The 2009 Edition of Assisted Housing Management Answer Book is designed to give assisted housing owners and managers, and the professionals who advise them, the answers to typical—and not so typical—questions concerning some of today's most pressing assisted housing management problems.

Written in plain English, Assisted Housing Management Answer Book demystifies the topic of assisted housing by providing an overview of assisted housing programs and HUD requirements, with a clear explanation of terms and concepts. This book covers a wide range of issues in aneasily readable question-and-answer format, including:

• Program Eligibility
• Fair Housing
• Tenant Selection
• Rent
• Leases
• Recertification
• File Maintenance
• Move-In and Move-Out
• Eviction
• Inspections and Site Maintenance

The book also includes a Glossary of Terms and Appendices of HUD Model Lease forms, and is filled with Practical Pointers, Examples, Exhibits, and Model Tools to help you stay in compliance.

Written by the editors of Assistant Housing Management Insider, this resource provides straightforward answers to question such as:

• What are the restrictions for federally assisted housing projects designed to serve the elderly?
• Are there specific rules regarding accessible parking spaces?
• What key issues should be covered in a fair housing training program for site staff?
• What are HUD's requirements for screening applicants?
• What are the guidelines for verifying a household member's anticipated earnings?
• How often does HUD require assisted site managers to recertify their tenants?
• Which documents are essential for successful site management?
• What are the benefits of conducting a tenant satisfaction survey?
• How can a site manager appeal a REAC inspection?

Assisted Housing Management Answer Book is a must-have reference for anyone who manages or owns an assisted housing site.

Table of Contents

Preface

Chapter 1: Introduction to Assisted Housing

• Federally Assisted Housing
• Section 221(d)(3), Section 236, and Section 231 Programs
• Section 202 Program
• Project Rental Subsidies
• Active Partners Performance System and Section 8

Chapter 2: Program Eligibility

• Eligibility Requirements Overview
• Income Limits
  Exhibit 2-1: 2008 Family Size Adjustments for Income Limits
  Exhibit 2-2: Income Limit Applications

  * Family Size
  * Exceptions to Income Limits
  * Over-Income Applicants

• Social Security Numbers
• Citizenship Requirements
  Exhibit 2-3: Immigration Documents to Verify Noncitizen Status Model Letter: Owner's Notice to Family Regarding Citizenship Status
• Student Eligibility Requirements
• Project Eligibility

  * Remaining Member of Tenant Family
  * Elderly and Disabled
  * Remaining Members Are Minors or Not on Lease

• Verifying Eligibility Factors
  Model Form: Example of Owner's Summary of Family Composition

Chapter 3: Fair Housing

• Nondiscrimination Requirements
  

  * Fair Housing Act
  * Title VI of the Civil Rights Act of 1964
  * Age Discrimination Act of 1975
  * Section 504 of the Rehabilitation Act of 1973

• Federal Design and Accessibility Requirements

  * Sites Opened for First Occupancy After March 13, 1991
  * Other Accessibility Laws
  * Complying with FHA and Section 504

• Reasonable Accommodations for Visually Impaired

  * Types of Accommodations
  * Types of Modifications
  * Granting the Tenant's Request
  Exhibit 3-1: Requests for Auxiliary Aids and Reasonable Accommodations by People with Disabilities

• Other Requirements

  * People with Limited English Proficiency
  * Title VI-D
  * Tenants' Political Activities

• Housing Discrimination Testers
• Fair Housing Training for Staff

Chapter 4: Tenant Selection

• Tenant Selection Policies
  Exhibit 4-1: Written Tenant Selection Plan Topics
• Income Targeting
• Admissions Preferences
  

  * Owner-Adopted Preferences

• Waiting Lists

  * Closing the Waiting List
  * Opening the Waiting List
  * Electronic Waiting Lists

• Screening

  * Additional Screening Requirements
  * References
  Model Rental Reference Questionnaire
  * Home Visits

• Certification Interviews
  Exhibit 4-2: Records and Documents Applicants Can Bring to Certification Interview

Chapter 5: Rent

• Annual Income
  

  * Calculating Annual Income
  * Short-Term Income
  * Alimony, Child Support
  Model Unpaid Alimony and Child Support Statement

• Income v. Assets
  

  * Lump-Sum Payments

• Calculating Tenant Rent
  

  * Minimum Rent Exemptions
  * Double-Occupancy Units in Group Homes

• Late Fees
• Rent Increases
  Model Energy Information Release Form
• Extra Charges

Chapter 6: Leases and House Rules

• HUD Model Leases
  Exhibit 6-1: Lease Forms by Program
  

  * Additional Documentation and Lease Addendums
  * Lease Requirements

• House Rules
  Exhibit 6-2: Examples of Reasonable and Unreasonable House Rules Model Notice: Revision to House Rules
• Pet Rules
• Lead-Paint Disclosure Form
• Live-In Aides
• Common Area Rules
• Briefing New Tenants

Chapter 7: Recertification

• Annual Recertification

  * Initial Recertification
  * Recertification Inconsistencies
  * Delays in Completing Recertification
  * Notification of TTP and Rent Increases

• Interim Recertification

  * Changes in Income and Allowance
  * Household Reports New or Departing Members
  * Household Adds Child
  Model Certification by Household Member: Change in Household Size

• Unit Transfers

Chapter 8: File Maintenance

• Management Documents
• Household Files
• Site Software
  

  * Management Tips
  

  * Questions for Software Vendors

Chapter 9: Move-In, Move-Out

• Move-In and Move-Out Inspection Requirements
  

  * Model Move-Out Inspection Notice

• Move-Out House Rules

  * Move-Out Hours and Unit Condition
  * Move-Out Letter
  Model Move-Out Reminder Letter

• Move-Out Surveys
  Model Move-Out Survey
• Security Deposits
  

  * Itemize Deductions
  Model Security Deposit Deductions Notice
  * Dispute Meeting
  Model Security Deposit Meeting Form

Chapter 10: Eviction

• Termination of Tenancy
• Starting an Eviction Case
  

  * Federal Law Preempts Local Law
  * Eviction Mistakes
  * Eviction Documents
  Model Eviction Procedure Report

• Nonpayment Settlements
• Service Members' Housing Rights

Chapter 11: Inspections and Site Maintenance

• Inspections
• Real Estate Assessment Center Inspections
  

  * Exigent Health and Safety Hazards
  * Appealing a Deficiency

• Quick Fixes
  

  * Preventive Maintenance
  * Maintenance Visits
  Model Quick Unit Maintenance Checklist

• Unit Inspections

Glossary: Assisted Housing Terms

Appendices

• Appendix A: HUD Model Lease Form 90105-a for Subsidized Programs (Family Model Lease)
• Appendix B: HUD Model Lease Form 90105-b for Section 202/8 or Section 202 PAC
• Appendix C: HUD Model Lease Form 90105-c for Section 202 PRAC (Supportive Housing for the Elderly)
• Appendix D: HUD Model Lease Form 90105-d for Section 811 PRAC (Supportive Housing for Persons with Disabilities)
• Appendix E: HUD Form 50059, Owner's Certification of Compliance with HUD's Tenant Eligibility and Rent Procedures

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If for any reason you're not satisfied with Assisted Housing Management Answer Book, simply return the book within 30 days with the invoice marked "cancel" and owe nothing. If you've prepaid, you'll receive a prompt full refund, no questions asked.

With the purchase of this product, you agree to receive future annual editions at the pre-publication rate.
Future editions will be shipped on a 30-day risk-free approval basis and you may cancel at any time by notifying Vendome Group.

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