Affordable Housing News

#TheHousingConference Contest is on!

Posted by NMA on Jul 19, 2017 10:14:15 AM
The Housing Conference | August 21-22, 2017 | Boston, MA

NMA's fifth annual national housing conference is right around the corner and we’re giving away a free registration!

The Housing Conference is in Boston, MA on August 21-22 and will feature captivating speakers and brilliant panels discussing diverse, hot-button topics from RAD and LIHTC to UPCS-V and FSS, and more. This is your opportunity to boost your knowledge and take your agency to the next level!

To enter, like and comment on this post on our Facebook page: Each like and comment is an entry with a maximum of two entires. A winner will be chosen at random to join us at The Housing Conference! The contest is open until Wednesday, July 26 at 11:59pm PDT and we’ll announce a winner on Tuesday, August 1. Good luck!

Airfare and hotel not included. For full contest rules, visit:

The Housing Conference, presented by NMA, will spotlight three tracks: an executive track, a regulatory track, and a best practices track. Go here to view a list of the session descriptions that have been published so far.

Topics: The Housing Conference

HUD Publishes Technical Corrections to HOTMA Implementation Notice

Posted by NMA on Jul 17, 2017 9:08:21 AM

technical corrects HOTMA implementation noticeOn Friday in the Federal Register, HUD’s Office of Public and Indian Housing (PIH) published several technical corrections and clarifications to the Housing Choice Voucher (HCV) provisions of the Housing Opportunity Through Modernization Act (HOTMA) it had issued on January 18. These changes are in part based on public comments from the first notice. In brief, the corrections and clarifications are as follows:

  • The original notice used the phrase ‘‘50 percent or more’’ to define a level of control that constitutes a controlling interest and would thus indicate PHA ownership. The threshold for control should be ‘‘more than 50 percent’’ rather than ‘‘50 percent or more.’’
  • The original notice inadvertently excluded from the list of excepted units those units that have received assistance under Section 201 of the Housing and Community Development Amendments of 1978. Today’s notice adds the Flexible Subsidy program in both lists.
  • The original document inadvertently referred to the ‘‘site of the original public housing development’’ instead of ‘‘site of the original development.’’ To avoid any indication that this requirement is only applicable to former public housing units as opposed to all the covered forms of HUD assistance, ‘‘public housing’’ is removed from this part.
  • The original guidance states that ‘‘if the FSS family fails to successfully complete the FSS contract of participation or supportive services objective and consequently is no longer eligible for the supportive services, the family must vacate the unit…and the PHA shall cease paying housing assistance payments on behalf of the ineligible family.’’ To avoid misinterpretation that could imply that a PHA could, under HOTMA, establish a supportive services exception based exclusively on participation in FSS, rather than in combination with another supportive services option where participation is voluntary, and to avoid being misconstrued that this conflicts with current FSS requirements, which do not allow termination from the housing assistance program for failure to complete the FSS contract of participation, HUD has amended this language to eliminate the ambiguities.
  • The definition of new construction units was previously inconsistent in the January 18 guidance, and has been updated to be both correct and consistent in sections referring to project-based voucher (PBV) assistance.
  • HUD stated in the original document that in order to avail itself of the exemption of the competitive award of PBVs, the PHA must “be planning rehabilitation or construction on the project with a minimum of $25,000 per unit in hard costs.” However, because this would not be applicable in a situation where the PHA is replacing a public housing site or property, or a site with PHA-owned or controlled existing housing, several corrections to Section H of the notice have been made.
  • Other typographical errors have also been corrected, as specified in today’s notice.

In a separate correction entry for the January 18 notice, PIH also noted that the original document had been published in the Proposed Rules section of the Federal Register, when it should have appeared in the Rules section. The effective date for the original notice—April 18, 2017—remains unchanged.

Got questions about HOTMA? All of NMA's HCV classes have been updated for the new payment standard rules. Register at least 45 days in advance for most seminars and you’ll receive a 10 percent discount. (The discount does not apply to seminars hosted by housing authorities or associations.)

Topics: HOTMA, HQS, inspections, PBV, PIH notices, Program News and Notices, rent calculation, seniors and elderly, VASH, veterans, persons with disabilities

Dealing with Generational Differences in the Workplace

Posted by NMA on Jul 11, 2017 7:11:00 AM


With more than fifty years of experience in affordable housing, Nan McKay is considered to be the nation's foremost expert in the housing choice voucher program. Nan launched one of the nation’s first Section 8 programs as executive director of a Minnesota housing authority, went on to found Nan McKay & Associates in 1980, and continues to train and write books on how to successfully manage an HCV program. Nan will moderate the following panel at The Housing Conference this August in Boston.

Best Practices for Program Success

Dealing with Generational Differences in the Workplace

Nan McKay

John Achuff
Adam Ensalaco
Cara Gillette
Emily Ordonez
Steven Rosario

How do you manage multi-generations within your workplace and retain your younger next-generation talent? This session will help you take advantage of the differences in values and expectations of each generation. Engage with a representative panel who will address their motivators and de-motivators in the workplace.

Learn more


Topics: The Housing Conference

What's New in Fair Housing

Posted by NMA on Jul 6, 2017 12:26:30 PM

New Call-to-action

Cara Gillette trains, consults, and provides technical assistance nationwide in fair housing, public housing management, hearings, economic self-sufficiency, and governing boards. Prior to joining NMA, she administered public housing and Section 8 waiting lists, served as hearing officer, managed public housing, and oversaw resident economic development programs at the San Diego Housing Commission. 

Terry Provance has been a trainer and consultant at Nan McKay and Associates since 1999. He recently took the lead role in creating and developing NMA’s public housing occupancy tracking tool, which can be used by any rental development, whether or not it’s HUD-assisted, including mixed finance and LIHTC properties. Together, Cara and Terry will be presenting the following session at The Housing Conference in Boston this August.

Regulatory Knowledge for Smart Management

What's New in Fair Housing

Cara Gillette
Terry Provance

Is your PHA behind on its fair housing obligations? Are you up on the latest? Join NMA’s Fair Housing session and we’ll walk through the latest topics in a practical way:

  • The most up-to-date fair housing news as of the date of The Housing Conference
  • Quid Pro Quo & Hostile Environment Harassment Final Rule - how to protect your PHA and practical strategies on handling these issues as they arise
  • Instituting Smoke-Free Public Housing Final Rule – we’ll discuss possible reasonable accommodation requests, and your responses, as you institute smoke-free public housing
  • Arrest Records & Criminal History (PIH Notice, FAQs, OGC Guidance) – what your PHA needs to do differently and how to think it through
  • Nuisance Ordinances & LEP OGC Memos – three steps to analyze claims
  • Final Rule on VAWA 2013 – lots of important changes – we’ll go through the new forms, including your emergency transfer plan


Learn more


Topics: fair housing, Program News and Notices, The Housing Conference

UPCS-V Update

Posted by NMA on Jul 5, 2017 1:27:56 PM

The Housing Con

Specializing in real property services, Jay Ortenzo has been a technical trainer and consultant with Nan McKay and Associates for over 20 years. With more than four decades of housing experience in both public and private sectors, he develops technical training manuals and materials relating to federally subsidized programs on housing inspection, maintenance, and modernization.

An HQS and UPCS trainer with more than 20 years of HCV program experience, Derrick Ratliff has extensive knowledge of HUD regulations, with a specialization in HQS inspections, quality control, and rent reasonableness. He has managed the inspections process for some of the largest PHAs in the country, including over 500,000 HQS and quality control inspections, and spearheaded the first successful program (Owner Excellence Program) in the nation to reward and recognize extraordinary property owners in the HCV program for a Moving to Work (MTW) agency. He is a U.S. veteran (USMC) and a member of Toastmasters International.

Regulatory Knowledge for Smart Management

UPCS-V Update

Jay Ortenzo
Derrick Ratliff

This is a great opportunity to learn the differences between HQS and UPCS-V. Uniform Physical Condition Standards for Vouchers (UPCS-V) is the new updated inspection standard for the housing choice voucher (HCV) program. It combines the consistency and objectivity of UPCS inspections with the focus on the condition of individual housing units of HQS inspections. UPCS-V is based on UPCS protocol and definitions (with the "V" signifying "voucher") with additions of unique items from the HQS inspection. Get updates and feedback from HUD’s beta-testing of UPCS-V!

Learn more


Topics: The Housing Conference, UPCS-V

Should I Be a Real Estate Developer?

Posted by NMA on Jun 26, 2017 10:51:46 AM

Should I Be a Real Estate Developer?

Over the span of 20 years, David A. Northern, Sr., has established a distinguished career in federal housing assistance programs including urban planning and policy development. He is currently the executive director/chief executive officer at the Lake County Housing Authority. Building on more than two decades of experience in housing development and policy, Preston Prince took the helm of the Fresno Housing Authority in 2007, following six years as executive director of the Aurora, Colorado Housing Authority. Together, David and Preston will be presenting the following session at The Housing Conference in Boston this August.

Executive Leadership for Performance Excellence

Should I Be a Real Estate Developer? Creating a Strategy That Best Fits My Organization
David Northern, Executive Director, Lake County Housing Authority
Preston Prince, CEO, Fresno Housing Authority

Public housing authorities face aging housing stock, diminished funding, and growing community needs. Diversifying one's portfolio is easier said than done. Two industry leaders will facilitate a conversation on how to create a development strategy, manage board engagement through difficult decisions, minimize risk and maximize return through partnerships, and foster a corporate culture that thrives under change.

Learn more

Topics: The Housing Conference

Big Changes to the PBV Program

Posted by NMA on Jun 22, 2017 7:00:00 AM

HOTMA and RAD Changes
HOTMA and RAD changesOn January 18, 2017, HUD published a Federal Register Notice implementing several of the major provisions of the Housing Opportunity Through Modernization Act (HOTMA). Provisions of this notice impact both the standard and RAD project-based voucher (PBV) programs. The important thing to note about this notice is that the effective date was April 18, 2017. This means that whether or not some of the major provisions apply to your project depends on when the project’s PBV HAP contract was signed.

  • Both standard and RAD projects with PBV HAP contracts in place prior to 4/18/17 are “pre-HOTMA” projects
  • Both standard and RAD projects with PBV HAP contracts executed on or after April 18, 2017 are subject to the new requirements

Further if your PBV units are public housing conversions to RAD PBV, another important notice was released on January 19, 2017. Notice PIH 2012-32, REV-3 revised the existing RAD notice (PIH 2012-32, REV-2) that had been in effect since June 15, 2015.

  • All programmatic requirements in REV-3 were effective 1/19/17
  • Properties that closed before 1/19/17 are subject to REV-2 of the notice

Taken together, this means that there are some very important dates in PBV program, particularly if your units are RAD PBV:

  • For both standard and RAD PBV projects:
    • PHAs with HAP contracts effective prior to 4/18/17 are pre-HOTMA (although the may adopt certain aspects of HOTMA prospectively)
    • PHAs with HAP contracts effective on or after 4/18/17 are post-HOTMA and fall under FR Notice 1/18/17
  • For RAD PBV projects only:
    • PHAs who closed their RAD deal prior to 1/19/17 fall under REV-2 of Notice PIH 2012-32
    • PHAs who closed their RAD deal on or after 1/19/17 fall under REV-3 of Notice PIH 2012-32

Cap on Assisted Units
Let’s look at one area that effected by these dates - the number of units in your project that may receive PBV assistance.

For the standard PBV program, HOTMA changes the number of units that may be assisted in a project.

  • For pre-HOTMA projects, no more than 25 percent of the units (assisted or unassisted) in the project can receive PBV assistance, unless the project has excepted units
  • For projects that fall under HOTMA requirements, HOTMA changed the cap to no more than the greater of 25 units or 25 percent of units in a project, unless the project has excepted units
Note: The definition of excepted units also changed, which will be discussed more later.

What if your PHA has RAD PBV units?
  • Under REV-2 of Notice PIH 2012-32, the cap on the number of PBV units in a project is 50 percent, unless the project has excepted units
  • REV-3 of Notice PIH 2012-32 eliminated the cap on the number of PBV units entirely so excepted units no longer apply to these projects since 100 percent of units in a project may now be RAD PBV

Excepted Units
As noted above, HOTMA also changed the definition of excepted units. Pre-HOTMA PBV HAP contracts (both RAD and standard) follow the “old” statutory PBV requirements found at 24 983.56(b)(2)(ii). Projects with HAP contract executed on or after 4/18/17 (in this case just standard PBV projects since the RAD PBV cap was eliminated) follow the new requirements that were implemented as a result of HOTMA.

Under the “old” statutory requirements, for both standard and RAD projects, the cap did not apply to units for:

  • Elderly and/or disabled families
  • Families receiving supportive services
    • To qualify, the family must have at least one member receiving at least one qualifying supportive service (the PHA may not require participation in medical or disability-related services other than drug and alcohol treatment)

Under the new HOTMA provisions, for standard PBV projects, units that are not subject to the cap include:

  • Units that are exclusively for elderly families
  • Units that are for households eligible for supportive services available to all families receiving PBV assistance in the project, although the family is not required to accept or receive such services
  • Units where the project is located in a census tract with a poverty rate of 20 percent or less, as determined in the most recent American Community Survey Five-Year estimates

Supportive Services
When it comes to excepted units, the big change under HOTMA is that it modified the supportive services component to make it optional. Now, in order to meet this exception, the PHA must make supportive services reasonably available to families at the project, but the PHA may not require participation as a condition of living in an excepted unit. Remember under the pre-HOTMA requirements a family must have at least one member receiving at least one qualifying supportive service to qualify.

Projects under the old pre-HOTMA regulations (PBV HAP contracts executed prior to 4/18/17) may continue to follow the “old” regulations and require families to receive at least one supportive service. However, HOTMA allows the PHA and owner to mutually agree to change the HAP contract and make supportive services optional. The change can only be made if it would not jeopardize an assisted family’s eligibility for continued assistance. So PHAs with projects that have excepted units for supportive services that fall under the old requirements have a decision to make – they can either continue to make supportive services mandatory and monitor families who receive them or they can, by mutual agreement with the owner, make them optional. The PHA cannot eliminate supportive services entirely at these developments.

FSS and PBV Supportive Services
A very popular type of supportive service that many PHAs couple with PBV is the Family Self Sufficiency (FSS) program. Under both the “old” and “new” PBV regulations, if the family enrolls in FSS and does not comply with their contract of participation, the family must vacate the unit.

  • Federal Register Notice 1/18/17 states: If the FSS family fails to successfully complete the FSS contract of participation or supportive services objective and consequently is no longer eligible for the supportive services, the family must vacate the unit within a reasonable period of time
  • 24 CFR 983.56(b)(2)(ii)(B) states: If a family in an excepted unit fails without good cause to complete its FSS contract of participation or if the family fails to complete the supportive services requirement as outlined in the PHA administrative plan, the PHA will take the actions provided under 983.262(d), and the owner may terminate the lease in accordance with 983.257(c).

While the current termination regulations at 24 CFR 982.552(c)(1)(viii) allow the PHA to adopt a discretionary termination in the administrative plan for failure comply without good cause with the FSS contract of participation, the 12/29/14 Federal Register Notice on FSS waivers and alternative requirements states that "housing assistance may not be terminated or withheld as a consequence of failure to complete the FSS contractor participation.” In the situation where a PBV family participating in FSS does not comply with their FSS contract of participation, the PBV regulations require that the family’s tenancy in the PBV unit is terminated, but the PHA could not terminate the family’s assistance.

Questions about HOTMA implementation? Join senior trainer Samantha Sowards for our upcoming Housing Help Session, Changes to the PBV Program, where she will discuss HUD's HOTMA implementation notice and its affects on the project-based voucher (PBV) program.  


Newly Available: NMA's Model EIV Use and Security Policies

Posted by NMA on Jun 21, 2017 7:06:00 AM

EIV Use and Security PoliciesNMA is pleased to announce the debut of the NMA Model EIV Use and Security Policies for HUD’s multifamily housing programs! These policies make an excellent companion for the NMA Model Tenant Selection Plan (TSP) and Guide, which joined our existing family of model policies, including the model administrative plan, the model ACOP, and the model FSS action plan, earlier this year.

For those developments participating in HUD's multifamily program, the EIV use and security policies provide guidance on the protocol for the use of EIV information and printed reports, as well as the rules for maintaining tenant privacy and document security. With our user-friendly model policies, owners of project-based rental assistance (PBRA) projects will not only be certain they have current and compliant policies, but also potentially save hundreds of hours of work.

Learn more


Topics: books and revision services, EIV, PBRA, Program News and Notices

Ask questions and get best practice tips for hearings

Posted by NMA on Jun 7, 2017 12:51:40 PM

The Housing Conference | August 21-22 | Boston, MA

Do you have questions about the hearings process at your housing agency? At The Housing Conference this August in Boston, attendees will have the opportunity to sign up for 30-minute Q&A sessions on the administrative hearing process.Get the latest updates on:

  • HUD changes to the public housing hearing process
  • Changes to PHA decisions based on arrests and criminal records
  • Take templates for:
    • Writing notices and hearing decisions
    • Hearing officer evaluations
  • Bring samples of your hearing decisions and notices for a quick review
  • Consulting packages can be arranged for complicated or multiple cases 
  • Any information provided at the mini-consult is purely for instructional purposes only and is not legal advice
These free 30-minute sessions are included with every conference registration (limit 1 per attendee). All registered attendees are also invited to reserve a free, one-hour Q&A session with one of our NMA experts, including Nan herself (limit 1 per attendee). If you’re registered for the conference and want to sign up for a hearing session, click here and reserve your time now. The Q&A sessions are limited to registered attendees and will be filled on a first-come, first-served basis. The tentative agenda has just been updated, and when you register now you'll receive early bird pricing! Join us August 21-22, 2017, for two fantastic days of networking, learning, and exploring the beautiful and historic city of Boston, Massachusetts. Industry experts will present sessions and panels on the latest topics in affordable housing, including:
  • An update on UPCS-V, the proposed inspections protocol to replace HQS
  • How to deal with generational differences in the workplace
  • What you need to know if you're a new executive director
  • Nan McKay's annual legislative update, including new rules and notices
  • Best practices in PBV and RAD PBV
  • Public/private partnerships and grant funds
  • What you need to know before applying for MTW
  • Understanding tax credits and RAD finance
  • Best practices in managing FSS, plus how to start a new FSS program in PBRA
  • What's new in capital fund finance
  • Best practices in PBRA and RAD PBRA
  • Effective waitlist management
  • What's new in fair housing
  • Best practices in SEMAP
  • CDBG-DR and resilience
  • Roundtable panel session with NMA Housing Awards winners
  • And more!

Visit our website to register!

Topics: The Housing Conference

Register now for the latest guidance

Posted by NMA on May 31, 2017 12:12:19 PM

Housing Help Sessions

What is a Housing Help Session, you ask? Our longtime customers will remember them previously known as Lunch ‘n’ Learns. They’re a very popular way to get the latest program guidance in a convenient two-hour online session.

Following is the schedule of Housing Help Sessions for summer 2017. The links below will take you to the registration page.

Fri. 6/30 VAWA Session The Violence Against Women Act (VAWA) 2013
  • Learn what's new for your agency in VAWA 2013
  • Understand VAWA's basic requirements, including notification, confidentiality, and how VAWA applies to both applicants and participants
  • PIH Alert subscribers save $30 on registration
Annie Stevenson
Fri. 7/14 PBV Session Changes to the PBV Program under HOTMA
  • Learn how HUD's HOTMA implementation notice affects the project-based voucher (PBV) program
  • Major changes include when the PHA inspects units, the number of PBV units in the project, the definition of excepted units, the definition of PHA-owned units, and the length of the PBV HAP contract
  • PIH Alert subscribers save $30 on registration
Samantha Sowards

Topics: HOTMA, Housing Help Sessions, PBV, PIH Alert, Program News and Notices, Trainers and Consultants, VAWA

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