Affordable Housing News

PBV and RAD PBV

Posted by NMA on Aug 10, 2017 5:00:00 AM

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

With an exceptional knowledge of HUD regulations and longstanding expertise in providing a wide range of technical assistance, management training, and on-site expertise, NMA senior trainer and consultant Cydney Jones recently headed operations for NMA’s contract with one of the largest public housing authorities in the country.

With nearly four decades of affordable housing experience, Janice Stewart is regarded as one of the industry’s most knowledgeable and charismatic leaders. She is an accomplished operation executive with exceptional knowledge of administration and operation of all aspects of the HCV program, including MTW, FSS, Homeownership, Family Unification, PBV, RAD PBV, Welfare to Work, Mainstream Disability and Mobility Counseling. Janice has implemented some of the industry’s most innovative programs, including Owner Excellence Programs and many more. Cydney and Janice will be presenting the following session at the The Housing Conference in Boston, MA on August 21-22, 2017.

Best Practices for Program Success

PBV and RAD PBV

Presenters:
Cydney Jones, Senior Consultant and Trainer, NMA
Janice Stewart, Trainer and Consultant, NMA

The project-based voucher (PBV) program is growing by leaps and bounds due to the implementation of the Rental Assistance Demonstration (RAD) program, and so is HUD’s spotlight on these new programs. During this session, our expert trainers will discuss the best ways to manage your PBV program for maximum effectiveness and compliance. Within the last year there have been many changes to the PBV program due to the implementation of the Housing Opportunities Through Modernization Act (HOTMA). Knowing these changes and how they affect your program is paramount to fully maximizing the PBV units under contract and having a compliant program. Let us help you avoid the pitfalls of RAD PBV by sharing some of the industry “do’s” and “don’ts” in the PBV world.

 

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: PBV, Program News and Notices, RAD, 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.  

Topics: FSS, HOTMA, PBV, RAD

Register early, prices go up $50 after June 30

Posted by NMA on May 30, 2017 11:15:15 AM

The Housing Conference | August 21-22 | Boston, MAOne month left for early bird discounts! Register now for our fifth annual national housing conference this August in Boston and save $50 on each registration.

Plus, you'll have the opportunity to reserve a free hour of discussion with an industry expert on the topic of your choice. These one-on-one Q&A sessions are being booked on a first-come, first-served basis to registered attendees only, and they always fill up fast, so register now to reserve your spot!

The Housing Conference in Boston, Massachusetts

Visit our website to register!

If you’re registered for the conference and want to sign up for a free one-on-one Q&A 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.

Topics: PBV, Program News and Notices, RAD, The Housing Conference

HUD reopens comment period on MTW expansion

Posted by NMA on May 4, 2017 12:03:12 PM

HUD reopens comment period on MTW expansion

Today in the Federal Register, HUD published a notice reopening the comment period for the “Operations Notice for the Expansion of the Moving to Work Demonstration Program Solicitation of Comment.”

The operations notice was published on January 23, and HUD announced last month that the comment period would be reopened “in the coming days.” The new deadline date for comments is June 5.

The operations notice addresses implementation of the 2016 Moving to Work (MTW) expansion statute, and solicits public comments on the following topics:

  • Purpose and applicability of the program
  • Waivers, including general, conditional, and cohort-specific waivers
  • The term of participation
  • Funding, the MTW block grant, and financial reporting
  • Program-wide and cohort-specific evaluation
  • Program administration and oversight
  • The Rental Assistance Demonstration (RAD) program
  • Applying MTW flexibilities to special purpose vouchers
  • Regionalization
  • The applicability of other federal, state, and local requirements
  • Sanctions, terminations, and default

In addition to extending the comment period, today’s notice contains minor revisions to the tables of MTW waivers in the operations notice. Parameters of three potential waivers were changed to permit mandatory Family Self-Sufficiency (FSS) participation, and to increase the maximum age limit for work requirements from 54 to 61 years.

If your agency is interested in applying under the MTW expansion, NMA can help. We have extensive experience working with MTW agencies, including as partners during the application process, and we can guide you through questions such as the kinds of things MTW agencies can do, how you intend to measure performance, guidance and insight into what HUD is looking for from newly sanctioned agencies, and more. For more information, call (800) 783-3100 or email sales@nanmckay.com.

Topics: FSS, MTW, Program News and Notices, RAD

Save on two Boston housing seminars this August

Posted by NMA on May 3, 2017 10:16:52 AM

Boston housing seminarsTo help you squeeze the most out of your training dollars, Nan McKay and Associates will be offering two seminars right after our fifth annual national housing conference this August in Boston.

The Housing Conference in Boston, Massachusetts

Visit our website to register!

If you’re registered for the conference and want to sign up for a free one-on-one Q&A 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.

Topics: PBV, Program News and Notices, RAD, The Housing Conference

Register now for free Q&As at The Housing Conference

Posted by NMA on Apr 11, 2017 12:39:24 PM

The Housing Conference in Boston

Signups for Q&A sessions at The Housing Conference are now open!

We’re thrilled to be taking our fifth annual national housing conference to Boston this August. Included with every conference registration is the opportunity to reserve a free, one-hour Q&A session with one of our NMA experts, including Nan herself!

If you’re registered for the conference and want to sign up for a 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: capital fund, CDBG, fair housing, financial management, FSS, HQS, inspections, LIHTC, MTW, NMA Housing Awards, PBRA, PBV, Program News and Notices, RAD, SEMAP, The Housing Conference, UPCS-V

HUD solicits comments on MTW expansion

Posted by NMA on Apr 11, 2017 11:02:55 AM

HUD solicits comments on MTW expansion

In an item dated April 7 and posted to the Moving to Work (MTW) website, HUD announced that it will reopen the comment period for the “Operations Notice for the Expansion of the Moving to Work Demonstration Program Solicitation of Comment.” The notice was published in the Federal Register on January 23 and comments were due by March 24.

The operations notice addresses implementation of the 2016 MTW expansion statute, and solicits public comments on the following topics:

  • Purpose and applicability of the program
  • Waivers, including general, conditional, and cohort-specific waivers
  • The term of participation
  • Funding, the MTW block grant, and financial reporting
  • Program-wide and cohort-specific evaluation
  • Program administration and oversight
  • The Rental Assistance Demonstration (RAD) program
  • Applying MTW flexibilities to special purpose vouchers
  • Regionalization
  • The applicability of other federal, state, and local requirements
  • Sanctions, terminations, and default

HUD will reopen the comment period for the operations notice in order to allow interested participants and stakeholders additional time to review the notice and provide feedback to HUD.

HUD also announced that it will be offering a series of four in-person listening sessions to discuss the operations notice. PHAs interested in applying for the MTW expansion are invited to attend; however, attendance is limited to two representatives per agency. Topics for the sessions include performance assessments, funding, regulatory waivers, and regionalization.

The all-day listening sessions are scheduled as follows (click one of the city links to register):

If your agency is interested in applying under the MTW expansion, NMA can help. We have extensive experience working with MTW agencies, including as partners during the application process, and we can guide you through questions such as the kinds of things MTW agencies can do, how you intend to measure performance, guidance and insight into what HUD is looking for from newly sanctioned agencies, and more. For more information, call (800) 783-3100 or email sales@nanmckay.com.

Topics: MTW, Program News and Notices, RAD

Agenda now available for 2017 national conference

Posted by NMA on Mar 13, 2017 11:39:22 AM

The Housing Conference | August 21-22, 2017 | Boston, MAThe tentative agenda for our fifth annual national housing conference is now available, 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 (panel session)
  • Best practices in managing FSS, plus how to start a new FSS program in PBRA (panel session)
  • Best practices in PBRA and RAD PBRA (panel session)
  • Best practices in PBV and RAD PBV
  • Best practices in SEMAP (hands-on session)
  • CDBG-DR and resilience
  • Effective waitlist management
  • How to deal with generational differences in the workplace
  • Nan McKay's annual legislative update, including new rules and notices
  • Public/private partnerships and grant funds (panel session)
  • Quality control
  • Rent reasonableness
  • Roundtable panel session with NMA Housing Awards winners
  • Succession planning
  • Understanding tax credits and RAD finance
  • What you need to know before applying for MTW
  • What you need to know if you're a new executive director
  • What's new in capital fund finance
  • What's new in fair housing

Visit our website to register!

Topics: capital fund, CDBG, fair housing, FSS, HQS, inspections, LIHTC, MTW, NMA Housing Awards, PBRA, PBV, Program News and Notices, quality control, RAD, rent reasonableness, SEMAP, The Housing Conference, UPCS-V

Newly available: NMA's Model Tenant Selection Plan!

Posted by NMA on Feb 23, 2017 2:38:10 PM

affordable housing trainingWe're very excited to announce the debut of the NMA Model Tenant Selection Plan (TSP) and Guide! The model TSP joins our existing family of model policies, including the model administrative plan, the model ACOP, and the model FSS action plan.

In HUD's multifamily program, owners of project-based rental assistance (PBRA) projects are required to develop and make public a tenant selection plan (TSP) which contains each project's eligibility and admissions policies. Our new model TSP covers all required and recommended topics from HUD Handbook 4350.3, REV-1, CHG-4, as well as a guide to help with discretionary decisions.

The NMA model TSP also includes all the requirements of the Rental Assistance Demonstration (RAD) program found in Notice PIH 2012-32, REV-3. If your housing authority is converting to PBRA under RAD, we strongly recommend that you consider purchasing our model tenant selection plan for two reasons. First, it's the only model TSP available that includes these required RAD policies. Second, as with our other policies, the model TSP offers a revision service option.

What does that mean? At least once a year, and more frequently if HUD releases major regulatory changes, the NMA team of subject matter experts updates our model policies so that you always have the most current and correct policies for your affordable housing program. We send you the revisions with with user-friendly instructions to help you insert them in your existing TSP as needed and provide any necessary guidance to assist you in discretionary areas.

If you'd like additional assistance, we can also provide on-site consulting with our policy experts. If you're transitioning from an ACOP to a TSP under RAD, this is an excellent way to ensure that your new policies are current and compliant. Your TSP needs to be ready to go immediately after the RAD conversion is finalized. Our team of experts can get you there! For more information, visit our website.

Topics: books and revision services, FSS, PBRA, Program News and Notices, RAD

Registration now open for 2017 national conference

Posted by NMA on Feb 2, 2017 4:11:45 PM

The Housing Conference in Boston, 2017Registration for The Housing Conference is now open! All of us at Nan McKay & Associates are thrilled to be taking our fifth annual national housing conference to Boston, MA.

We have a fantastic schedule of sessions underway, including topics like how to manage your PBV and PBRA programs, streamlining your HCV program, multigenerational workplaces and succession planning, what's new in RAD, applying to be an MTW agency, CDBG-DR and resilience, best practices for wait lists, and much, much more. As in previous years, we'll also be announcing the winners of the 2017 NMA Housing Awards. Stay tuned for the agenda, which will be available very soon. 

The Housing Conference

Visit our website to register!

Topics: CDBG, MTW, NMA Housing Awards, Partnerships, PBRA, PBV, Program News and Notices, RAD, streamlining, The Housing Conference

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