ADMINISTRATIVE PLAN - San Antonio Housing Authority

Updating Payment StandardsWhen HUD updates its FMR’s, the PHA must update its payment standards if the standards areno longer within the basic range [24 CFR 982.503(b)]. HUD may require the PHA to makefurther adjustments if it determines that rent burdens for assisted families in the PHA’sjurisdiction are unacceptably high 24 CFR 982.503(g)].PHA PolicyThe PHA will review the appropriateness of the payment standards on an annual basis when thenew FMR is published. Payment standards are applied based on the effective date of the reexaminationand/or admission rather than the date on which SAHA staff meets with the family.The date new payment standards become effective will be set out in the Board Resolution.Generally, new payment standards will be implemented 90 days from the date of the boardresolution so that staff has adequate notice to use the correct payment standard and will not haveto recalculate HAP calculations for files that have already been worked. In cases where theBoard elects to adopt a payment standard effective date less than 90 days from the date of theboard resolution, staff will recalculate tenant rents and provide updated notifications as needed toensure that correct payment standards are applied (based on effective date of the revised paymentstandards and the effective date of each family’s annual re-exam).” In addition to ensuring thepayment standards are within the “basic range,” the PHA will consider the following factorswhen determining whether an adjustment should be made to the payment standard schedule:Funding Availability: The PHA will review the budget to determine the impactprojected subsidy adjustments will have on funding available for the program andthe number of families served. The PHA will compare the number of familieswho could be served under revised payment standard amounts with the numberassisted under current payment standard amounts.Rent Burden of Participating Families: Rent burden will be determined byidentifying the percentage of families, for each unit size, that are paying morethan 30 percent of their monthly adjusted income as the family share. When 40percent or more of families, for any given unit size, are paying more than 30percent of adjusted monthly income as the family share, the PHA will considerincreasing the payment standard. In evaluating rent burdens, the PHA will notinclude families renting a larger unit than their family unit size.Quality of Units Selected: The PHA will review the quality of units selected byparticipant families when making the determination of the percent of incomefamilies are paying for housing, to ensure that payment standard increases areonly made when needed to reach the mid-range of the market.Changes in Rent to Owner: The PHA may review a sample of the units todetermine how often owners are increasing or decreasing rents and the averagepercent of increases/decreases by bedroom size.Assisted Families' Rent BurdensThe PHA will review its payment standard on an annual basis and will be set within the basicrange of 90% to 110%.© Copyright 2008 Nan McKay & Associates, Inc. Page 16-4Revised/Approved 04/08/10 (Eff: 07/01/10)Unlimited copies may be made for internal use.