Part C - Participant Selection
The Section 8 subsidy is initiated only upon and during occupancy of the subsidized unit. No vouchers are issued to the tenants.
- Wait List Management
Operator shall maintain an applicant waiting list that is ordered by date and time of application. AHFC will conduct a periodic wait-list review when it conducts other quality assurance measures to ensure that the wait list is properly updated and applied in the applicant selection process. AHFC shall assist the Operator by providing information and referral services to persons seeking housing assistance at the AHFC Family Investment Center (FTC) and by displaying information and applications in a prominent location at the FIC.
AHFC will review the applications to determine if an applicant owes monies to AHFC. AHFC will inform the applicant, in writing with a copy to Operator, if the applicant owes damage claims or other monies to AHFC.
- Eligibility Determination
Operator is responsible for tenant selection per 24 CFR 882.5 14 (c). The Operator may refuse any applicant provided that it does not unlawfully discriminate. Should the family believe the refusal resulted from unlawful discrimination, it may seek assistance from AHFC to help resolve the issue or file a complaint with the U.S. Department of Housing and Urban Development.
Per federal rules at 24 CFR 982.201 (e), documentation verifying an applicant’s eligibility must be current within a period of 60 days in order for AHFC to issue a housing subsidy.
Operator shall conduct the initial eligibility determination, satisfying its responsibilities as a Tax-Credit property and all aspects of the Moderate Rehabilitation Program. Operator shall forward the AHFC application, income verification documents, and a rent calculation worksheet to AHFC for a quality assurance check prior to executing a lease with an applicant.
AHFC will date stamp the application and enter necessary information from the application into the AHFC database. The family is screened for income eligibility; local criminal history, any previous history with AHFC and any known debt owed to a federally funded program.
Should AHFC deny participation in the Section 8 program, the applicant is entitled to an informal hearing following guidelines found at Part M of this Administrative Plan.
- Verification of Income
A complete and accurate verification of income is required at the time of housing and/or at the annual review. The Operator will verify information by using documentation derived in the following order:
- Third-Party Written
- Third-Party Oral
- Review of Documents
Verification sources may include, but are not limited to the following:
- Letters or other statements from employers, government agencies and other pertinent sources giving authoritative information concerning all items and amounts of income and deductions, together with other eligibility and preference determinations.
- Copies of documents in the applicant’s possession which substantiate these statements, or a brief summary of the pertinent contents of such documents signed and dated by the staff member who viewed them.
- Signed statements from self-employed persons, and from persons whose earnings are irregular, such as salesmen, taxi drivers, etc., setting forth gross receipts, itemized expenses, and net income.
- Memoranda of verification data obtained by personal interview, telephone, or other means, with source, date received, and the person receiving the information clearly indicated.
Income verification must be current within sixty (60) days before a new participant is subsidized on the Program and current within 90 days of the annual review thereafter. In accepting verification, consideration must be given to the effective dates of salaries, wages, interest rates, and anticipated changes in schedules of public assistance, etc. If the documentation is not more than sixty (60) days old at the time of occupancy and the applicant states that no change has occurred in his status, the data is acceptable.
If data on file is more than sixty (60) days old, it must be re-verified and the findings recorded. Tenant information not subject to change (date of birth or Social Security Number) requires only an initial verification. For all other information subject to change, the term of validity shall be sixty (60) days from the date of receipt by Operator.
Operator shall retain a copy of all verification records in the applicant file.
- File Documentation
The following table identifies all the documents necessary to establish eligibility for Section 8 assistance in the Adelaide Building. The file content between AHFC and Operator may differ according to their respective responsibilities.
Agency File Content Operator Operator’s Housing Application AHFC An AHFC Preliminary Application completed in full. Operator Proof of Homelessness (mandatory for SRO). See Part A for the definition of homelessness. Operator and AHFC Verification of income. Applicants must meet applicable HUD income limits at admission. Applicant’s annual income may not exceed 50% of the area median income as defined by HUD. Applicants must submit all relevant income information for verification by Operator. Operator and AHFC Operator Form 9202 to be turned in with verifications. Operator and AHFC Notification of hand carried items. Operator and AHFC Verification of Requested Deductions. Applicants may request income deductions, as defined in Appendix A. Applicants must submit all deduction requests to Operator for verification. Operator Verification of Citizenship or legal residency. See 24 CFR Part 5 for applicable HUD requirements pertaining to citizenship and legal residency requirements in HUD subsidized housing programs. Operator and AHFC Authorization to release information. Applicants and participants must sign the authorization to release information. Refusal to complete this form is grounds for immediate denial or termination of assistance. Operator and AHFC AHFC Form # VF 115, “No Work, No Income Verification” completed at least every 90 days if same condition exists. Operator Verification of social security number or verification that no social security numbers exists for the applicant/participant. Operator and AHFC HQS Inspection forms maintained in a general file on annual HQS Operator Lease AHFC HUD Form 50058 Operator and AHFC Form HUD 52578-B “Statement of Family Responsibility” signed by participant and AHFC Operator Annual or Interim Rent Change Letter Operator Photo Identification
- Minimum Tenant Rents
Regulations at 24 CFR Part 882, Subpart H require that each participant assisted under the Section 8 Program pay a monthly “minimum rent” of not less than $25. The total tenant payment must be the greatest of:
- 30 percent of the participant’s monthly adjusted income
- 10 percent of the participant’s monthly income
- $25 minimum rent.
- Owner’s Lease
Owner is entitled to use its own lease provided the lease, or house rules signed by the participant, address the following SRO Moderate Rehabilitation requirements.
- The lease or house rules must limit occupancy to one eligible individual.
- The lease must provide for an initial lease term of one-year.
- The lease or house rules shall address absences from the unit in accordance with this Administrative Plan, Part J.
- The lease or house rules shall contain language specifying under what circumstances a participant shall report changes in income and when an “interim” reexamination of income shall occur (see Part E, section #2 for details).
- The lease shall require that Operator terminations comply with provisions at 24 CFR 882.511. Operator may not terminate or refuse to renew the lease except upon the following grounds:
- serious or repeated violations to the terms and conditions of the lease;
- violation of applicable Federal, State, or local law;
- other good cause.
- Briefing of Applicants
When the applicant is selected for participation, the Operator shall provide the participant with information regarding tenant rent and other program requirements. At a minimum, the briefing must cover those items outlined at 882.514(d).
- Participant and Operator responsibilities under the lease and HAP, including the “Statement of Family Responsibility,” Form HUD 52578-B.
- Significant aspects of the Alaska Landlord and Tenant Act.
- Significant aspects of federal and state fair housing laws.
- Participant options should he/she need to move due to an increase in family size.
- Available outreach efforts between Operator and local agencies providing employment, volunteer or other services on behalf of homeless individuals.
Flow Chart – Adelaide Procedures