Affordable Housing News

Hearings

Posted by NMA on Aug 15, 2017 5:00:00 AM

The Housing Conference | August 21-22, 2017 | Boston, MA

NMA senior trainer Rhonda Brown, an attorney, has served as a hearing officer for nearly a decade. In addition to handling both HCV and public housing hearings for PHAs in western Washington State, she is also a full-time administrative review judge for a state agency, where she has been hearing appeals and writing decisions for over 20 years. Rhonda, who currently teaches the NMA Hearing Officer Workshop, was also part of the team that developed the workshop. NMA is proud to have her present the following session at The Housing Conference next week.

Best Practices for Program Success

Hearings

Presenter:
Rhonda Brown, Senior Trainer, NMA

Don’t miss this valuable session on hearing best practices, including a due process review and the latest HUD updates. Refresh your due process practices, hear the latest HUD changes and requirements for your reviews and hearings, join in an open Q&A, and make sure your hearing decisions are bulletproof!

 

Learn more

 

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: hearing officer, Program News and Notices, The Housing Conference

NMA's seminar calendar for Q4 2016 is now available!

Posted by NMA on Jul 13, 2016 2:32:17 PM

We’re pleased to announce the release of NMA's seminar calendar for the fourth quarter of 2016. You can view a list of the affordable housing training that Nan McKay and Associates is offering from now through December on this page at our website.

Start planning your autumn training now and save! If you register at least 45 days in advance for most seminars, you’ll receive a 10 percent discount. (The discount does not apply to seminars hosted by housing authorities or associations.)

Upcoming classes updated for the streamlining final rule include:

Topics: books and revision services, fair housing, final rule, hearing officer, HQS, MHS, PBV, Program News and Notices, public housing management, RAD, reasonable accommodation, rent calculation, streamlining

NMA's seminar calendar for Q3 2016 is now available!

Posted by NMA on Apr 18, 2016 10:38:15 AM

We’re pleased to announce the release of NMA's seminar calendar for the third quarter of 2016. You can view a list of the affordable housing training that Nan McKay and Associates is offering from now through September on this page at our website.

Start planning your summer training now and save! If you register at least 45 days in advance for most seminars, you’ll receive a 10 percent discount. (The discount does not apply to seminars hosted by housing authorities or associations.)

Upcoming classes updated for the streamlining final rule include:

Having trouble finding the class you want? We can bring the seminar to you. Email sales@nanmckay.com for more information about our affordable onsite training options.

Topics: books and revision services, fair housing, final rule, hearing officer, HQS, MHS, PBV, Program News and Notices, public housing management, RAD, reasonable accommodation, rent calculation, streamlining

NMA classes now updated for streamlining final rule

Posted by NMA on Mar 7, 2016 10:01:48 AM

govt-columns.jpgIn a press release last week, the Department of Housing and Urban Development (HUD) issued a prepublication copy of the final rule streamlining administrative regulations for the housing choice voucher (HCV), project-based voucher (PBV), public housing, HOME, and multifamily (PBRA) housing programs. The streamlining final rule combines changes in the 2014 and 2015 appropriations acts, elements of HUD’s 2013 temporary compliance options, and other streamlining changes. It will become effective 30 days after publication in the Federal Register.

In response to the publication of the 99-page final rule, which includes regulatory changes in 14 different topic areas, Nan McKay & Associates (NMA) is pleased to announce we have reviewed all our seminars and updated them with new guidance as needed.

HCV seminars updated for the streamlining final rule:

Public housing seminars updated for the streamlining final rule:

Multifamily seminars updated for the streamlining final rule:

The streamlining final rule also includes several new policy options. Our technical writers and subject matter experts are in the process of revising our model ACOP and model administrative plan to include language and guidance for these new options. We are expediting those revisions for our subscribers and will be issuing them as quickly as possible.

Finally, the rule includes significant changes to the earned income disallowance. Due to those changes, the NMA Earned Income Disallowance (EID) Kit is being pulled from our classes and online store as we update it to comply with the new regulations.

We recognize that this is all a lot of new information to absorb. Remember, we're here to help! If you have any questions, you can get in touch with our team by emailing sales@nanmckay.com or calling us at (800) 783-3100.

Senior trainer Samantha Sowards has been a part of the NMA team since 2008. As NMA’s manager of curriculum development, Samantha oversees publications from concept and creation through the ongoing revision process, including NMA Master Books, model policies, and handbooks.

Topics: appropriations, blended occupancy, books and revision services, EID, eligibility, fair housing, final rule, hearing officer, HQS, MHS, Notice PIH 2013-03, occupancy, PBRA, PBV, program management, Program News and Notices, RAD, rent calculation, streamlining

HUD publishes final rule on streamlining admin regs

Posted by NMA on Mar 1, 2016 2:10:52 PM

In a press release this morning, the Department of Housing and Urban Development (HUD) announced that it will soon be publishing a final rule streamlining administrative regulations for the public housing (PH), housing choice voucher (HCV), and multifamily housing programs.

The streamlining final rule combines changes in the 2014 and 2015 appropriations acts, elements of HUD’s 2013 temporary compliance options, and other streamlining changes. As you may recall, PIH published the proposed streamlining rule last year on January 6, 2015, and an interim rule on flat rents September 8, 2015.

Today's 99-page final rule includes revisions to the proposed rule and finalizes the regulations contained in the interim rule. Among numerous other changes, the streamlining final rule:

  • Adopts two separate “dates of admission” for the HCV program, specifically the date of voucher issuance and the date of lease-up, for the purposes of verification of social security numbers.
  • Does not allow for the use of actual past income that was included in the proposed rule, based on public comments that suggested it would have minimal streamlining benefits.
  • Provides for a streamlined income determination for any fixed source of income, even if a person or family with a fixed source of income also has a non-fixed source of income, and requires that a full reexamination and redetermination of income must be performed every three years.
  • Revises the earned income disallowance (EID) so that the benefit now applies for a straight 24-month period and PHAs are no longer obligated to track the number of months due to employment starts and stops. For families currently enrolled and participating in EID, the previous requirements will continue to apply. HUD will publish a separate notice with more information about the new administrative requirements.
  • Authorizes PHAs to obtain third-party documentation of assets under $5,000 every three years.
  • Provides PHAs with the option of making quarterly utility payments for reimbursements totaling $45 or less per quarter. If the PHA opts to do so, it must institute a hardship policy for tenants.
  • Includes some but not all of the proposed changes to public housing grievance procedures. PHAs are no longer required to consult resident organizations before appointing a hearing officer, nor must they retain a redacted copy of each hearing decision to be made available to prospective complainants. In place of that requirement, they must maintain a log of hearing officer decisions. However, PHAs must still prepare a summary of any informal settlement, and either party to a grievance may request, at their own expense, that a transcript of a grievance hearing be prepared.
  • Clarifies that if an alternative inspection method is used in the HCV program that employs sampling, PHAs may rely on that method only if HCV units are included in the population of units forming the basis of the sample.
  • Specifies that PHAs may charge a reasonable housing quality standards (HQS) reinspection fee only if an owner states that a deficiency has been fixed and the deficiency is found during reinspection to persist, or if a reinspection conducted after the expiration of the timeframe for repairs reveals that the deficiency persists. It also specifies that any such fees collected must be used only for activities related to the provision of tenant-based assistance.

A prepublication copy of the final rule is posted here. It will become effective 30 days after publication in the Federal Register.

Keep up with housing industry news, trends, and notices with a subscription to NMA's PIH Alert. You'll receive a daily email filled with up-to-the-minute program changes, requirements, and assistance. Email sales@nanmckay.com for more information.

Topics: appropriations, EID, final rule, flat rent, hearing officer, HQS, inspections, Notice PIH 2013-03, PIH Alert, Program News and Notices, rent calculation, streamlining, utilities

Meet the NMA team: Betty Turner

Posted by BEMuser on Mar 6, 2014 9:38:02 AM

Betty TurnerToday in the NMA "Meet the Team" interview series, we sit down with senior associate trainer Betty Turner. With longstanding expertise in subjects including transition to asset management, supervision, and working with commissioners, Ms. Turner frequently trains popular NMA classes such as Public Housing Management, Public Housing Specialist, Supervision and Management, and Hearing Officer Workshop.

Tell us about your work experience.

I have over 25 years of experience in the affordable housing industry and have worked in both public housing and Section 8.

How did you get your start in the industry?

I ended up in the industry because I needed a job! I had no clue what a housing authority was about — in fact, I didn't know the government was even involved in housing!

How many years have you been at NMA?

Nine years. Ten years this September.

Education credentials and professional organizations?

B.S. in business administration, and some graduate school. I'm semi-retired now, so I don't do a lot with professional organizations anymore.

What’s one topic you’re most passionate about in the affordable housing industry?

Public housing management. You have an opportunity to work with the whole family in a very meaningful way.

What's your favorite part about your job?

I love training, especially when I see the class participants really getting it!

Describe your typical work day?

Up at 5:30 a.m., in the training room by 6:45 a.m., no lunch, out of the training room about 6 p.m.

Tell us about a successful project that you had a part in.

A collaboration with the social services department in assisting kids aging out of foster care with eligibility for family unification Section 8 vouchers.

Hobbies outside of work?

Movies! There's just something magical about sitting in a large, dark room full of strangers eating popcorn.

NMA senior associate trainer Betty Turner honed her creative team-building skills over more than three decades as executive director of both large and medium-sized PHAs.

Topics: asset management, commissioners, foster children, hearing officer, Meet the NMA team, public housing management, supervision, Trainers and Consultants

The top 10 blog posts of 2013

Posted by BEMuser on Dec 4, 2013 9:49:40 AM

Nan McKay Three of this year's top ten posts were written by NMA founder Nan McKay, who is celebrating her 50th year in housing.

Once again, as we head towards the end of the year, we look back to see which blog posts were the most read. In 2013, the big topics were sequestration and the government shutdown, as you can see from this year's top-ten list.

  1. Congratulations to the winners of the 2013 NMA Housing Awards!
  2. Meet the NMA team: Nan McKay

  3. How to make informed reasonable accommodation determinations

  4. Working with sequestration in the public housing program

  5. How to be an effective hearing officer

  6. Join NMA for our national housing conference in San Diego

  7. Fifty years in housing

  8. Government shutdown: What you need to know

  9. Working with sequestration in the HCV program

And the most popular blog post of the year:

  1. Achieving high performance in the HCV program

What topics would you like us to write about in 2014? Comment here with your ideas!

Previously: The top 10 blog posts of 2012

If you find that you need staffing help during sequestration, NMA can assist your agency with recertifications (done remotely), quality control, hearing officer staff, HQS inspections, and more. Email sales@nanmckay.com for further assistance.

Topics: government shutdown, hearing officer, NMA Housing Awards, Program News and Notices, reasonable accommodation, sequestration, The Housing Conference

New NMA conference sessions and one-on-one consulting

Posted by NMA on Aug 29, 2013 3:32:22 PM

One week left to register for the 2013 NMA Housing Conference and GoSection8 User Conference! New track sessions and signups for one-on-one consulting have just been announced. To read the full list of sessions, go here.

Executive Leadership for Performance Excellence

Don't Waste Strategy Time on Goal Setting!
Presenter, Eric Kaufmann, President, Sagatica LLC

Most strategy sessions are merely operational — a missed leadership opportunity. Eric Kaufmann guides leadership teams across the country and coaches corporate CEOs. He will present the way to prepare a strategic action plan that becomes a useful resource to accomplish your agency’s goals within limited funding. You will discover the six deadly mistakes of strategy planning. Ask the right questions, set the right measurements, and get to work!

Regulatory Knowledge for Smart Management

Why Your Agency Should Be Taking a Second Look at RAD
Presenter, Carrol Vaughan

The RAD demonstration program is a unique opportunity for housing authorities to convert their at-risk public housing to long-term Section 8 rental assistance contracts. In this session, we’ll cover the latest information on the program and discuss why your housing authority should take a serious look at whether RAD would work for your agency. We’ll also hear from staff at a large housing authority on why their agency is considering submitting an application, and review the thought process involved in making the decision to apply.

Fair Housing/Civil Rights Reviews: Are You Prepared?
Presenter, Annie Stevenson

Using HUD’s civil rights review checklist, we’ll discuss fair housing requirements for the public housing and HCV programs. Topics will include limited English proficiency (LEP), reasonable accommodations, alternative communication methods, and more. Don’t miss this opportunity to prepare for civil rights monitoring.

Free One-on-One NMA Consulting

Reserve your free session with an NMA industry expert! These consulting sessions are limited and will be filled on a first-come, first-served basis. In fact, some are already full, so we encourage you to sign up now.

Nan McKayNan McKay, President and Founder
Expertise: HCV program management






John McKayJohn McKay, CEO
Expertise: Performance management, applying Baldrige principles to affordable housing






Carrol VaughanCarrol Vaughan, VP of Professional Services
Expertise: Procurement, organizational development






Dorian JenkinsDorian Jenkins, VP of Program Management
Expertise: HCV program, public housing leasing, tenant relations, rent collection, REAC prep, cost controls





Cydney JonesCydney Jones, Director of Program Management
Expertise: General HCV topics and issues






Sheryl PutnamSheryl Putnam, Professional Development Manager
Expertise: LIHTC compliance, HOME, PBRA






Samantha PratterSamantha Pratter, Writing Supervisor
Expertise: HCV and public housing eligibility, occupancy, and rent calculation






Annie StevensonAnnie Stevenson, Senior Trainer
Expertise: Fair housing, hearings, EIV, general HCV and public housing topics






Terry ProvanceTerry Provance, Senior Trainer
Expertise: Fair housing, PHAS, public housing property management, general asset management issues





Sammie SzaboSammie Szabo, Associate Trainer
Expertise: General HCV and public housing, PBV, blended occupancy






Jay OrtenzoJay Ortenzo, Property Services Manager
Expertise: HCV inspections and standards, public housing maintenance management






Teri RobertsonTeri Robertson, Senior Consultant
Expertise: SEMAP, quality control, HCV program utilization






Betty TurnerBetty Turner, Senior Associate Trainer
Expertise: Transition to asset management, supervision, working with commissioners






Please note that you must be a registered conference attendee or new registrant in order to take advantage of free consulting sessions. Non-registrants without an accompanying registration are not eligible. Register online or email sales@nanmckay.com for more information. Winners of the 2013 NMA Housing Awards will be announced at the conference — don't miss it!

Topics: asset management, blended occupancy, commissioners, EIV, eligibility, executive management, fair housing, GoSection8, HCV utilization, hearing officer, HQS, inspections, LIHTC, maintenance, NMA Housing Awards, occupancy, PBRA, PBV, PHAS, program management, Program News and Notices, quality control, RAD, rent calculation, SEMAP, supervision, The Housing Conference

Working with sequestration in the public housing program: Tip #6

Posted by NMA on Apr 22, 2013 11:47:03 AM

Cara GilletteAs we know, public housing funding for April is at a 73% proration level. HUD plans to issue a second funding to bring the April proration level up to 79%.

The business of owning and managing affordable housing in decent, safe, and sanitary condition and in good repair remains our mission. PHAs need to plan more strategically than ever before. So, as all businesses must ask in tough times: How can we maximize dollars and cut costs?

Tip #6: Collect rents and other amounts owed by resident families.

Cash flow on a monthly basis is important. Collect your rents!

  • Examine your policies to ensure limited and specific flexibility (e.g., with documented family hardship, the rent due date will be extended for a maximum of an additional two weeks).
  • Enforce the lease. If your rent collection rate is below 98 percent, take a careful look at your rent collection policies and enforcement. Property managers may need to have meetings, both at the property and individually, to explain new initiatives to collect rents and other amounts owed.
  • Look at retroactive rents and toughen the requirements while still being reasonable. If retro rents have been weakly enforced, it's time to give families fair notice of stronger enforcement. Of course, you should avoid punitive policies.
  • On that note, make sure that your hearing decisions are based solidly on due process and preponderance of the evidence, with well-thought-out and articulated decisions. (Read more here about how to hold effective hearings.) It's costly to go to court and especially to lose.
  • Revisit your flat rents, especially in high-rent markets with low vacancy rates. Rents in the private market are going up in many areas. Are your flat rents set too low, or could they be increased without driving out your high-income families? Use a good methodology for setting flat rents. If your PHA uses GoSection8 for HCV rent reasonableness, it's perfect for your flat rent data.
  • Finally, what's your minimum rent? Do you want to consider establishing a minimum rent of $50 to at least slightly offset that utility reimbursement payment? Also, remember that if the minimum rent is waived due to long-term hardship, the total tenant payment (TTP) is then based on the next higher element of the TTP formula: 30 percent of monthly adjusted income, or 10 percent of monthly income.

Next: Working with sequestration in the public housing program: Tip #7

NMA senior associate 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, Ms. Gillette served at the San Diego Housing Commission, administering its public housing and Section 8 waiting lists, serving as hearing officer, managing public housing, and overseeing resident economic development programs. She has previously written for the NMA blog about blended occupancy projects.

If you find that you need staffing help during sequestration, NMA can assist your agency with recertifications (done remotely), quality control, outsourced hearing officer services (done remotely), HQS inspections, and more. Email sales@nanmckay.com for more information.

Topics: budget cuts, flat rent, GoSection8, hearing officer, rent calculation, rent reasonableness, sequestration, Trainers and Consultants, utilities

Ask the Experts: Join us next week to discuss sequestration

Posted by NMA on Mar 4, 2013 1:06:33 PM

Teri RobertsonNext week, NMA's Teri Robertson will be hosting a telephone conference to discuss sequestration. (For some background, browse the #sequestration tag.) The session will cover:

  • Update on sequestration
  • Reducing HAP expenses
  • Reducing administrative burdens
  • The latest on Notices PIH 2013-03 and 2013-04
  • Other potential solutions to address 2013 funding issues
  • Outsourcing as an option to reduce expenses while still meeting program requirements

There's no cost to participate, but you'll need to register in advance by emailing us at marketing@nanmckay.com. Space is limited, so sign up now! We hope you'll be able to join us.

2013 HCV Funding: How to Respond to Sequestration

Friday, March 15 (or Tuesday, March 19 if you can't attend Friday's session)

10AM Pacific Time / 1PM Eastern Time

Email marketing@nanmckay.com to register

NMA senior consultant Teri Robertson is nationally recognized as a leading expert in HCV/Section 8 and public housing. She has previously written for the NMA blog about HCV administrative fees and how to maximize your agency's performance rating.

If you find that you need staffing help during sequestration, NMA can assist your agency with recertifications (done remotely), quality control, hearing officer staff, HQS inspections, and more. Email sales@nanmckay.com for more information.

Topics: Ask the Experts, budget cuts, HCV utilization, hearing officer, HQS, Notice PIH 2013-03, PIH notices, quality control, recertification, sequestration, Trainers and Consultants

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