ADMINISTRATIVE PLAN - San Antonio Housing Authority
ADMINISTRATIVE PLAN - San Antonio Housing Authority ADMINISTRATIVE PLAN - San Antonio Housing Authority
8-III.D . PHA RENT REASONABLENESS METHODOLOGYHow Market Data is CollectedPHA PolicyThe PHA will primarily utilize www.gosection8.com which will collect and maintaindata on market rents in the PHA's jurisdiction. Information sources include newspapers,realtors, market surveys, inquiries of owners and other available sources. The data will bemaintained by bedroom size and market areas. Market areas may be defined by zip codes.The data will be updated on an ongoing basis and rent information that is more than 12months old will be archived in www.gosection8.com.Market Rent Data greater than 12 months old will not be used for eligibility but may usedfor reference.How Rents are DeterminedPHA PolicyThe rent for a unit proposed for HCV assistance will be compared to the rent charged forcomparable units in the same market area. The PHA will develop a range of prices forcomparable units by bedroom size within defined market areas. Units proposed for HCVassistance will be compared to the units within this rent range. Because units may besimilar, but not exactly like the unit proposed for HCV assistance, the PHA may makeadjustments to the range of prices to account for these differences.The adjustment must reflect the local market. Not all differences in units requireadjustments (e.g., the presence or absence of a garbage disposal may not affect the rent insome market areas).Adjustments may vary by unit type (e.g., a second bathroom may be more valuable in athree-bedroom unit than in a two-bedroom).The adjustment must reflect the rental value of the difference – not its construction costs(e.g., it might cost $20,000 to put on a new roof, but the new roof might not make anydifference in what a tenant would be willing to pay because rents units are presumed tohave functioning roofs).When a comparable project offers rent concessions (e.g., first month rent-free, or reducedrent) reported monthly rents will be adjusted accordingly. For example, if a comparableproject reports rents of $500/month but new tenants receive the first month's rent free, theactual rent for the unit would be calculated as follows: $500 x 11 months = 5500/12months = actual monthly rent of $488.The PHA will notify the owner of the rent the PHA can approve based upon its analysisof rents for comparable units. The owner may submit information about other comparableunits in the market area. The PHA will confirm the accuracy of the information providedand consider this additional information when making rent determinations. The ownermust submit any additional information within 5 business days of the PHA’s request forinformation or the owner’s request to submit information.© Copyright 2008 Nan McKay & Associates, Inc. Page 8-18Revised/Approved 04/08/10 (Eff: 07/01/10)Unlimited copies may be made for internal use.
EXHIBIT 8-1: OVERVIEW OF HUD HOUSING QUALITY STANDARDSNote: This document provides an overview of HQS. For more detailed information see thefollowing documents:24 CFR 982.401, Housing Quality Standards (HQS) Housing Choice Voucher Guidebook, Chapter 10.HUD Housing Inspection Manual for Section 8 HousingHUD Inspection Form, form HUD-52580 (3/01) and Inspection Checklist, formHUD-52580-A (9/00)Sanitary FacilitiesThe dwelling unit must include sanitary facilities within the unit. The sanitary facilities must beusable in privacy and must be in proper operating condition and adequate for personalcleanliness and disposal of human waste.Food Preparation and Refuse DisposalThe dwelling unit must have space and equipment suitable for the family to store, prepare, andserve food in a sanitary manner.Space and SecurityThe dwelling unit must provide adequate space and security for the family. This includes havingat least one bedroom or living/sleeping room for each two persons.Thermal EnvironmentThe unit must have a safe system for heating the dwelling unit. Air conditioning is not requiredbut if provided must be in proper operating condition. The dwelling unit must not containunvented room heaters that burn gas, oil, or kerosene. Portable electric room heaters or kitchenstoves with built-in heating units are not acceptable as a primary source of heat for units locatedin climatic areas where permanent heat systems are required.Illumination and ElectricityEach room must have adequate natural or artificial illumination to permit normal indooractivities and to support the health and safety of occupants. The dwelling unit must havesufficient electrical sources so occupants can use essential electrical appliances. Minimumstandards are set for different types of rooms. Once the minimum standards are met, the number,type and location of electrical sources are a matter of tenant preference.Structure and MaterialsThe dwelling unit must be structurally sound. Handrails are required when four or more steps(risers) are present, and protective railings are required when porches, balconies, and stoops arethirty inches or more off the ground. The elevator servicing the unit must be working [if there isone]. Manufactured homes must have proper tie-down devices capable of surviving wind loadscommon to the area.© Copyright 2008 Nan McKay & Associates, Inc. Page 8-19Revised/Approved 04/08/10 (Eff: 07/01/10)Unlimited copies may be made for internal use.
- Page 184 and 185: PART I: GENERAL VERIFICATION REQUIR
- Page 186 and 187: MTW Program ParticipantsAny documen
- Page 188 and 189: TID reports will be retained in par
- Page 190 and 191: When Third-Party Verification is No
- Page 192 and 193: PART II: VERIFYING FAMILY INFORMATI
- Page 194 and 195: Separation or DivorcePHA PolicyCert
- Page 196 and 197: Independent StudentPHA PolicyThe PH
- Page 198 and 199: 7-II.G. CITIZENSHIP OR ELIGIBLE IMM
- Page 200 and 201: PART III: VERIFYING INCOME AND ASSE
- Page 202 and 203: 7-III.E. ASSETS AND INCOME FROM ASS
- Page 204 and 205: 7-III.J. STUDENT FINANCIAL ASSISTAN
- Page 206 and 207: PART IV: VERIFYING MANDATORY DEDUCT
- Page 208 and 209: 7-IV.C. DISABILITY ASSISTANCE EXPEN
- Page 210 and 211: Unreimbursed ExpenseTo be eligible
- Page 212 and 213: Applicable to Non-MTW Program Appli
- Page 214 and 215: © Copyright 2008 Nan McKay & Assoc
- Page 216 and 217: EXHIBIT 7-2: SUMMARY OF DOCUMENTATI
- Page 218 and 219: 8.I.A. GENERAL HUD REQUIREMENTSPART
- Page 220 and 221: The PHA must define a “healthy li
- Page 222 and 223: Lack of security for the unitNo uti
- Page 224 and 225: PART II: THE INSPECTION PROCESS8-II
- Page 226 and 227: PHA PolicyIf any HQS violations are
- Page 228 and 229: inspections independently of routin
- Page 230 and 231: If an owner fails to correct HQS de
- Page 232 and 233: The PHA must make a rent reasonable
- Page 236 and 237: Interior Air QualityThe dwelling un
- Page 238 and 239: EXHIBIT 8-2: SUMMARY OF TENANT PREF
- Page 240 and 241: Chapter 9GENERAL LEASING POLICIESIN
- Page 242 and 243: The owner and the family must submi
- Page 244 and 245: PHA-Owned Units [24 CFR 982.352(b)]
- Page 246 and 247: The tenant must have legal capacity
- Page 248 and 249: items, appliances or services canno
- Page 250 and 251: Corrections to the RTA will be acce
- Page 252 and 253: 9-I.H. CHANGES IN LEASE OR RENT [24
- Page 254 and 255: PART I. MOVING WITH CONTINUED ASSIS
- Page 256 and 257: Restrictions on Elective Moves [24
- Page 258 and 259: PART II: PORTABILITY10-II.A. OVERVI
- Page 260 and 261: Reexamination of Family Income and
- Page 262 and 263: Sending Documentation to the Receiv
- Page 264 and 265: Outside the Receiving PHA’s Juris
- Page 266 and 267: MTW Program ParticipantsThe timefra
- Page 268 and 269: Ongoing Notification Responsibiliti
- Page 270 and 271: Absorbing a Portable FamilyThe rece
- Page 272 and 273: PART I: ANNUAL REEXAMINATIONS [24 C
- Page 274 and 275: Social security numbers (See Chapte
- Page 276 and 277: PART II: INTERIM REEXAMINATIONS [24
- Page 278 and 279: Joint Custody of DependentsPHA Poli
- Page 280 and 281: 11-II.C. CHANGES AFFECTING INCOME O
- Page 282 and 283: Effective DatesThe PHA must establi
EXHIBIT 8-1: OVERVIEW OF HUD HOUSING QUALITY STANDARDSNote: This document provides an overview of HQS. For more detailed information see thefollowing documents:24 CFR 982.401, <strong>Housing</strong> Quality Standards (HQS) <strong>Housing</strong> Choice Voucher Guidebook, Chapter 10.HUD <strong>Housing</strong> Inspection Manual for Section 8 <strong>Housing</strong>HUD Inspection Form, form HUD-52580 (3/01) and Inspection Checklist, formHUD-52580-A (9/00)<strong>San</strong>itary FacilitiesThe dwelling unit must include sanitary facilities within the unit. The sanitary facilities must beusable in privacy and must be in proper operating condition and adequate for personalcleanliness and disposal of human waste.Food Preparation and Refuse DisposalThe dwelling unit must have space and equipment suitable for the family to store, prepare, andserve food in a sanitary manner.Space and SecurityThe dwelling unit must provide adequate space and security for the family. This includes havingat least one bedroom or living/sleeping room for each two persons.Thermal EnvironmentThe unit must have a safe system for heating the dwelling unit. Air conditioning is not requiredbut if provided must be in proper operating condition. The dwelling unit must not containunvented room heaters that burn gas, oil, or kerosene. Portable electric room heaters or kitchenstoves with built-in heating units are not acceptable as a primary source of heat for units locatedin climatic areas where permanent heat systems are required.Illumination and ElectricityEach room must have adequate natural or artificial illumination to permit normal indooractivities and to support the health and safety of occupants. The dwelling unit must havesufficient electrical sources so occupants can use essential electrical appliances. Minimumstandards are set for different types of rooms. Once the minimum standards are met, the number,type and location of electrical sources are a matter of tenant preference.Structure and MaterialsThe dwelling unit must be structurally sound. Handrails are required when four or more steps(risers) are present, and protective railings are required when porches, balconies, and stoops arethirty inches or more off the ground. The elevator servicing the unit must be working [if there isone]. Manufactured homes must have proper tie-down devices capable of surviving wind loadscommon to the area.© Copyright 2008 Nan McKay & Associates, Inc. Page 8-19Revised/Approved 04/08/10 (Eff: 07/01/10)Unlimited copies may be made for internal use.
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