All Topics     |     Industry News     |     Knowledge Base     |     Company News     |     Product Updates

Annie Stevenson

With more than three decades of experience in welfare and public housing, Annie Stevenson shares her expertise in many ways at NMA, serving as a trainer to thousands of housing authority staff every year; as a technical researcher who analyzes and deciphers new HUD regulations; and as a technical writer, contributing to NMA Master Books, seminars, and model policies. Annie is also the editor of NMA's daily PIH Alert.

Recent Posts

FAQ Friday: Withdrawal of cash from assets

Posted by Annie Stevenson on Jun 7, 2019 7:00:00 AM


One of our clients recently reported that he cashed in a 401(k) account. The full value of the account was $25,000. $7,000 was deducted for taxes and the client received the remaining $18,000. What should we count as income, the full gross amount or the net amount received after taxes?


In the situation you described, none of the account proceeds would be included in the client’s annual income. Here’s an excerpt from the NMA HCV Master Book (and Public Housing Master Book) that discusses the issue. The references for this are 24 Code of Federal Regulations 5.609(b)(3) and HUD’s RHIIP FAQs.

Two general rules apply to withdrawals of cash from investment accounts. The first rule is that withdrawals are not included in annual income if a family can document (and the family’s PHA verifies) that amounts withdrawn are reimbursement of amounts invested by the family.


Josefina and Rodrigo Gomez have received $300 a month from an annuity for 9.5 years. The Gomezes’ insurance agent has confirmed that the couple paid $36,000 for the annuity when they purchased it years ago. Six months after their annual reexamination becomes effective, the Gomezes will have reclaimed the full amount of their investment. For the second six months of the coming year, therefore, the Gomezes’ PHA will include the $300 monthly annuity payment in the family’s income, but for the first six months it will not.

The second rule is that withdrawals are included in annual income only if they are made on a periodic basis. If the withdrawals are not made on a periodic basis, they are treated as lump sums not intended as periodic payments.


Isaac Freeman retired recently. He has an IRA account but is not receiving periodic payments from it because his pension is adequate for his routine expenses. However, he has withdrawn $2,000 for a trip with his children. The withdrawal is not a periodic payment and is not counted as income.

Learn more about how to correctly calculate rent

Topics: books and revision services, Q&A, rent calculation, Knowledge Base

HUD announces replacement protocol for UPCS-V

Posted by Annie Stevenson on May 30, 2019 10:11:53 AM

In a Federal Register notice this week, HUD requested comments on a planned two-year continuation of the Uniform Physical Condition Standards for Vouchers (UPCS-V) demonstration. According to the notice, the extension is necessary in order to meet congressional instructions to implement a single inspection protocol for public housing and voucher units.

HUD’s new physical inspection model will be the National Standards for the Physical Inspection of Real Estate (NSPIRE). NSPIRE is intended to improve upon the current Uniform Physical Condition Standards (UPCS) protocol by prioritizing health, safety, and functional defects. As the notice explains:

HUD is developing a single inspection standard for all units under the public housing, housing choice voucher, and multifamily programs called National Standards for the Physical Inspection of Real Estate (NSPIRE). NSPIRE will leverage the infrastructure of UPCS–V to demonstrate, test, and validate NSPIRE protocols. HUD envisions NSPIRE being used for all housing inspections.

The UPCS-V demonstration began in 2016 and currently includes more than 200 PHAs. As described in the notice, the UPCS-V demonstration extension is necessary to avoid requiring participating agencies to default to HQS standards, to gather additional data, and to allow increased PHA participation. Comments are due by July 29.

Learn more about HCV and public housing inspections

Topics: HQS, inspections, UPCS, UPCS-V, Industry News, NSPIRE

HUD settles familial status discrimination suit against CA housing providers

Posted by Annie Stevenson on Apr 3, 2019 8:49:00 AM


In a press release posted Thursday March 28, HUD announced that it has settled a familial status discrimination complaint against the owners and managers of a California rental property.

The housing providers allegedly violated the Fair Housing Act by refusing to rent a unit to a couple because they have three children. The Fair Housing Act prohibits housing providers from denying or limiting housing to families with children.

The case came to HUD’s attention when a HUD Fair Housing Initiatives Program agency filed a complaint on behalf of the couple, alleging that the family was denied the opportunity to rent a two-bedroom unit because they have children.

Under the terms of the conciliation agreement, the owners and manager will pay $10,000 to the couple and $5,000 to the fair housing agency. In addition, the agreement requires that the management company revise its policies and that its employees attend annual fair housing training for the next three years.


Make sure you're up to date on all Fair Housing policies.

Get ready for Fair Housing  Month with resources from NMA

Topics: fair housing, Industry News

REAC previews new inspection protocol, issues inspector notice on carbon monoxide detectors

Posted by Annie Stevenson on Apr 2, 2019 11:17:33 AM

HUD’s Real Estate Assessment Center (REAC) has established a new website with information about planned changes to its physical housing inspection model. The new model, National Standards for the Physical Inspection of Real Estate (NSPIRE), is intended to improve upon the current Uniform Physical Condition Standards (UPCS) protocol by prioritizing health, safety, and functional defects.

As a first step in revising inspection requirements, HUD published Notice PIH 2019-02/H 2019-04 on February 22. The notice reduced the advance notification time for REAC inspections to 14 days. HUD then began a nationwide series of listening sessions on the new inspection model.

Resources available on the NSPIRE website include a description of the NSPIRE concept and learning materials from the listening sessions held in Philadelphia and Fort Worth.

A two-year, voluntary demonstration of the NSPIRE protocol is scheduled to begin in the third quarter of fiscal year 2019. REAC will publish a notice on the demonstration at a later date. Recommendations on the new model and demonstration may be submitted to

On March 25, HUD’s Real Estate Assessment Center (REAC) issued Inspector Notice 2019-01 establishing guidance for inspectors on performing a data collection process to determine the prevalence of carbon monoxide detectors at properties subject to inspection under the Uniform Physical Condition Standards (UPCS) protocol.

The notice does not require the presence of carbon monoxide detectors, nor does the absence of such detectors affect a property’s UPCS score—noting the presence or absence of such detectors is for data collection purposes only. The specific procedures required for inspectors to collect data can be found on page 2 of the notice. As the notice explains, this data collection is part of the department’s efforts to support decent, safe, and sanitary housing that is in good repair, and REAC’s commitment to continuous improvement of physical inspection standards.

Need help with UPCS? Talk to our inspections team

Topics: indoor air quality, inspections, PIH notices, UPCS, Industry News, NSPIRE

HUD charges Facebook with housing discrimination

Posted by Annie Stevenson on Apr 2, 2019 8:33:55 AM

HUD Charges Facebook

In a press release posted Thursday March 28, the Department of Housing and Urban Development (HUD) announced that it has filed a charge of housing discrimination against Facebook.

The charge alleges that the policies and practices of Facebook violate the Fair Housing Act by allowing landlords and home sellers to use its advertising platform to engage in housing discrimination.

Today’s announcement follows HUD’s filing of a Secretary-initiated complaint in August 2018. HUD alleges that Facebook unlawfully discriminates based on race, color, national origin, religion, familial status, sex, and disability by restricting who can view housing-related ads on Facebook’s platforms and across the internet. Further, HUD claims Facebook mines extensive data about its users and then uses those data to determine which of its users view housing-related ads based, in part, on these protected characteristics.

According to HUD’s charge, Facebook enabled advertisers to exclude people whom Facebook classified as parents, non-American-born, non-Christian, interested in accessibility, interested in Hispanic culture, or a wide variety of other interests that closely align with the Fair Housing Act’s protected classes.

HUD is also charging that Facebook enabled advertisers to exclude people based upon their neighborhood by drawing a red line around those neighborhoods on a map. Facebook also allegedly gave advertisers the option of showing ads only to men or only to women.

“Facebook is discriminating against people based upon who they are and where they live,” said HUD Secretary Ben Carson. “Using a computer to limit a person’s housing choices can be just as discriminatory as slamming a door in someone’s face.”


Sign up for our newsletter and never miss a story!

Topics: fair housing, Industry News

Subscribe to our blog via email!    

Recent Posts

Posts by Topic

see all