Owner News A newsletter for property owners and managers participating in the Chicago Housing Authority s Housing Choice Voucher Program

Transcription

1 Owner News A newsletter for property owners and managers participating in the Chicago Housing Authority s Housing Choice Voucher Program Message From the CEO Greetings! 2018 is already proving to be another year of opportunity and growth for CHA. Our work has never been more important as we embark on new programs and initiatives designed to improve people s lives and build better neighborhoods. As a property owner, you play an important role in helping voucher holders find housing and making sure our communities are good places to live and raise a family. This issue of the newsletter has important information to keep you up to date on changes and new initiatives that are designed to strengthen the HCV Program and your participation as a property owner. One significant change of which we want you to be aware is the creation of the new Mobility Areas map, which replaces the Opportunity Areas map effective March 1, The new map extends the areas eligible for Exception Payment Standards and Landlord Incentive Payments, and is one example of CHA s strategy to expand housing choices for HCV participants and ensure they have access to all 77 communities across the city. While everyone deserves quality affordable housing, our veterans are especially deserving of a place to call home. I hope you will consider attending one of the fairs held by the Department of Veterans Affairs to learn more about the HUD VASH vouchers that are earmarked for homeless veterans. Please take the time to read about these initiatives and more inside this issue of Owner News so you are up to date on all that is happening. Your full participation is vital to the success of the HCV Program. Regards, Eugene Jones, Jr. CEO, Chicago Housing Authority In This Issue: Q Message from the CEO A Property Owner s Guide to Re-Examinations and Interims Understanding Reasonable Accommodations Rent Determination FAQ and GoSection8.com Announcing New CHA Mobility Areas Exception Payment Standards HCV Program Reminders and Updates Use Your Owner Portal Note from the Inspector General HUD/VASH Program Inspections Reminders and Updates IL Property Management Regulations Upcoming HCV Owner Workshops and Briefings 1

2 Owner News Q A HCV Program Property Owner s Guide to Re-Examinations and Interims A Re-Examination is when CHA reviews the HCV participant s income, certain expenses, and family composition to verify continued program eligibility and ensure that the family is receiving the correct amount of subsidy. Most HCV participants have a Re-Examination scheduled every two years, but in some cases, participants may be on a three year schedule. Re-Examination appointments are held approximately 120 days out from the Re- Examination effective date so that CHA can verify submitted documents and run necessary income and background checks. An Interim, or Interim Re-Examination, is a Re- Examination that occurs at any time other than the normally scheduled Re-Examination. If a HCV participant has a change in income, certain expenses, or family composition, he/ she should request an Interim to ensure that the correct subsidy is being provided (and prevent unnecessary financial burden on the family). Interims take days to process, however, they are always effective on the 1st of the month following the completed request submission. Understanding Reasonable Accommodations Did you know? Section 504 of the Rehabilitation Act of 1973 states that the Chicago Housing Authority and its designees have a legal obligation to provide reasonable accommodation to Housing Choice Voucher (HCV) applicants and participants (or any member of the applicant or participant family) with a disability, as defined below. Section 504 defines disability as: Having a physical, mental or emotional impairment that substantially limits one or more of a person s major life activities; Ex: Walking, Grasping Objects, Verbalizing Thoughts, Breathing, etc. Having a record of such an impairment; Ex: Someone who has a history of a mental or physical impairment that may have affected them in the past; Being regarded as having such an impairment. Ex: A person who is treated as having a disability even though they do not have a disability. A reasonable accommodation is a change in rules, policies, practices, or services so that a person with a disability will have an equal opportunity to use and enjoy a dwelling unit or common space. If the Re-Examination or Interim impacts a HCV participant s income or subsidy amount, the property owner and participant will receive an Amendment to the HAP Contract Notice. This notice will list the new HAP and tenant rent portion as well as the effective date for the change. The Contract Rent amount will not change due to a Re-Examination or an Interim if the tenant portion increases, the HAP will decrease, and vice versa. Remember: a property owner cannot ask a HCV participant to pay more the their assigned tenant portion, which is dictated by the HAP Contract or the latest Amendment to the HAP Contract Notice. When in doubt, contact CHA to confirm the portion assignment. Want to learn more? A full explanation of Re- Examinations and Interims is included in the HCV Participant Guidebook, which is available for download on the Owner Portal under RESOURCES. Questions? Contact the CHA Customer Call Center at or ownerinfo@thecha.org. Examples of reasonable accommodations for HCV Program applicants and participants with a disability include, but are not limited to: Voucher Extensions Live-in Aides Extra Bedrooms Change to the Payment Standard Many reasonable accommodations require an Interim to be processed, as it impacts the amount of subsidy a participant receives. To request a reasonable accommodation, participants should visit a CHA servicing office to complete a Reasonable Accommodation Request form. The form is also available for download on the CHA website, Note: While CHA does not need to know the nature or severity of the HCV participant s disability, staff must verify the HCV participant s disability with a knowledgeable professional to establish a clear connection between the disability and the requested accommodation. Questions? Contact the CHA Fair Housing Support Line at or fairhousing@thecha.org. 2

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4 Owner News Q Announcing New CHA Mobility Areas The HCV Program is excited to announce a new Mobility Areas map, which replaces the Opportunity Areas map effective March 1, 2018! In an effort to continue expanding housing opportunities for Program participants, CHA has implemented Exception Payment Standards and Landlord Incentive Payments in areas of low poverty and low crime. This new map extends the areas eligible for these benefits, making previously unavailable neighborhoods accessible to voucher holders. Mobility Areas are defined as Chicago community areas where less than 20% of resident families have income below the poverty level and there is a below median reported violent crime count (normalized by the area s total population), or areas with improving poverty and violent crime rates along with job opportunity clusters. PETERSON AVE 6000 N 190 BRYN M AWR AVE 5600 N Norridge LAWRENCE AVE 4800 N Schiller ASHLAND AVE 1600 W UPTOWN IRVING NORTH CENTER DUNNING ADDISON ST 3600 N LAKE VIEW AVONDALE BELMONT AVE 3200 N DIVERSEY AV E 2800 N River Grove CUMBERLAND AVE 8400 W Franklin DAMEN AVE 2000 W KEDZIE AVE 3200 W ERN AVE 2400 W CALIFORNIA AVE 2800 W CENTRAL AVE 3600 W PULASKI RD 4000 W CICERO AVE 4800 W ALBANY PORTAGE IRVING RD 4000 N Bensenville LINCOLN SQUARE Harwood Heights MONTROSE AVE 4400 N MONTCLARE BELMONT CRAGIN Elmwood FULLERTON AV E 2400 N LOGAN SQUARE LINCOLN HERMOSA ARMITA GE 2000 N Northlake NORTH AVE 1600 N HARLEM AVE 7200 W Melrose River DIVISION ST 1200 N Berkeley Oak NEAR 290 NORTH LAWNDALE 16TH ST 1600 S NEAR CERMA K RD 2200 S LOWER LAWNDALE ARMOUR SQUARE 31ST ST 3100 S MCKINLEY 35TH ST 3500 S Brookfield La Grange GARFIELD RIDGE 55TH ST 5500 S 59TH ST 5900 S WOODLAWN AUSTIN AVE 6000 W CENTRAL AVE 5600 W NARRAGANSETT AVE 6400 W OAK AVE 6800 W 79TH ST 7900 S Bridgeview AUBURN GRESHAM ASHBURN Burbank 294 Oak Lawn Evergreen 95TH ST 9500 S 99TH ST 9900 S Hills 107TH ST S PULLMAN Crestwood Riverdale Data collected in Fall of 2017 Orland Oak Oak 94 RIVERDALE Posen Midlothian Dolton Harvey Markham HEGEWISCH 138TH ST S Dixmoor Orland 4 Robbins WOODLAWN AVE 1200 E Blue Island STATE ST 1E / 1 W 127TH S Homer Glen In addition, CHA is authoritzed to increase the payment standard up to 250% FMR for participants with a disability who require a reasonable accommodation to move into a unit with special features or location (e.g. buildings with a ramp or wheelchair accessible bathroom, or located near a certain doctor). Voucher Size 150% FMR 2018* 250% FMR 2018* $1,430 $1,649 $1,919 $2,439 $2,916 $3,354 $3,791 $4,229 $4,665 $2,383 $2,748 $3,198 $4,065 $4,860 $5,590 $6,318 $7,048 $7,775 Calumet DR M L KING JR DR 400 E with 20% or less poverty Community Areas Orland reported violent crimes and less than median (.67 per 100 community area residents), or areas with improving poverty and violent Orland crime rates along with significant job opportunity clusters (over 200 jobs per census block) TH S CALIFORNIA AVE 2800 W KEDZIE AVE 3200 W PULASKI RD 4000 W CENTRAL AVE 3600 W Mobility Areas Definition: Merrionette RACINE AVE 1200 W Alsip Heights DEERING MORGAN CICERO AVE 4800 W EAST MOUNT GREENWOOD 111TH ST S 115TH ST S Area Major Highways PULLMAN ROSELAND Worth CTA Rail Lines & Stations CHICAGO CALUMET HEIGHTS BEVERLY HALSTED ST 800 W 2017 Mobility Areas WASHINGTON HEIGHTS 103RD ST S Chicago Ridge BURN 91ST ST 9100 S DAMEN AVE 2000 W Hickory Hills CHATHAM Hometown COTTAGE GROVE AVE 800 E 87TH ST 8700 S City of Chicago Community Areas AVALON 83RD ST 8300 S Willow Springs SHORE GREATER GRAND CROSSING 75TH ST 7500 S Justice CHA Mobility Areas by City of Chicago Community Areas LAWN 71ST ST 7100 S ERN AVE 2400 W Willow Springs MARQUETTE RD 6700 S KOSTNER AVE 4400 W Burr Ridge HARLEM AVE 7200 W Bedford ENGLEWOOD CHICAGO LAWN Hodgkins Countryside HYDE WASHINGTON ENGLEWOOD CLEARING 63RD ST 6300 S Indian Head GAGE ELSDON CHICAGO MIDWAY AIRPORT Summit GRAND BOULEVARD KENWOOD NEW CITY 51ST ST 5100 W McCook Willowbrook ARCHER HEIGHTS 47TH ST 4700 S View Lyons OAKLAND FULLER BRIGHTON 43RD ST 4300 S Lyons Western Springs Hinsdale BRIDGEPORT 55 PERSHING RD 3900 S Stickney Phoenix South Holland South Holland Calumet City Burnham AVENUE O 3430 E Riverside La Grange DOUGLAS STATE LINE RD 4100 E Berwyn 26TH ST 2600 S JEFFERY AVE 2000 E Cicero TORRENCE AVE 2630 E North Riverside Oak Brook CHA implemented Exception Payment Standards that increases the amount of subsidy up to 150% FMR for participants who are moving in to Mobility Areas. ROOSEVELT RD 1200 S Broadview Westchester STONY ISLAND AVE 1600 E Hillside LOOP EAST GARFIELD GARFIELD MADISON ST 1N/1S HARRISON ST 600 S 88 NEAR NORTH AUSTIN KINZIE ST 400 N Bellwood Maywood TOWN HUMBOLDT CHICAGO AVE 800 N STEWART AVE 400 W Stone Elmhurst HUD regulations require housing authorities to set payments standards between 90% and 110% of the applicable area s Fair Market Rent (FMR). However, because of Chicago s unique rental market, additional subsidy is needed to provide greater mobility to some parts of the city and for required accessibility features. The chart below lists the maximum subsidy with the corresponding voucher size; however, even with an Exception Payment Standard, CHA does not automatically approve this rent level for a given unit. The subsidy amount depends on a number of factors, including the rents of other comparable unsubsidized rental units in the area and the income of the family. EDGEWATER JEFFERSON The CHA strives to balance the need to offer affordable housing choices with its fiscal responsibility in order to further its goal of helping low income individuals and families find housing that meets their needs. ROGERS RIDGE NORTH 90 FOSTER 5200 N OHARE Evanston FOREST GLEN NORWOOD Rosemont CHICAGO O'HARE INTERNATIONAL AIRPORT AUSTIN AVE 6000 W DEVON AVE 6400 N Lincolnwood KOSTNER AVE 4400 W EAST RIVER RD 8800 W Elk Grove Village EDISON PRATT AVE 6800 N Skokie CENTRAL AVE 5300 W TOUHY AVE 7200 N Ridge Rosemont OAK AVE 6800 W MANNHEIM RD W Elk Grove Village Niles LARAMIE AVE 5200 W Morton Grove HOWARD ST 7600 N Des Plaines NAGLE AVE 6400 W ORIOLE AVE 7600 W HARLEM AVE 7200 W For more information and to view an interactive map, please visit Exception Payment Standards *Payment Standards are updated annually and the numbers above vary from year to year.

5 Q Owner News HCV Program Reminders and Updates Property Owner Certification Form Effective September 1, 2017, all RTA Packet and Change of Ownership/Management submissions must include the Property Owner Certification Form to be processed. Failure to submit this form will result in delays. Note: Participants who received their RTA Packet before September 1, 2017 will not have the form included in their packet. A copy of the form can be downloaded from the Owner Portal under RESOURCES or picked up from the CHA Owner Services office at 60 E. Van Buren Street. Familial Relationship Certification Form It is a violation of CHA policy for a participant to receive housing assistance through the HCV Program while residing in a unit owned or managed by a spouse, domestic partner, parent, child, grandparent, grandchild, sister or brother, unless the CHA has determined (and has notified the owner/property manager and the family of such determination) that approving the rental of the unit, notwithstanding such a relationship, would provide a reasonable accommodation for a family member who is a person with disabilities. If CHA identifies information indicating a possible familial relationship between the property owner, property manager and any household member listed on the tenant s voucher, CHA will issue a Familial Relationship Certification Form to the property owner, which must be signed by all applicable parties for assistance to continue Payment Standards Effective November 1, 2017, the 2018 Payment Standards and Utility Allowances are now in use. As a reminder, CHA s monthly rent subsidy depends on a number of factors, including payment standards, the rents of other comparable unsubsidized rental units in the area, and the income of the family. Payment Standards represent the maximum amount of subsidy that CHA can provide a family. Lease Term Limits Effective December 4, 2017, CHA has implemented a policy regarding acceptable lease terms for HCV participants. Property owners may enter into a lease with a participant for a term that is longer than one year, but not to exceed two years, only if the property owner uses the same lease terms for voucher holders and market rate tenants. If CHA has a current lease on file for a HCV participant that exceeds this limit, the property owner will be issued a notice requiring that a revised, compliant lease be executed. As with all leases, the property owner may not change any of the terms of a lease including the Contract Rent amount and utility responsibilities at any time during the length of the lease term. Questions? Contact the CHA Customer Call Center at or ownerinfo@thecha.org. Paper Correspondence Has Ended! Use Your OWNER PORTAL! Effective January 1, 2017, CHA has discontinued ALL paper/usps correspondence and begun communicating with HCV property owners exclusively via . Your CHA Owner Portal account gives you access to the documents and information you need to manage your HCV properties. You can view inspection information, request a rent increase, track your moves, download CHA forms, and upload documents through the Portal. Access to the CHA Owner Portal is free and easy to set up with your Vendor ID. Simply visit to get started. If you do not yet have a Vendor ID, you can view your inspection results at Have a Valid on File with CHA Monitor Your Inbox Check SPAM/Junk Folders Add Us to Your Contacts 5

6 Owner News Q Note from the Inspector General The Office of the Inspector General (OIG) is an independent body within the Chicago Housing Authority whose purpose is to investigate and audit matters concerning fraud, theft, waste, abuse and misconduct within or affecting CHA. The OIG ensures that violations, as they relate to CHA residents, employees, contractors, subcontractors or any entity receiving funds from the CHA, are investigated and prosecuted. As a property owner, if you have any information regarding fraud in your dealings with tenants, CHA employees or CHA contractors, you are encouraged to report this information to the OIG. Immediate reporting, while facts are still fresh in your mind, is preferable. Complaints can be kept confidential. If you have any information relating to fraud or unethical activity within or affecting the Chicago Housing Authority, contact the OIG at or fraud@thecha.org. 6

7 Q Owner News Inspections Reminders and Updates Chicago Heat Ordinance in Effect until June 1 From September 15 through June 1, the unit heating system is capable of maintaining a minimum interior temperature of 68 degrees Fahrenheit in all interior rooms used for living. If the heating system can maintain between 55 degrees and 68 degrees, it is considered a standard fail item. However, if the heating system is not capable of mantaining a minimum of 55 degrees, it is considered an emergency fail. Weather-Related Extensions Now Available Due to harsh weather between November 1 and March 15, CHA may grant a weatherrelated extension to owners with certain exterior violations such as painting or masonry work on a case-by-case basis. To qualify, the item must have failed after November 1, the exterior repair must not endanger the health or safety of the tenant, and the unit must not have any other HQS violations. If CHA grants an extension, abatement will not occur as long as all other repairs are completed. To request an Inspection extension, please visit the Owner Portal and submit the form under INSPECTIONS TRANSACTIONS. HUD Issues New Lead-Based Paint Regulations For units built before 1978 that are occupied or will be occupied by children under the age of six who have been identified as having an Elevated Blood Lead Level (EBLL), HUD requires the completion of specific steps by the property owner to ensure compliance with all of the lead safe housing rules. The HUD field office and the HUD Office of Lead Hazard Control and Healthy Homes must be notified of any EBLL case in a HCV Program unit within five business days. A property owner who receives information that an EBLL case may have occurred should immediately report the information to the CHA via at HCVPinspections@thecha.org. If the property owner is notified of an EBLL from any source other than the public health department, the property owner must also notify the public health department of the name and address of the child within five business days. Questions? Contact the Inspections Department: or HCVPinspections@thecha.org IL Property Management Regulations Are you seeking a property manager or property management company to assist you in finding new tenants, collecting rent, or generally managing your income property and business? While sole property owners and W-2 employees of property owners are exempt from state licensure regulations, real estate brokers, leasing agents, appraisers, community association managers and home inspectors must be licensed by the Illinois Department of Financial and Professional Regulation to conduct business. While licensing requirements vary by designation, each has specific education, sponsorship, supervised experience, and/or industry-specific examination that must be completed prior to application. The Division of Real Estate then verifies that all requirements have been met and screen applicants criminal history. These professional licenses also require continuing education and regular renewal to ensure compliance with the ever-evolving real estate regulations. Unprofessional conduct by such licensed professionals can result in a range of disciplinary action, including fines, suspension or revocation of a license, based on the severity of the violation(s). To verify a license, please visit the License Lookup database at ilesonline.idfpr.illinois.gov/ DPR/Lookup/LicenseLookup.aspx. Questions? Contact the IL Department of Financial and Professional Regulation at or find them online at December 12, 2017 Workshop: Property Management Regulatory Requirements. Pictured from left: Karen Humphrey, HCV Director, CHA; Kreg Allison, Director of the Divison of Real Estate, IL Department of Financial and Professional Regulation; and Jessica Sivels, Director of Property Management Training, Community Investment Corporation. 7

8 Owner News Q Property Owner Briefings New to the HCV Program? Want to hear the latest updates on the Program? Join us for a two-hour orientation and learn the ins and outs of how CHA partners with property owners and managers to provide safe, decent and affordable housing to Chicago s families. Thursday, April 12, May 3 and June 7 Charles A. Hayes Family Investment Center 2 p.m. to 4 p.m S. Wabash Avenue, Chicago, IL Thursday, March 22, April 26, May 24 and June 21 CHA Central Office 6 p.m. to 8 p.m. 60 E. Van Buren Street, Chicago, IL Sesiones informativas para propietarios en español Es nuevo al Programa HCV? Quiere escuchar las últimas novedades del programa? Acompáñenos a una orientación de dos horas y aprenda los detalles de cómo CHA se asocia con los propietarios para proveer viviendas seguras, decentes y económicas para las familias de Chicago. Jueves, 28 de junio Oficina central de CHA 2 p.m. a 4 p.m. 60 E. Van Buren Street, Chicago, IL Housing Quality Standards (HQS) Inspections Workshops How do the CHA inspectors review a unit for the HCV Program? They follow the HUD inspection form! Join the inspections team as they methodically walk through a typical HQS inspection, highlight common fail items, and discuss HUD policy updates. **Suspended property owners are required to attend this workshop to regain good standing with the HCV Program. Tuesday, March 13 Charles A. Hayes Family Investment Center 6 p.m. to 8 p.m S. Wabash Avenue, Chicago, IL Tuesday, April 17 Charles A. Hayes Family Investment Center 2 p.m. to 4 p.m S. Wabash Avenue, Chicago, IL Tuesday, May 15 CHA Central Office 2 p.m. to 4 p.m. 60 E. Van Buren Street, Chicago, IL Tuesday, June 12 Charles A. Hayes Family Investment Center 6 p.m. to 8 p.m S. Wabash Avenue, Chicago, IL HCV Property Owner Workshops Cook County Property Tax Assessments & Appeals Looking to understand and even lower your property tax bill? Join us as tax appeal experts explain how property taxes are calculated and how to navigate the appeals process in Cook County. Thursday, March 15 Mt. Greenwood Library 5 p.m. to 7 p.m S. Kedzie Avenue, Chicago, IL The Chicago Residential Landlord and Tenant Ordinance Do you know your rights and responsibilities under the Chicago RLTO? This session will cover the key items to remember when managing your property and tenants so you can stay out of court. Tuesday, March 27 Sulzer Regional Library 6 p.m. to 8 p.m N. Lincoln Avenue, Chicago, IL Learn more and register for these events online at CHA-HCVevents.eventbrite.com. 8