuses the offer of a unit in a development with very low-income families or visa versa.
SECTION 14. RENTAL FEES AND OTHER CHARGES
The following outlines the policies for calculating rental fees and other charges to be paid by PHA residents.
A. Tenant Rent
Tenant rent is the amount of rent payable by the resident to the PHA. Tenant rent is Total Tenant Payment (TTP) minus any applicable utility allowance for tenant paid utilities.
Rent is due and payable on the 1st of the month and is delinquent if not paid by the close of business on the 5th of the month, unless the 5th falls on a week-end or holiday, in which case rent will be late as of the close of business on the next full business day. On the 6th of the month a late fee of $5.00 will be assessed plus $1.00 per day until the rent is paid in full.
The PHA’s policy does not allow acceptance of cash for rent or other charges. Rental and other payments will be accepted only in the form of money orders, cashiers checks or personal checks. Personal checks may be presented until or unless more than one Non-Sufficient Funds (NSF) check is presented. An NSF charge will be assessed in accordance with the banks current fees against the resident’s account. The resident will then be required to make payment using money orders or cashier’s checks.
B. Choice of Rent
1. The family selects the rent they choose to pay to the PHA annually from the following options:
a. Flat Rent: Rent, as determined by the PHA, which is based on the market value of the unit. The market rent is the rent charged for comparable units in the private, unassisted rental market in which the PHA operates and where the PHA could lease the public housing unit after preparation for occupancy. However, flat rents may be less than the rental market value to be an incentive to stay in place.
The PHA will not pay a utility reimbursement for a family that has chosen to pay a flat rent for its unit.
Families choosing flat rents generally will be re-certified once every three (3) years, but the PHA reserves the right to conduct such re-certifications more frequently. Family composition, community service, self-sufficiency and other criteria related to continued occupancy will still be verified annually. (The schedule of Flat Rents by unit size, type and development is found in Appendix E.) Note that Annual Inspections of unit conditions shall still be performed.