HACSB MTW Briefing Packet. Building Communities, Changing Lives

Transcription

1 HACSB MTW Briefing Packet Building Communities, Changing Lives

2 HOUSING AUTHORITY OF THE COUNTY OF SAN BERNARDINO INTRODUCTION TO THE HOUSING CHOICE VOUCHER PROGRAM Welcome, Whether you are new to the Housing Choice Voucher (HCV) program, or are currently receiving rental assistance from the Housing Authority of the County of San Bernardino, this booklet contains valuable information you will need to successfully participate in the program. Please read it carefully. As a condition of eligibility, you will be asked to sign a certification and acknowledgment of receipt that you received this information, that you are aware of your responsibilities as a participant, and you accept those responsibilities. Feel free to ask if you have any questions about the program or your obligations as a participant. We look forward to working with you. Sincerely, THE HOUSING AUTHORITY OF THE COUNTY OF SAN BERNARDINO Notice Federal, State and local laws and regulations bind the Housing Authority of the County of San Bernardino. In the event of a conflict between the information in this document and applicable Federal, State, or local laws or regulations in effect, those laws will prevail. HACSB HCV Moving to Work Briefing Packet Page 2 Updated November, 2011

3 BRIEFING PACKET CONTENTS Chapter 1 Requesting a Reasonable Accommodation 4 Chapter 2 Moving To Work Demonstration Program 4 Chapter 3 Program Move 5 Chapter 4 The Housing Choice Voucher Program An Overview 6 Chapter 5 Your Responsibilities as a Program Participant 7 Chapter 6 Owner Responsibilities 8 Chapter 7 Using Your Voucher 9 Chapter 8 How to Rent a Unit 9 Chapter 9 Where You May Not Lease a Unit 12 Chapter 10 Portability 12 Chapter 11 The Advantages of Relocation 13 Chapter 12 Calculating Your Assistance 13 Chapter 13 Hardship Requests for an Exception to the Minimum Rent 14 Chapter 14 Fair Housing and Equal Opportunity 14 Chapter 15 What to do if You are a Victim of Discrimination 15 Chapter 16 Violence Against Women Act of 2005 (VAWA) 15 Chapter 17 Losing Your Assistance 16 Chapter 18 Informal Hearings 16 HACSB HCV Moving to Work Briefing Packet Page 3 Updated November, 2011

4 CHAPTER 1 REQUESTING A REASONABLE ACCOMMODATION Occasionally a person with disabilities may need reasonable accommodations in order to take full advantage of the Housing Authority s housing programs and related services. When such accommodations are granted, they do not confer special treatment or advantage for the person with a disability; rather, they make the program fully accessible in a way that would otherwise not be possible due to their disability. To be eligible to request a reasonable accommodation, you must first certify (if apparent) or verify (if not apparent) that you are a person with a disability according to the following Americans with Disabilities Act (ADA) definition: 1. A physical or mental impairment that substantially limits one or more of the major life activities of an individual; 2. A record of such impairment; or 3. Being regarded as having such impairment. Once your disability is confirmed, the Housing Authority will require that a professional third party, competent to make the assessment, provide written verification that you need a specific accommodation due to your disability and that the accommodation is necessary for you to have equal access to the program. The Housing Authority will either grant your request, deny your request, and/or provide an alternate accommodation that will still meet your needs. If you wish to request a reasonable accommodation at this time, please advise the staff person conducting your interview. CHAPTER 2 MOVING TO WORK DEMONSTRATION PROGRAM In March 2008, the Housing Authority of the County of San Bernardino (HACSB) became one of only 1% of housing authorities nationwide to be designated as a Moving to Work (MTW) demonstration site by the U.S. Department of Housing and Urban Development (HUD). We are proud to have been selected by HUD as a demonstration site as we move our services and programs to one of empowerment for the families that we serve by providing them with the necessary stepping stones in order for them to achieve an enriched quality of life. MTW is a demonstration that allows housing authorities the flexibility to waive certain regulations in order to design and test ways to: 1) promote self-sufficiency among assisted families; 2) achieve programmatic efficiency and reduce costs; and 3) increase housing choice for low-income households. As a result other Housing Authorities will have the opportunity to learn from HACSB s lessons learned and best practices in implementing new policies outside the scope of usual HUD policies and regulations. Under the MTW designation, HACSB policies and procedures may differ significantly from other Public Housing Authorities. Should you be unsure of an HACSB policy, please reference the HCV Administrative Plan or contact your Occupancy Technician for clarification. During the Housing Authority s participation in MTW, HCV participants will see the following changes: Simplification of the income verification process $125 minimum rent Assets no longer included in the rent calculation Biennial recertifications for elderly/disabled families with no other adult members Elimination of the Earned Income Disallowance Controlled program moves HACSB HCV Moving to Work Briefing Packet Page 4 Updated November, 2011

5 Local Inspection Standards Local Payment Standards Local Policies for Portability The Housing Authority is transitioning to implement the various activities described above, in addition to other initiatives, to achieve the statutory objectives of the program. Some activities are well underway, and others are still pending HUD approval. HACSB also anticipates adding future activities, such as a work requirement, in the upcoming years. A complete list and details of the various activities can be found in our MTW Annual Plan which is posted on our website, CHAPTER 3 PROGRAM MOVES Using the MTW flexibility, HACSB has implemented a controlled moves policy. Effective February 1, 2010, HACSB will require any HCV family that desires to move to complete a Request to Move form which must be submitted to the family s Occupancy Technician along with the Notice to Vacate provided to their landlord. The Housing Authority will then schedule each family for a briefing to provide key information on the HCV program. Each family will be required to sign a new Voucher. After the family leases up at a new unit they will be required to stay at that unit at least 2 years. After the family signs the MTW Voucher, this policy will limit voluntary program moves for HCV participants to once every 2 years, only at the time of annual recertification and upon verification from their current landlord that they are a tenant in good standing. There are certain exceptions: a unit is in foreclosure, a participant has a job or attends school more than 10 miles from their current unit. HACSB categorizes these types of moves in the following ways: Elective Moves: An elective move is a move in which the family chooses to relocate to another housing unit and transfer their housing assistance to that unit. HACSB will only approve elective moves if the participant meets the following conditions: Has lived in the current unit for a minimum of 2 consecutive years; Is in compliance with all HACSB policies; and Has notified the property owner of their intent to vacate the unit in accordance with the terms and conditions of the lease agreement and the property owner confirms that the participant has complied with all other terms and conditions of the lease agreement throughout the tenancy. NOTE: If you are a current HCV participant preparing to vacate your unit, you must submit verification to the Housing Authority that you have given proper notice of your intent to move to all interested parties BEFORE a voucher will be issued to you. The Housing Authority requires at least a 60- day notice to your landlord of your intent to vacate. Permissible Moves: A permissible move is a move that HACSB may approve regardless of recertification date or number of years in a unit. HACSB will only approve permissible moves if the following applies: The family was approved to relocate in accordance with HACSB s procedures for the Violence Against Women Act (VAWA). The family has requested and documented the need for reasonable accommodations for a family member. HACSB HCV Moving to Work Briefing Packet Page 5 Updated November, 2011

6 Mandatory Moves: A mandatory move is a move in which the family must, in order to continue to receive housing assistance, locate another suitable housing unit that meets all program requirements. HACSB will only approve mandatory moves if: The unit failed inspection due to no fault of the participant; The Housing Assistance Payments (HAP) Contract has been terminated due to a breach of the Contract requirements by the owner; A transfer of ownership has occurred and the new owner is not approved for participation in the HCV program; Upon notification of any pending foreclosure action and the foreclosing entity will not honor the HAP Contract; Natural disasters that make the unit uninhabitable, including failure under HACSB s Housing Quality Inspection Standards; Change in household composition due to birth/adoption or court-ordered custody that results in the housing unit being overcrowded in accordance with HACSB subsidy standards; or The family has been granted a hardship exemption due to a decrease in the payment standard. Elective moves may only occur after the initial term of the HAP Contract which has been extended to 2 years and only at regularly scheduled annual re-certifications. Permissible and mandatory moves will be processed immediately after documentation of the cause for the mandatory move has been received and approved by HACSB. Participant Notice please be advised: Under our program policy, if HACSB identifies evidence that false claims (for inspections/repairs to a unit) are being made in order to break a tenant-landlord lease this could be found to be cause for termination of your housing assistance. CHAPTER 4 THE HOUSING CHOICE VOUCHER PROGRAM - AN OVERVIEW The Housing Choice Voucher (HCV) program, formerly known as the Section 8 program, is a rent subsidy program funded by HUD and administered by the Housing Authority. The subsidy, known as the Housing Assistance Payment or HAP, is calculated and paid by the Housing Authority as a percentage of the total rent directly to the owner of the property you select. You will be responsible for the remaining percentage of rent to the owner. The key to successful participation in the HCV program is in finding a rental housing unit (single family home or apartment) that qualifies. The Housing Authority does not find housing units for applicants or moving participants. Once your initial or continued eligibility and family composition (unit size) are verified and your voucher has been issued, you will have 60 days in which to find a housing unit and an owner willing to participate in the program. Owners who wish to participate in the HCV program must provide decent, safe, and sanitary housing at a reasonable and fair rent. HUD has strict Housing Quality Standards (HQS) which every housing unit must pass before a housing assistance payment will be authorized. Once you have selected a unit, you and the owner will be responsible to complete the Request for Tenancy Approval (RFTA) after which an inspection will be conducted to ensure the unit meets those applicable unit standards. If you are a new participant and you believe the unit you currently reside in will pass inspection, and the owner is willing to participate in the program, you may want to consider staying where you are. HACSB HCV Moving to Work Briefing Packet Page 6 Updated November, 2011

7 When the unit passes inspection, the inspector will determine the amount of rent the Housing Authority can authorize for the unit. The Housing Authority uses a payment standard developed from regular local market rent surveys to determine the rent subsidy the Housing Authority will pay for any unit in San Bernardino County. This amount will vary from unit to unit and from community to community. After the unit and authorized rent have been determined to be acceptable, you will sign a lease with the owner and the owner will sign a Contract with the Housing Authority for each portion of the total rent. Housing Assistance Payments (HAP) to the owner will begin after the lease and Contract documents have been signed by all parties and are processed by the Housing Authority. NOTE: The effective date of the HAP Contract will be the 1 st or the 15 th day of the month depending on the passed inspection date. However, if you take possession of the unit PRIOR to the completion of the lease process, you will be responsible for the full amount of the rent to the owner from your move in date until the effective date of the Contract. CHAPTER 5 * YOUR RESPONSIBILITIES AS A PROGRAM PARTICIPANT * (FAMILY OBLIGATIONS) Your signature on the housing voucher obligates you to abide by the terms and conditions of the HCV, applicable federal regulations, and Housing Authority policies. All the information you provide regarding household composition, income, family assets, and items for allowances and deductions must be complete, true, and accurate. You must cooperate in supplying all information needed to determine your eligibility, level of benefits, or verify your true circumstances. You must report where you have received any previous housing assistance and whether you owe money (to a housing agency), committed fraud, knowingly misrepresented any information, or vacated the unit in violation of the lease as a result of that assistance. Failure to comply could result in termination of your housing assistance. The family must: 1. Supply any information that HACSB or HUD determines to be necessary including evidence of citizenship or eligible immigration status, and information for use in a regularly scheduled reexamination or interim reexamination of family income and composition. 2. Disclose and verify social security numbers and sign and submit consent forms for obtaining information. 3. Supply any information requested by HACSB to verify that the family is living in the unit or information related to family absence from the unit. 4. Promptly notify HACSB in writing when the family is away from the unit for an extended period of time in accordance with HACSB policies. 5. Allow HACSB to inspect the unit at reasonable times and after reasonable notice. 6. Notify HACSB and the owner in writing before moving out of the unit or terminating the lease. 7. Use the assisted unit for residence by the family. The unit must be the family s only residence. 8. Promptly notify HACSB in writing of the birth, adoption, or court-awarded custody of a child. 9. Request HACSB written approval to add any other family member as an occupant of the unit. 10. Promptly notify HACSB in writing if any family member no longer lives in the unit. 11. Give HACSB a copy of any owner eviction notice. HACSB HCV Moving to Work Briefing Packet Page 7 Updated November, 2011

8 12. Pay utility bills and provide and maintain any appliances that the owner is not required to provide under the lease. 13. Report any changes in family composition and/or income in writing within 10 days of such change. 14. Sign and adhere to the Crime Free Lease Addendum. 15. If applicable, Participant must remain in compliance with supportive service provider. The family (including each family member) must not: 1. Own or have any interest in the unit (other than in a cooperative, or the owner of a manufactured home leasing a manufactured home space). 2. Commit any serious or repeated violation of the lease. 3. Commit fraud, bribery or any other corrupt or criminal act in connection with the program. 4. Sublease or sublet the unit or assign the lease or transfer the unit. 5. Receive HCV program housing assistance while receiving another housing subsidy, for the same unit or a different unit under any other Federal, State or local housing assistance program. 6. Make any side payments in excess of the family share. 7. Damage the unit or premises (other than damage from ordinary wear and tear) or permit any guest to damage the unit or premises. 8. Receive HCV assistance while residing in a unit owned by a spouse, parent, child, grandparent, grandchild, sister, brother, aunt, uncle, or any member of the family or step-family, unless HACSB has determined (and has notified the owner and the family of the decision) that approving the rental of the unit would provide reasonable accommodation for a family member who is a person with disabilities. 9. Engage in any criminal offenses as defined in HACSB Administrative Plan and acknowledged in the Crime Free Lease Addendum. 10. Engage in abuse of alcohol in a way that threatens the health, safety or right to peaceful enjoyment of others. 11. Engage in or threaten abusive behavior toward HACSB personnel. CHAPTER 6 OWNER RESPONSIBILITIES The owner must: 1. Perform all management and rental functions for the assisted unit, including selecting a voucher holder to lease the unit, and deciding if the family is suitable for tenancy of the unit. 2. Maintain the unit in accordance with HACSB Inspection Standards, including HUD s Housing Quality Standards. 3. Comply with all Fair Housing and Equal Opportunity requirements. 4. Prepare and furnish the Housing Authority information required under the HAP Contract. 5. Collect from the family: a. Any security deposit required under the lease. b. The monthly tenant contribution (the part of the rent to owner not covered by the HAP) c. Any charges for unit damage by the family. 6. Enforce tenant obligations under the lease. 7. Pay for utilities and services as obligated (unless paid by the family under the terms of the lease). 8. Immediately inform HACSB of any foreclosure action on any assisted unit. The owner must not: 1. Request side payments in excess of the family s portion. 2. Collect HAP for units not occupied by HCV tenants. 3. Attempt to bribe Housing Authority staff to certify a substandard unit. HACSB HCV Moving to Work Briefing Packet Page 8 Updated November, 2011

9 4. Be the spouse, parent, child, grandparent, aunt, uncle, sister, or brother, including any steprelations, of a participant. 5. Have a history of: a. Violating the Fair Housing Act or other Federal equal opportunity requirements; b. Violation of obligations of a HAP Contract under HCV of the U.S. Housing Act of U.S.C. 1437f; c. Committing fraud, bribery, or any other corrupt act in connection with any Federal program; d. Engaging in drug-related or violent criminal activity; e. Non-compliance with HACSB inspection standards for units leased under tenant-based programs or renting units that fail to meet State or local housing codes; and/or f. Failure to evict HCV tenants who are in non-compliance with family obligations. CHAPTER 7 USING YOUR VOUCHER By issuing you a Housing Choice Voucher, the Housing Authority has determined you are eligible for participation in HACSB MTW HCV Program. However, HACSB is under no obligation to the family, to any owner, or to any other person, to approve a tenancy. HACSB does not have any liability to any party by the issuance of this voucher. The voucher does not give the family any right to participate in HACSB s HCV program. The initial term of the voucher is 60 days. The issue date and expiration dates are stated on the voucher. It is your responsibility to keep track of your expiration dates. The Housing Authority may grant one or more extensions of the voucher term, but the initial term plus any extensions may not exceed 120 calendar days from the initial date of issuance. To obtain an extension, you must make a request, in writing, prior to the expiration date. A statement of the efforts you have made to find a unit must accompany the request (a form for recording your search efforts is included in this packet). HACSB will inform you of whether your extension has been approved or denied. CHAPTER 8 HOW TO RENT A UNIT HACSB does not provide assistance to applicants or participants in locating a suitable unit for rental under the HCV program. However, we do participate in an online listing service where landlords who are interested in participating in the program list available rental units. These units are not pre-approved and any unit that you select will be required to pass an inspection. Please contact the owners/landlords for further information on these units. For those tenants without access to a computer, printed lists can be picked up at our HCV offices. To access the online listing service, please visit: As you begin your search for a housing unit, we suggest that you look for a unit that: 1. Has reasonable rent. Compare the rent to other units like the one you want to rent. Unless there are special circumstances, the unit you want to rent should be comparable in rent to others like it in the neighborhood. HACSB HCV Moving to Work Briefing Packet Page 9 Updated November, 2011

10 2. Has the right number of bedrooms (Subsidy Standards). The Housing Authority does not determine who shares a bedroom/sleeping room; however, the subsidy will generally be assigned at one bedroom for each two persons in the household within the following guidelines: a. Foster children will be included in determining the unit size only if they will be in the unit for more than 12 months. b. Live-in attendants will generally be provided a separate bedroom. However, no additional bedrooms will be provided for the attendant s family. c. Space will not be provided for a family member, other than a spouse, who will be absent most of the time, such as a member who is away in the military. d. Single person families will be allocated 1 bedroom. e. The Housing Authority may grant exceptions, upon request and with proper verification, as an accommodation for person(s) with disabilities. f. The Housing Authority may grant an exception to the subsidy standards to meet a reasonable accommodation or for hard-to-house families. 3. Is clean and well maintained. When you have selected a housing unit, it is your responsibility to ensure that the unit is in good repair, clean, vacant, and ready for occupancy. Look for the following: a. Paint - No chipping or peeling paint inside or outside. b. Ceilings and Interior/Exterior Walls - No large cracks or holes, no severe bulging or large amounts of loose or falling surface. c. Electricity - At least two electrical outlets or one outlet and one permanent overhead light fixture for the living room and bedrooms. One wall outlet and one light fixture for the kitchen. At least one permanent light fixture for the bathroom. Broken or missing outlets, switches, outlet covers, or switchplate covers will not pass inspection. d. Floors - No large cracks or holes or missing floor boards or coverings that could cause someone to trip. e. Windows - At least one working window with a lock in each room. No broken windows or panes. Bathrooms need an opening window or a vent system. f. Exterior Doors - Must lock and be secure. Deadbolts must have a thumb latch. g. Stove/Oven - Must work the way they were designed to work. h. Refrigerator (if provided) - Must have a door on the freezer compartment that shuts securely. i. Sinks - Must have hot and cold running water in both the kitchen and the bathroom. j. Toilet - Must work. Must not leak, run, or be loose from the foundation. k. Tub/Shower - Must have hot and cold running water. l. Roof - Must be in good condition and not leak. m. Stairs (both inside and out) - Must have handrails if over 30 inches high or with four or more steps. n. Foundation - Must be in good condition with no large cracks or holes. o. Plumbing - Pipes must be in good condition and connected to an approved sewage disposal system. p. Water Heater - Must be in working condition with a pressure release valve and a drain line to within 6" of the floor. q. Heating Equipment - Must keep the unit warm during cold months. Oil and gas space heaters that are not vented to the outside are not acceptable. r. Fire Exits - Must have at least two (Doors and windows count). s. Mobile Homes - Must have tie downs. t. Smoke Detectors - There must be at least one smoke detector, located near the bedrooms. Multi-level units must have one smoke detector on each level. u. Trash/Pollution - The area must be free of large piles of trash, debris, or garbage and there must be no serious pollution such as exhaust fumes or sewer gas. v. Vermin - There must be no signs or infestation from rats, mice, roaches, spiders, etc. HACSB HCV Moving to Work Briefing Packet Page 10 Updated November, 2011

11 w. Lead-based Paint - Federal law requires that the landlord disclose known information on lead-based paint hazards in the unit. You will be provided a brochure to help you identify and guard your family from this hazard. HOUSING QUALITY STANDARDS GUIDELINES The following is intended as a guide only. The Housing Choice Voucher Program Guidebook, Chapter 10, (50 pages) can be viewed/downloaded from HUD s web page accessible through FirstGov.gov. GENERAL The previous occupant of the unit must be moved out and the unit ready for new move-in prior to an inspection. There must be a living room. There must be a kitchen area with; a) a sink with hot and cold running water, b) space for storage, preparation and serving, c) disposal facilities, d) a clean and working stove/oven (tenant can supply), and e) a clean and working refrigerator (tenant can supply). There must be a bathroom with a) a door for privacy, b) an indoor toilet, a bathtub and/or shower and a fixed basin (both with hot and cold running water). c) ventilation provided by a screened window or an electric exhaust fan. There must be one sleeping room for each two persons with a permanently installed closet. The living room can be used for a sleeping room to satisfy the occupancy limits, but will not be counted as a bedroom when comparing to similar units for rental amount approval. There must be at least one window (or skylight) in each sleeping room to provide outside illumination. There must be a finished floor covering (no bare concrete or wood subfloors) in safe, clean and presentable condition. The unit must be structurally sound with no severe defects. There should be no holes in the walls. The roof should be free of leaks and any gutters and downspouts should be in good condition and secure. The owner must inform the tenant if the unit was constructed prior to 1978 and of potential lead-based paint hazards and contamination as per Federal regulations. The unit must be free of infestation by roaches, rodents and other vermin or insects. Documentation of professional extermination should be available for inspection. Mobile homes must be properly placed and tied down in high wind areas. There cannot be chipped or peeling paint anywhere on the interior or exterior of the unit. SECURITY, ENTRANCES & EXITS All windows (in any room) must be lockable, in good repair and must operate as designed. Window coverings are not required. All exterior doors must be secure, lockable and have an adequate weather seal. All exterior door and window locks must be openable by hand (must not require a key to exit). Access to the unit must not be solely through another unit or other private property. PLUMBING The water system must provide safe, drinkable water free of serious levels of contamination (including rust). There must be an approved sewer or septic system free from back-ups. There must be no serious leaks in any of the plumbing systems. The hot water heater must be equipped with a properly installed Temperature and Pressure Relief system. A handout showing approved installations is available at the Housing Authority Inspections Unit. HEATING & VENTILATION There must be an source of heat capable of providing adequate heat to the entire residence. Unvented gas heaters or any type of portable heaters are not acceptable. There must be adequate ventilation by means of a screened window in each room or a working cooling system. ELECTRICAL Each room must have at least two electrical outlets with covers (or one outlet and one switched light fixture). Kitchens and bathrooms must have one wall or ceiling mount light fixture and at least one electrical outlet with cover. Exterior electrical outlets and switches must have weather resistant covers. EXTERIOR The approach(s) to the unit must be free of trip hazards and the yard should be free of large holes or other hazards (i.e. rotted, leaning fences). Foundations, stairs, rails and porches must be sound and safe. A handrail is required where there are four or more continuous steps. The site and neighborhood must not be subject to serious environmental problems (i.e. trash accumulation, hazardous buildings, sewage hazards, etc.) There must be a space to store garbage (covered tightly) until pick-up. Front yards must have appropriate landscaping. SMOKE DETECTORS All units must have at least one battery-operated or hard-wired smoke detector, in proper working condition, on each level of the unit. Smoke detectors must be testable, or they must be replaced. If the unit is occupied by a person with profound hearing loss, there must be a detector designed for hearing-impaired persons installed in that person s sleeping room and it must be wired in tandem with another detector installed in a common area of the unit. POOLS Pools filled for use; An automatic alarm must be in place on any door that opens directly from the unit into the pool area (can be battery or hardwired). Pools must be fenced from the street area. HACSB HCV Moving to Work Briefing Packet Page 11 Updated November, 2011

12 Fences should be of a type that is essentially free of hand or footholds for climbing by children under the age of five, and must have no gaps or voids greater than 4 inches (do not fail chain link, if in good repair). Gates to the pool area must be self-closing and self-latching and open away from the pool area. A) Latches on the exterior of the gate must be no lower than 60 inches above the ground. B) Latches on the interior of the gate, if lower than 60 inches, must be surrounded by a barrier at least 18 inches in all directions to prevent reaching through. Pools empty or not in use; The pool must be fenced separately and locked. The fence should be constructed as described above. An unused pool must be kept from having standing water for prolonged periods. ALL REPAIRS, PAINTING, CLEANING AND YARD CARE MUST BE COMPLETED BEFORE THE INSPECTION DATE OR THE UNIT WILL NOT PASS INSPECTION. Note: Local, state and national fire, safety and building codes are much more comprehensive and strict than HUD Housing Quality Standards and are not the standard we enforce. However, under HUD regulations, any condition found to be hazardous by our Inspectors will require correction regardless of the absence of a specific mention in the Housing Quality Standards. CHAPTER 9 WHERE YOU MAY NOT LEASE A UNIT If you are a program participant who is moving after completing your initial lease term, you may select a unit anywhere in San Bernardino County or utilize the portability feature to relocate to a community outside of San Bernardino County as long as there is a housing agency operating an HCV tenant-based program in that area (see Chapter 8). If you are an applicant from our waiting list, you MUST lease a unit in San Bernardino County for the first twenty-four (24) months. If, after that time, you choose to relocate to an area outside of San Bernardino County, you may do so as long as there is another housing agency operating a tenant-based HCV program in that area. Family Unification, HOME TBA, and Shelter Plus Care participants MAY NOT utilize the portability feature to relocate to another jurisdiction. The following types of housing cannot be assisted under the HCV tenant-based program: 1. A public or Indian housing unit; 2. A unit receiving project-based assistance under an HCV program; 3. Nursing homes, board and care homes, or facilities providing continual psychiatric, medical, or nursing services; 4. College or other school dormitories; 5. Units on the grounds of penal, reformatory, medical, mental, and similar public or private institutions; or 6. A unit occupied by its owner. This restriction does not apply to cooperatives or to assistance on behalf of a manufactured home owner leasing a manufactured home space. The Housing Authority will not approve a lease for any of the following special housing types: 1. Congregate housing 2. Group homes 3. Shared housing 4. Cooperative housing 5. Single room occupancy (SRO) housing CHAPTER 10 PORTABILITY If your family is eligible to use the portability feature to move to another jurisdiction under the terms of your voucher and HACSB s Program Moves policy, you should be aware of the following: 1. You must submit a Request to Move form to your Occupancy Technician who will review the request and inform you if you are eligible to move. HACSB HCV Moving to Work Briefing Packet Page 12 Updated November, 2011

13 2. After you have been informed that you are permitted to move, you must contact the housing agency in the area you wish to move and they must receive your transfer request before your voucher expires. 3. Your rent may be higher if you move using portability. The payment standard used by the receiving housing agency to determine your rent subsidy may be different from this agency s payment standard. 4. You must coordinate your move with the housing agency in the area where you wish to relocate. It is your responsibility to comply with their requirements. 5. All HACSB policies, including local policies under the Moving to Work Agreement, will be enforced even though you have been permitted to move to another jurisdiction unless the receiving PHA absorbs your voucher. 6. HACSB s local Program Moves (See Chapter 3) policies apply to families wishing to port. If you wish to consider moving to an area outside of San Bernardino County, please advise the Occupancy Technician managing your case file. Applicant families issued a voucher by HACSB must first lease up in the Housing Authority s jurisdiction and may only be permitted to move in accordance with the Agency s Program Moves policies outlined in the Administrative Plan. CHAPTER 11 THE ADVANTAGES OF RELOCATION It is important that you make your housing choice carefully. If you are currently living in a highpoverty neighborhood, you may wish to consider relocation to an area with a lower poverty level. The advantages of making such a move may include: 1. Increased safety in lower-crime neighborhoods. 2. Removal of your family from drug-trafficking areas. 3. Improved schools for your children. 4. Better job opportunities, public transportation, and other services. 5. Higher quality housing. The Housing Authority has brochures available for distribution to prospective landlords interested in HCV participation. Please contact any of our branch offices to obtain copies. CHAPTER 12 CALCULATING YOUR ASSISTANCE 1. Rent - Rents are negotiated between the owner and the Housing Authority and may not exceed HUD s rent reasonableness criteria. Your portion of the rent will usually be calculated at 30% of your adjusted monthly income (your family s total gross yearly income minus allowable expenses and deductions divided by 12 months). You may select a more expensive unit; however, authorization to lease will be subject to approval by a Housing Authority inspector and your portion may not exceed 40% of your adjusted monthly income at initial lease-up. In order to ensure your portion is always calculated fairly and accurately, you must report any changes in family income or composition, in writing, within 10 days. 2. Approval To Add Household Members - Families assisted under the HCV program are required to obtain approval from the Housing Authority BEFORE allowing additional persons to become members of the household. Any adult not included on HACSB Disclosure Form who has been in the unit more than 30 consecutive days without Housing Authority approval, or a total of 60 days in a 12-month period, will be considered to be HACSB HCV Moving to Work Briefing Packet Page 13 Updated November, 2011

14 living in the unit as an unauthorized household member and you could lose your assistance. 3. Minimum Rent - The minimum rent is $ Rent for Families under the Noncitizens Rule - If you are receiving assistance and have family members in your household who are not eligible for the program because of their immigration status, your housing assistance will be prorated by determining the amount of assistance payable if all family members were eligible and multiplying by the percent of the family members who are actually eligible. Example: Assume four out of five family members are eligible for assistance and the total HAP is $400. Four eligible family members five total family members = 80% of the family eligible for assistance. Total HAP of $400 x 80% of the family eligible = $320 prorated HAP. 5. Utility Allowance - The utility allowance is intended to minimize the cost of utilities not included in the rent. The allowance is based on the typical cost of utilities and services paid by energy-conservative households that live in housing of approximately the same size and in the same area. It is not based on an individual family s actual energy consumption. The Housing Authority utility allowance schedule will cover all tenant-paid utilities (except telephone), the cost of tenant-supplied refrigerators and ranges, and other tenant-paid housing services (trash collection and disposal of waste and refuse). Any utility costs above the allowance are the family s responsibility. 6. Payment Standard The Housing Authority encourages you to not rent units where the rent plus utilities (contract rent) exceeds the Payment Standard authorized for your voucher size. The current payment standard schedules are included as an insert in the briefing materials you received today. CHAPTER 13 HARDSHIP REQUESTS FOR AN EXCEPTION TO THE MINIMUM RENT Under HACSB s Moving to Work designation we have adjusted the minimum rent to $125. The Housing Authority recognizes that in some cases even a minimum rent may create a financial hardship for a family. If, during your participation in the HCV program, you believe you would be eligible for a hardship exception based on one of the eligibility criterion described below, you must make your request in writing, including a brief summary of the reason for your request as well as any documentation you wish to submit to verify your circumstances. The Housing Authority may approve a hardship exception under the following circumstances: 1. Decrease in Income The total household income has decreased due to a No Fault loss of employment that occurred within 90 days prior to the hardship request date. Supporting documentation must include notice of loss of employment; legal documentation indicating that a family member has vacated the unit or other such documentation requested by HACSB. 2. Death in the Immediate Family The total household income has decreased due to the death of an immediate family member. Supporting documentation must include verification of the actual loss of income and verification of the relationship to the deceased family member. Immediate family members include current spouse, child, parent, legal guardian, brother, sister, grandparent, grandchild, or mother-, father-, sister-, brother-, son-, or daughter-in-law, or registered domestic partner. If HACSB approves the waiver, it shall be provided on a month-to-month basis not to exceed a total period of 3 months. The waiver will be effective the first of the month following the Housing Authority s decision. A waiver will be provided only once for each incident that occurs in the household. Upon approval of the waiver, the total tenant payment shall be calculated at 30% of monthly adjusted income and shall be effective on the first of the month following the Housing HACSB HCV Moving to Work Briefing Packet Page 14 Updated January, 2011

15 Authority s decision. CHAPTER 14 FAIR HOUSING AND EQUAL OPPORTUNITY It is the policy of HACSB to comply fully with all Federal, State, and local nondiscrimination laws; the Americans With Disabilities Act; and HUD regulations governing Fair Housing and Equal Opportunity. No person shall, on the grounds of race, color, sex, religion, national, or ethnic origin, familial status, or disability be excluded from participation in, be denied the benefits of, or be otherwise subjected to discrimination under the Housing Authority of the County of San Bernardino HCV program. To further its commitment to full compliance with applicable civil rights laws, HACSB will provide Federal, State and local information to applicants and participants of the HCV program regarding discrimination and any recourse available to them if they believe they have been victims of discrimination. Such information is available as part of the application and from any of our HCV program offices. CHAPTER 15 WHAT TO DO IF YOU ARE A VICTIM OF DISCRIMINATION If you believe you are a victim of housing discrimination: 1. Immediately write down what happened to you. 2. Make sure you have the name of the manager, agent, or owner you spoke with. 3. Write down the address of the house or apartment building and any unit number. 4. If you obtained the information from a newspaper, clip out the advertisement if possible. The Inland Fair Housing and Mediation Board is a non-profit corporation founded to provide a comprehensive dispute resolution and mediation program to support fair housing laws. Their services are provided at no charge and include discrimination investigation and discussion of options, such as mediation with a landlord, or referral to a government enforcement agency or private attorney. Individual counseling is available by appointment. For further information call: The Inland Fair Housing and Mediation Board Ontario (909) San Bernardino (909) Victorville (760) Toll Free 1(800) The Housing Authority will assist any family that believes they have suffered illegal discrimination by providing them copies of HUD-903 Housing Discrimination Complaint form, assistance in completion of the form (if necessary), and by providing them with the address of the nearest HUD Office of Fair Housing and Equal Opportunity. CHAPTER 16 VIOLENCE AGAINST WOMEN ACT (VAWA) HACSB HCV Moving to Work Briefing Packet Page 15 Updated January, 2011

16 The Violence Against Women and Justice Department Reauthorization Act of 2005 protects qualified tenants and family members of tenants who are victims of domestic violence, dating violence or stalking from being evicted or terminated from housing assistance based on acts of such violence against them. A tenant who faces eviction or termination and believes they are facing these actions due to domestic violence, dating violence or stalking must complete and submit a VAWA certification form within 14 days of the written request for certification by HACSB, the owner or manager. The certification or alternate documentation must be returned to the person and address specified in the written request for the certification. If the family member has not provided the requested certification or the information that may be provided in lieu of the certification by the 14 th business day or any extension of that date provided by HACSB, manager or owner, none of the protections afforded to victims of domestic violence, dating violence or stalking under the HCV or Public Housing programs. Note that a family member may provide, in lieu of the certification form (or in addition to it) (1) A federal, state, tribal or territorial or local police or court record; or (2) documentation signed by an employee, agent or volunteer of a victim service provider, an attorney or medical professional, from whom the victim has sought assistance in addressing domestic violence, dating violence or stalking, or the effects of abuse, in which the professional attests under penalty of perjury (28 U.S. c. 1746) to the professional s belief that the incident or incidents in question are bona fide incidents of abuse, and the victim of domestic violence, dating violence or stalking has signed and attested to the documentation. CHAPTER 17 LOSING YOUR ASSISTANCE Participation in the HCV program requires a commitment which must be made by each member of your family. Your assistance may be terminated for any of the following: 1. Violation of any Obligations of the Family listed in this booklet, on your HCV or the Crime Free Addendum. 2. Failure to sign and submit consent forms. 3. Failure to establish citizenship or eligible/ineligible immigrant status. 4. Determination by the Housing Authority that you have knowingly permitted an ineligible noncitizen (other than those listed on the lease) to permanently reside in your unit. 5. Previous eviction or termination from a public housing program. 6. Participation in drug-related or violent criminal activity. 7. Commission of fraud, bribery, or any other corrupt or criminal act in connection with a public housing program. 8. Current debts (rent, damages, etc.) to this or any other Housing Authority in connection with a public housing program. 9. Breach of any payment agreement made with the Housing Authority for amounts owed to the Housing Authority or for monies paid to an owner by the Housing Authority. 10. Threatening, abusive or violent behavior toward Housing Authority personnel. 11. Registration of any household member under a State sex offender registration program. 12. Illegal use (or pattern of illegal use) of a controlled substance, or abuse (or pattern of abuse) of alcohol which the Housing Authority determines could interfere with the health, safety, or right to peaceful enjoyment of the premises by other residents. CHAPTER 18 INFORMAL HEARINGS HACSB HCV Moving to Work Briefing Packet Page 16 Updated January, 2011

17 If the Housing Authority makes a decision regarding your eligibility and/or amount of assistance you will be notified of that decision in writing. The Housing Authority will provide you with the opportunity for an informal hearing for decisions related to any of the following: 1. A determination of the family s annual or adjusted income and the computation of the HAP. 2. Appropriate utility allowance used from the schedule. 3. Family unit size determination under the Housing Authority s subsidy standards. 4. Determination to terminate assistance for any reason. 5. Determination to terminate a family s FSS contract, withhold supportive services, or propose forfeiture of the family s escrow account. The Housing Authority will not provide you an opportunity for an informal hearing for decisions related to any of the following: 1. Discretionary administrative determinations by the Housing Authority. 2. General policy issues or class grievances. 3. Establishment of the Housing Authority Utility Allowance Schedule for families in the program. 4. A Housing Authority determination not to approve hardship request to remove minimum rent requirement. 5. A Housing Authority determination not to approve an extension or suspension of a voucher term. 6. A Housing Authority determination not to approve a unit or lease. 7. A Housing Authority determination that an assisted unit is not in compliance with HACSB Inspection Standards. 8. A Housing Authority determination that the unit is not in accordance with HACSB Inspection Standards because of the family size. 9. A Housing Authority determination to exercise or not exercise any right or remedy against the owner under a HAP Contract. Informal Hearing Procedures 1. You must make your request, in writing, within 10 business days from the date of the denial letter. Your request should be directed to the Housing Authority of the County of San Bernardino to the attention of the staff person handling your file. 2. The review will be conducted by a mediator designated by the Housing Authority other than the person who made or approved the decision or a subordinate of that person. 3. You will be given an opportunity to present written or oral objections to the Housing Authority decision. 4. The Housing Authority will notify you of its decision within 30 days after the hearing and will include a brief statement of the reasons for the final decision. HACSB HCV Moving to Work Briefing Packet Page 17 Updated January, 2011

18 NOTES HACSB HCV Moving to Work Briefing Packet Page 18 Updated January, 2011

19 OFFICE OF HOUSING AND URBAN DEVELOPMENT (HUD) RECOMMENDED READING 1. Tenancy Addendum HAP Contract Part C Protect Your Family from Lead in Your Home A Good Place to Live Are You a Victim of Housing Discrimination? Applying for HUD Housing Assistance Consequences of Fraud 71 HACSB HCV Moving to Work Briefing Packet Page 19 Updated January, 2011

20 HACSB HAP Contract Part C of the HAP Contract: Tenancy Addendum 1. Housing Choice Voucher Program 2. Lease a. The owner is leasing the contract unit to the tenant for occupancy by the tenant s family with assistance for a tenancy under HACSB s Moving to Work Housing Choice Voucher (HCV) program (voucher program) of the United States Department of Housing and Urban Development (HUD). b. The owner has entered into a Housing Assistance Payments Contract (HAP contract) with HACSB under the voucher program. Under the HAP contract, HACSB will make housing assistance payments to the owner to assist the tenant in leasing the unit from the owner. a. The owner has given HACSB a copy of the lease, including any revisions agreed by the owner and the tenant. The owner certifies that the terms of the lease are in accordance with all provisions of the HAP contract and that the lease includes the tenancy addendum. b. In conforming to the requirements of the HCV program (under HACSB s Moving to Work designation), the landlord and the tenant have executed a 2-year lease. c. The tenant shall have the right to enforce the tenancy addendum against the owner. If there is any conflict between the tenancy addendum and any other provisions of the lease, the language of the tenancy addendum shall control. 3. Use of Contract Unit a. During the lease term, the family will reside in the contract unit with assistance under the voucher program. HACSB HCV Moving to Work Briefing Packet Page 20 Updated January, 2011

21 b. The composition of the household must be approved by HACSB. The family must promptly inform HACSB of the birth, adoption or court-awarded custody of a child. Other persons may not be added to the household without prior written approval of the owner and HACSB. c. The contract unit may only be used for residence by HACSB-approved household members. The unit must be the family s only residence. Members of the household may engage in legal profit making activities incidental to primary use of the unit for residence by members of the family. d. The tenant may not sublease or let the unit. e. The tenant may not assign the lease or transfer the unit. 4. Rent to Owner a. The rent to owner may not exceed the amount approved by HACSB in accordance with HUD requirements. b. Changes in the rent to owner shall be determined by the provisions of the lease. However, the owner may not raise the rent during the initial term of the lease. c. Special provisions/exceptions to two year lease: i. Once the initial full contract rent to owner has been approved, one rent increase request by the landlord may be submitted for consideration in any 12 month cycle, approval of rent increases is at the discretion of HACSB and approval or denial will be based on market rent comparables. d. During the term of the lease (including the initial term of the lease and any extension term), the rent to owner may at no time exceed: i. The reasonable rent for the unit as most recently determined or redetermined by HACSB in accordance with HUD requirements; or ii. Rent charged by the owner for comparable unassisted units in the premises. 5. Family Payment to Owner a. The family is responsible for paying the owner any portion of the rent to owner that is not covered by HACSB housing assistance payment. b. Each month, HACSB will make a housing assistance payment to the owner on behalf of the family in accordance with the HAP Contract. The amount of the monthly housing assistance payment will be determined by HACSB in accordance with HUD requirements for a tenancy under the Section 8 voucher program. c. The monthly housing assistance payment shall be credited against the monthly rent to owner for the contract rent. d. The tenant is not responsible for paying the portion of rent to owner covered by HACSB housing assistance payment under the HAP contract between the owner and HACSB. A HACSB failure to pay the housing assistance payment to the owner is not a violation of the lease. The owner may not terminate the tenancy for nonpayment of HACSB housing assistance payment. e. The owner may not charge or accept, from the family or from any other source, any payment for rent of the unit in addition to the rent to owner. Rent to owner includes all housing services, maintenance, utilities and appliances to be provided and paid by the owner in accordance with the lease. f. The owner must immediately return any excess rent payment to the tenant. 6. Other Fees and Charges a. Rent to owner does not include cost of any meals or supportive services or furniture which may be provided by the owner. b. The owner may not require the tenant or family members to pay charges for any meals or supportive services or furniture which may be provided by the owner. Nonpayment of any such charges is not grounds for termination of tenancy. c. The owner may not charge the tenant extra amounts for items customarily included in rent to owner in the locality, or provided at no additional cost to unsubsidized tenants in the premises. 7. Maintenance, Utilities, and Other Services HACSB HCV Moving to Work Briefing Packet Page 21 Updated January, 2011

22 a. Maintenance i. The owner must maintain the unit and premises in accordance with the HQS. ii. Maintenance and replacement (including redecoration) must be in accordance with the standard practice for the building concerned as established by the owner. b. Utilities and appliances i. The owner must provide all utilities needed to comply with the HQS. ii. The owner is not responsible for a breach of the HQS caused by the tenant s failure to: 1. Pay for any utilities that are to be paid by the tenant. 2. Provide and maintain any appliances that are to be provided by the tenant. iii. Family damage. The owner is not responsible for a breach of the HQS because of damages beyond normal wear and tear caused by any member of the household or by a guest. iv. Housing services. The owner must provide all housing services as agreed to in the lease. 8. Termination of Tenancy by Owner a. Requirements. The owner may only terminate the tenancy in accordance with the lease and HUD requirements. b. Grounds. During the term of the lease (the initial term of the lease or any extension term), the owner may only terminate the tenancy because of: i. Serious or repeated violation of the lease; ii. Violation of Federal, State, or local law that imposes obligations on the tenant in connection with the occupancy or use of the unit and the premises; iii. Criminal activity or alcohol abuse (as provided in paragraph c); or iv. Other good cause (as provided in paragraph d). c. Criminal activity or alcohol abuse. i. The owner may terminate the tenancy during the term of the lease if any member of the household, a guest or another person under a resident s control commits any of the following types of criminal activity: 1. Any criminal activity that threatens the health or safety of, or the right to peaceful enjoyment of the premises. 2. Any criminal activity that threatens the health or safety of, or the right to peaceful enjoyments of their residences by, persons residing in the immediate vicinity of the premises; 3. Any violent criminal activity; or 4. Any drug-related criminal activity; ii. The owner may terminate the tenancy during the term of the lease if any member of the household is: 1. Fleeing to avoid prosecution, or custody or confinement after conviction, for a crime, or attempt to commit a crime, that is a felony under the laws of the place from which the individual flees, or that, in the case of the State of New Jersey, is a high misdemeanor; or 2. Violating a condition of probation or parole under Federal or State law. 3. The owner may terminate the tenancy for criminal activity by a household member in accordance with this section if the owner determines that the household member has committed the criminal activity, regardless of whether the household member has been arrested or convicted for such activity. 4. The owner may terminate the tenancy during the term of the lease if any member of the household has engaged in abuse of alcohol that threatens the health, safety or right to peaceful enjoyment of the premises by other residents. d. Other good cause for termination of tenancy i. During the initial lease term, other good cause for termination of tenancy must be something the family did or failed to do. HACSB HCV Moving to Work Briefing Packet Page 22 Updated January, 2011

23 ii. During the initial lease term or during any extension term, other good cause may includes: 1. Disturbance of neighbors; 2. Destruction of property; or 3. Living or housekeeping habits that cause damage to the unit or premises. iii. After the initial lease term, such good cause includes: 1. The tenant s failure to accept the owner s offer of a new lease revision; 2. The owner s desire to use the unit for personal or family use or for a purpose other than use as a residential rent unit; or 3. A business or economic reason for termination of the tenancy (such as sale of the property, renovation of the unit, the owner s desire to rent the unit for a higher rent). iv. The examples of other good cause in this paragraph do not preempt any State or local laws to the contrary. v. In the case of an owner who is an immediate successor in interest pursuant to foreclosure during the term of the lease, requiring the tenant to vacate the property prior to sale shall not constitute other good cause, except that the owner may terminate the tenancy effective on the date of transfer of the unit to the owner if the owner: (a) will occupy the unit as a primary residence; and (b) has provided the tenant a notice to vacate at least 90 days before the effective date of such notice. This provision shall not affect any State or local law that provides for longer time periods or addition [sic] protections for tenants. This provision will sunset on December 31, 2012, unless extended by law e. Protection for Victims of Abuse. i. An incident or incidents of actual or threatened domestic violence, dating violence, or stalking will not be construed as serious or repeated violations of the lease or other good cause for termination of the assistance, tenancy, or occupancy rights of such a victim. ii. Criminal activity directly relating to abuse, engaged in by a member of a tenant s household or any guest or other person under the tenant s control, shall not be cause for termination of assistance, tenancy, or occupancy rights if the tenant or an immediate member of the tenant s family is the victim or threatened victim of domestic violence, dating violence, or stalking. iii. Notwithstanding any restrictions on admission, occupancy, or terminations of occupancy or assistance, or any Federal, State or local law to the contrary, HACSB, owner or manager may bifurcate a lease, or otherwise remove a household member from a lease, without regard to whether a household member is a signatory to the lease, in order to evict, remove, terminate occupancy rights, or terminate assistance to any individual who is a tenant or lawful occupant and who engages in criminal acts of physical violence against family members or others. This action may be taken without evicting, removing, terminating assistance to, or otherwise penalizing the victim of the violence who is also a tenant or lawful occupant. Such eviction, removal, termination of occupancy rights, or termination of assistance shall be effected in accordance with the procedures prescribed by Federal, State, and local law for the termination of leases or assistance under the housing choice voucher program. iv. Nothing in this section may be construed to limit the authority of HACSB, owner, or manager, when notified, to honor court orders addressing rights of access or control of the property, including civil protection orders issued to protect the victim and issued to address the distribution or possession of property among the household members in cases where a family breaks up. v. Nothing in this section limits any otherwise available authority of an owner or manager to evict or HACSB to terminate assistance to a tenant for any violation of a lease not premised on the act or acts of violence in question against the tenant or a member of the tenant s household, provided that the owner, manager, or HACSB does not subject an individual who is or has been a victim of domestic violence, dating violence, or HACSB HCV Moving to Work Briefing Packet Page 23 Updated January, 2011

24 stalking to a more demanding standard than other tenants in determining whether to evict or terminate. vi. Nothing in this section may be construed to limit the authority of an owner or manager to evict, or the public housing agency to terminate assistance, to any tenant if the owner, manager, or HACSB can demonstrate an actual and imminent threat t other tenants or those employed at or providing service to the property if the tenant is not evicted or terminated from assistance. vii. Nothing in this section shall be construed to supersede any provision of any Federal, State, or local law that provides greater protection than this section for victims of domestic violence, dating violence, or stalking. f. Eviction by court action. The owner may only evict the tenant by a court action. g. Owner notice of grounds i. At or before the beginning of a court action to evict the tenant, the owner must give the tenant a notice that specifies that grounds for termination of tenancy. The notice may be included in or combined with any owner eviction notice. ii. The owner must give HACSB a copy of any owner eviction notice at the same time the owner notifies the tenant. iii. Eviction notice means a notice to vacate, or a complaint or other initial pleading used to begin an eviction action under State or local law 9. Lease: Relation to HAP Contract. If the HAP contract terminates for any reason, the lease terminates automatically. 10. HACSB Termination of Assistance. HACSB may terminate program assistance for the family for any grounds authorized in accordance with HUD requirements and the Agency s Moving-to-Work Agreement. If HACSB terminates program assistance for the family, the lease terminates automatically. 11. Family Move Out. The tenant must notify HACSB and the owner before the family moves out of the unit. 12. Security Deposit a. The owner may collect a security deposit from the tenant. b. When the family moves out of the contract unit, the owner, subject to State and local law, may use the security deposit, including any interest on the deposit, as reimbursement for any unpaid rent payable by the tenant, any damages to the unit or any other amounts that the tenant owes under the lease. c. The owner must give the tenant a list of all items charged against the security deposit, and the amount of each item. After deducting the amount, if any, used to reimburse the owner, the owner must promptly refund the full amount of the unused balance to the tenant. d. If the security deposit is not sufficient to cover amounts the tenant owes under the lease, the owner may collect the balance from the tenant. 13. Prohibition of Discrimination. In accordance with applicable equal opportunity statutes, Executive Orders, and regulations, the owner must not discriminate against any person because of race, color, religion, sex, national origin, age, familial status or disability in connection with the lease. 14. Conflict with Other Provisions of Lease a. The terms of the tenancy addendum are prescribed by HUD in accordance with Federal law and regulation, as a condition for Federal assistance to the tenant and tenant s family under the HCV program. b. In case of any conflict between the provisions of the tenancy addendum as required by HUD, and any other provisions of the lease or any other agreement between the owner and the tenant, the requirements of the HUD-required tenancy addendum shall control. HACSB HCV Moving to Work Briefing Packet Page 24 Updated January, 2011

25 15. Changes in Lease or Rent a. The tenant and the owner may not make any change in the tenancy addendum. However, if the tenant and the owner agree to any other changes in the lease, such changes must be in writing, and the owner must immediately give HACSB a copy of such changes. The lease, including any changes, must be in accordance with the requirements of the tenancy addendum. b. In the following cases, tenant-based assistance shall not be continued unless HACSB has approved a new tenancy in accordance with program requirements and has executed a new HAP contract with the owner: i. If there are any changes in lease requirements governing tenant or owner responsibilities for utilities or appliances; ii. If there are any changes in lease provisions governing the term of the lease; or iii. If the family moves to a new unit, even if the unit is in the same building or complex. c. HACSB approval of the tenancy, and execution of a new HAP contract, are not required for agreed changes in the lease other than as specified in paragraph b. d. The owner must notify HACSB of any changes in the amount of the rent to owner at least sixty days before any such changes go into effect, and the amount of the rent to owner following any such agreed change may not exceed the reasonable rent for the unit as most recently determined or redetermined by HACSB in accordance with HUD requirements. 16. Notices. Any notice under the lease by the tenant to the owner or by the owner to the tenant must be in writing. 17. Third Party Exclusions. HACSB does not assume any responsibility for injury to, or any liability to, any person injured as a result of the owner s action or failure to act in connection with management of the contract unit or the premises or, or as a result of any other action or failure to act by the owner. 18. Definitions Contract unit. The housing unit rented by the tenant with assistance under the program. Family. The persons who may reside in the unit with assistance under the program. HACSB. The Housing Authority of the County of San Bernardino. HAP Contract. The housing assistance payments contract between HACSB and the owner. HACSB pays housing assistance payments to the owner in accordance with the HAP contract. Household. The persons who may reside in the contract unit. The household consists of the family and any HACSBapproved live-in aide. (A live-in aide is a person who resides in the unit to provide necessary supportive services for a member of the family who is a person with disabilities.) Housing quality standards (HQS). The HUD minimum quality standards for housing assisted under the Section 8 tenant-based programs. HUD. The U.S. Department of Housing and Urban Development. HUD requirements. HUD requirements for the Section 8 program. HUD requirements are issued by HUD headquarters, as regulations, Federal Register notices or other binding program directives. Lease. The written agreement between the owner and the tenant for the lease of the contract unit to the tenant. The lease includes the tenancy addendum prescribed by HUD. Moving to Work Agreement. The Agreement between HUD and HACSB that allows for waivers from certain HUD requirements to implement local initiatives. Premises. The building or complex in which the contract unit is located, including common areas and grounds. Program. The Housing Choice Voucher program authorized under Section 8 of the 1937 and HACSB s MTW Agreement. HACSB HCV Moving to Work Briefing Packet Page 25 Updated January, 2011

26 Rent to owner. The total monthly rent payable to the owner for the contract unit. The rent to owner is the sum of the portion of rent payable by the tenant plus HACSB housing assistance payment to the owner. Section 8. Section 8 of the United States Housing Act of 1937 (42 United States Code 1437f) Tenant. The family member (or members who leases the unit from the owner. Voucher program. The Section 8 Housing Choice Voucher (HCV) program. Under this program. HUD provides funds to HACSB for rent subsidy on behalf of eligible families. The tenancy under the lease will be assisted. Protect Your Family from Lead In Your Home HACSB HCV Moving to Work Briefing Packet Page 26 Updated January, 2011

27 United States Environmental Protection Agency United States Consumer Product Safety Commission United States Department of Housing and Urban Development U.S. EPA Washington DC EP U.S. CPSC Washington DC September 2001 U.S. HUD Washington DC HACSB HCV Moving to Work Briefing Packet Page 27 Updated January, 2011

28 Are You Planning To Buy, Rent, or Renovate a Home Built Before 1978? M any houses and apartments built before 1978 have paint that contains high levels of lead (called leadbased paint). Lead from paint, chips, and dust can pose serious health hazards if not taken care of properly. Federal law requires that individuals receive certain information before renting, buying, or renovating pre-1978 housing: LANDLORDS have to disclose known information on lead-based paint and lead-based paint hazards before leases take effect. Leases must include a disclosure form about leadbased paint. SELLERS have to disclose known information on lead-based paint and lead-based paint hazards before selling a house. Sales contracts must include a disclosure form about lead-based paint. Buyers have up to 10 days to check for lead. RENOVATORS have to give you this pamphlet before starting work. IF YOU WANT MORE INFORMATION on these requirements, call the National Lead Information Center at LEAD ( ). This document is in the public domain. It may be reproduced by an individual or organization without permission. Information provided in this booklet is based upon current scientific and technical understanding of the issues presented and is reflective of the jurisdictional boundaries established by the statutes governing the co-authoring agencies. Following the advice given will not necessarily provide complete protection in all situations or against all health hazards that can be caused by lead exposure. HACSB HCV Moving to Work Briefing Packet Page 28 Updated January, 2011

29 IMPORTANT! Lead From Paint, Dust, and Soil Can Be Dangerous If Not Managed Properly FACT: Lead exposure can harm young children and babies even before they are born. FACT: Even children who seem healthy can have high levels of lead in their bodies. FACT: People can get lead in their bodies by breathing or swallowing lead dust, or by eating soil or paint chips containing lead. FACT: People have many options for reducing lead hazards. In most cases, lead-based paint that is in good condition is not a hazard. FACT: Removing lead-based paint improperly can increase the danger to your family. If you think your home might have lead hazards, read this pamphlet to learn some simple steps to protect your family. 1 HACSB HCV Moving to Work Briefing Packet Page 29 Updated January, 2011

30 Lead Gets in the Body in Many Ways Childhood lead poisoning remains a major environmental health problem in the U.S. Even children who appear healthy can have dangerous levels of lead in their bodies. People can get lead in their body if they: Breathe in lead dust (especially during renovations that disturb painted surfaces). Put their hands or other objects covered with lead dust in their mouths. Eat paint chips or soil that contains lead. Lead is even more dangerous to children than adults because: Children s brains and nervous systems are more sensitive to the damaging effects of lead. Children s growing bodies absorb more lead. Babies and young children often put their hands and other objects in their mouths. These objects can have lead dust on them. 2 HACSB HCV Moving to Work Briefing Packet Page 30 Updated January, 2011

31 Lead s Effects If not detected early, children with high levels of lead in their bodies can suffer from: Damage to the brain and nervous system Behavior and learning Problems (such as hyperactivity) Slowed growth Hearing problems Headaches Slowed Growth Brain or Nerve Damage Hearing Problems Lead is also harmful to adults. Adults can suffer from: Difficulties during pregnancy Other reproductive problems (in both men and women) High blood pressure Digestive problems Nerve disorders Memory and concentration problems Muscle and joint pain Digestive Problems Reproductive Problems (Adults) Lead affects the body in many ways. 3 HACSB HCV Moving to Work Briefing Packet Page 31 Updated January, 2011

32 Where Lead-Based Paint Is Found In general, the older your home, the more likely it has leadbased paint. Many homes built before 1978 have leadbased paint. The federal government banned lead-based paint from housing in Some states stopped its use even earlier. Lead can be found: In homes in the city, country, or suburbs. In apartments, single-family homes, and both private and public housing. Inside and outside of the house. In soil around a home. (Soil can pick up lead from exterior paint or other sources such as past use of leaded gas in cars.) Checking Your Family for Lead Get your children and home tested if you think your home has high levels of lead. R To reduce your child's exposure to lead, get your child checked, have your home tested (especially if your home has paint in poor condition and was built before 1978), and fix any hazards you may have. Children's blood lead levels tend to increase rapidly from 6 to 12 months of age, and tend to peak at 18 to 24 months of age. Consult your doctor for advice on testing your children. A simple blood test can detect high levels of lead. Blood tests are usually recommended for: Children at ages 1and 2. Children or other family members who have been exposed to high levels of lead. Children who should be tested under your state or local health screening plan. Your doctor can explain what the test results mean and if more testing will be needed. 4 HACSB HCV Moving to Work Briefing Packet Page 32 Updated January, 2011

33 Identifying Lead Hazards Lead-based paint is usually not a hazard if it is in good condition, and it is not on an impact or friction surface, like a window. It is defined by the federal government as paint with lead levels greater than or equal to 1.0 milligram per square centimeter, or more than 0.5% by weight. Deteriorating lead-based paint (peeling, chipping, chalking, cracking or damaged) is a hazard and needs immediate attention. It may also be a hazard when found on surfaces that children can chew or that get a lot of wear-andtear, such as: Windows and window sills. Doors and door frames. Stairs, railings, banisters, and porches. Lead from paint chips, which you can see, and lead dust, which you can t always see, can both be serious hazards. Lead dust can form when lead-based paint is dry scraped, dry sanded, or heated. Dust also forms when painted surfaces bump or rub together. Lead chips and dust can get on surfaces and objects that people touch. Settled lead dust can re-enter the air when people vacuum, sweep, or walk through it. The following two federal standards have been set for lead hazards in dust: 40 micrograms per square foot (µg/ft 2 ) and higher for floors, including carpeted floors. 250 µg/ft 2 and higher for interior window sills. Lead in soil can be a hazard when children play in bare soil or when people bring soil into the house on their shoes. The following two federal standards have been set for lead hazards in residential soil: 400 parts per million (ppm) and higher in play areas of bare soil. 1,200 ppm (average) and higher in bare soil in the remainder of the yard. The only way to find out if paint, dust and soil lead hazards exist is to test for them. The next page describes the most common methods used. 5 HACSB HCV Moving to Work Briefing Packet Page 33 Updated January, 2011

34 Checking Your Home for Lead Just knowing that a home has leadbased paint may not tell you if there is a hazard. You can get your home checked for lead in one of two ways, or both: A paint inspection tells you the lead content of every different type of painted surface in your home. It won t tell you whether the paint is a hazard or how you should deal with it. A risk assessment tells you if there are any sources of serious lead exposure (such as peeling paint and lead dust). It also tells you what actions to take to address these hazards. Hire a trained, certified professional who will use a range of reliable methods when checking your home, such as: Visual inspection of paint condition and location. A portable x-ray fluorescence (XRF) machine. Lab tests of paint, dust, and soil samples. There are standards in place to ensure the work is done safely, reliably, and effectively. Contact your local lead poisoning prevention program for more information, or call LEAD for a list of contacts in your area. Home test kits for lead are available, but may not always be accurate. Consumers should not rely on these tests before doing renovations or to assure safety. 6 HACSB HCV Moving to Work Briefing Packet Page 34 Updated January, 2011

35 What You Can Do Now To Protect Your Family If you suspect that your house has lead hazards, you can take some immediate steps to reduce your family s risk: If you rent, notify your landlord of peeling or chipping paint. Clean up paint chips immediately. Clean floors, window frames, window sills, and other surfaces weekly. Use a mop or sponge with warm water and a general allpurpose cleaner or a cleaner made specifically for lead. REMEMBER: NEVER MIX AMMONIA AND BLEACH PRODUCTS TOGETHER SINCE THEY CAN FORM A DANGEROUS GAS. Thoroughly rinse sponges and mop heads after cleaning dirty or dusty areas. Wash children s hands often, especially before they eat and before nap time and bed time. Keep play areas clean. Wash bottles, pacifiers, toys, and stuffed animals regularly. Keep children from chewing window sills or other painted surfaces. Clean or remove shoes before entering your home to avoid tracking in lead from soil. Make sure children eat nutritious, low-fat meals high in iron and calcium, such as spinach and dairy products. Children with good diets absorb less lead. 7 HACSB HCV Moving to Work Briefing Packet Page 35 Updated January, 2011

36 Reducing Lead Hazards In The Home Removing lead improperly can increase the hazard to your family by spreading even more lead dust around the house. Always use a professional who is trained to remove lead hazards safely. In addition to day-to-day cleaning and good nutrition: You can temporarily reduce lead hazards by taking actions such as repairing dam- aged painted surfaces and planting grass to cover soil with high lead levels. These actions (called interim controls ) are not permanent solutions and will need ongoing attention. To permanently remove lead hazards, you should hire a certified lead abatement contractor. Abatement (or permanent hazard elimination) methods include removing, sealing, or enclosing leadbased paint with special materials. Just painting over the hazard with regular paint is not permanent removal. Always hire a person with special training for correcting lead problems someone who knows how to do this work safely and has the proper equipment to clean up thoroughly. Certified contractors will employ qualified workers and follow strict safety rules as set by their state or by the federal government. Once the work is completed, dust cleanup activities must be repeated until testing indicates that lead dust levels are below the following: 40 micrograms per square foot (µg/ft 2 ) for floors, including carpeted floors; 250 µg/ft 2 for interior windows sills; and 400 µg/ft 2 for window troughs. Call your local agency (see page 11) for help with locating certified contractors in your area and to see if financial assistance is available. 8 HACSB HCV Moving to Work Briefing Packet Page 36 Updated January, 2011

37 Remodeling or Renovating a Home With Lead-Based Paint Take precautions before your contractor or you begin remodeling or renovating anything that disturbs painted surfaces (such as scraping off paint or tearing out walls): Have the area tested for lead-based paint. Do not use a belt-sander, propane torch, heat gun, dry scraper, or dry sandpaper to remove lead-based paint. These actions create large amounts of lead dust and fumes. Lead dust can remain in your home long after the work is done. Temporarily move your family (especially children and pregnant women) out of the apartment or house until the work is done and the area is properly cleaned. If you can t move your family, at least completely seal off the work area. Follow other safety measures to reduce lead hazards. You can find out about other safety measures by calling LEAD. Ask for the brochure Reducing Lead Hazards When Remodeling Your Home. This brochure explains what to do before, during, and after renovations. If you have already completed renovations or remodeling that could have released lead-based paint or dust, get your young children tested and follow the steps outlined on page 7 of this brochure. If not conducted properly, certain types of renovations can release lead from paint and dust into the air. 9 HACSB HCV Moving to Work Briefing Packet Page 37 Updated January, 2011

38 Other Sources of Lead While paint, dust, and soil are the most common lead hazards, other lead sources also exist. Drinking water. Your home might have plumbing with lead or lead solder. Call your local health department or water supplier to find out about testing your water. You cannot see, smell, or taste lead, and boiling your water will not get rid of lead. If you think your plumbing might have lead in it: Use only cold water for drinking and cooking. Run water for 15 to 30 seconds before drinking it, especially if you have not used your water for a few hours. The job. If you work with lead, you could bring it home on your hands or clothes. Shower and change clothes before coming home. Launder your work clothes separately from the rest of your family s clothes. Old painted toys and furniture. Food and liquids stored in lead crystal or lead-glazed pottery or porcelain. Lead smelters or other industries that release lead into the air. Hobbies that use lead, such as making pottery or stained glass, or refinishing furniture. Folk remedies that contain lead, such as greta and azarcon used to treat an upset stomach. 10 HACSB HCV Moving to Work Briefing Packet Page 38 Updated January, 2011

39 For More Information The National Lead Information Center Call LEAD ( ) to learn how to protect children from lead poisoning and for other information on lead hazards. To access lead information via the web, visit and For the hearing impaired, call the Federal Information Relay Service at and ask for the National Lead Information Center at LEAD. EPA s Safe Drinking Water Hotline Call for information about lead in drinking water. Consumer Product Safety Commission (CPSC) Hotline To request information on lead in consumer products, or to report an unsafe consumer product or a product-related injury call , or visit CPSC's website at: Health and Environmental Agencies Some cities, states, and tribes have their own rules for lead-based paint activities. Check with your local agency to see which laws apply to you. Most agencies can also provide information on finding a lead abatement firm in your area, and on possible sources of financial aid for reducing lead hazards. Receive up-to-date address and phone information for your local contacts on the Internet at or contact the National Lead Information Center at LEAD. 11 HACSB HCV Moving to Work Briefing Packet Page 39 Updated January, 2011

40 EPA Regional Offices Your Regional EPA Office can provide further information regarding regulations and lead protection programs. EPA Regional Offices Region 1 (Connecticut, Massachusetts, Maine, New Hampshire, Rhode Island, Vermont) Regional Lead Contact U.S. EPA Region 1 Suite 1100 (CPT) One Congress Street Boston, MA (888) Region 2 (New Jersey, New York, Puerto Rico, Virgin Islands) Regional Lead Contact U.S. EPA Region Woodbridge Avenue Building 209, Mail Stop 225 Edison, NJ (732) Region 3 (Delaware, Maryland, Pennsylvania, Virginia, Washington DC, West Virginia) Regional Lead Contact U.S. EPA Region 3 (3WC33) 1650 Arch Street Philadelphia, PA (215) Region 4 (Alabama, Florida, Georgia, Kentucky, Mississippi, North Carolina, South Carolina, Tennessee) Regional Lead Contact U.S. EPA Region 4 61 Forsyth Street, SW Atlanta, GA (404) Region 5 (Illinois, Indiana, Michigan, Minnesota, Ohio, Wisconsin) Regional Lead Contact U.S. EPA Region 5 (DT-8J) 77 West Jackson Boulevard Chicago, IL (312) Region 6 (Arkansas, Louisiana, New Mexico, Oklahoma, Texas) Regional Lead Contact U.S. EPA Region Ross Avenue, 12th Floor Dallas, TX (214) Region 7 (Iowa, Kansas, Missouri, Nebraska) Regional Lead Contact U.S. EPA Region 7 (ARTD-RALI) 901 N. 5th Street Kansas City, KS (913) Region 8 (Colorado, Montana, North Dakota, South Dakota, Utah, Wyoming) Regional Lead Contact U.S. EPA Region th Street, Suite 500 Denver, CO (303) Region 9 (Arizona, California, Hawaii, Nevada) Regional Lead Contact U.S. Region 9 75 Hawthorne Street San Francisco, CA (415) Region 10 (Alaska, Idaho, Oregon, Washington) Regional Lead Contact U.S. EPA Region 10 Toxics Section WCM Sixth Avenue Seattle, WA (206) HACSB HCV Moving to Work Briefing Packet Page 40 Updated January, 2011

41 CPSC Regional Offices Your Regional CPSC Office can provide further information regarding regulations and consumer product safety. Eastern Regional Center Consumer Product Safety Commission 201 Varick Street, Room 903 New York, NY (212) Western Regional Center Consumer Product Safety Commission 1301 Clay Street, Suite 610-N Oakland, CA (510) Central Regional Center Consumer Product Safety Commission 230 South Dearborn Street, Room 2944 Chicago, IL (312) HUD Lead Office Please contact HUD's Office of Healthy Homes and Lead Hazard Control for information on lead regulations, outreach efforts, and lead hazard control and research grant programs. U.S. Department of Housing and Urban Development Office of Healthy Homes and Lead Hazard Control 451 Seventh Street, SW, P-3206 Washington, DC (202) HACSB HCV Moving to Work Briefing Packet Page 41 Updated January, 2011

42 Simple Steps To Protect Your Family From Lead Hazards If you think your home has high levels of lead: Get your young children tested for lead, even if they seem healthy. Wash children s hands, bottles, pacifiers, and toys often. Make sure children eat healthy, low-fat foods. Get your home checked for lead hazards. Regularly clean floors, window sills, and other surfaces. Wipe soil off shoes before entering house. Talk to your landlord about fixing surfaces with peeling or chipping paint. Take precautions to avoid exposure to lead dust when remodeling or renovating (call LEAD for guidelines). Don t use a belt-sander, propane torch, heat gun, dry scraper, or dry sandpaper on painted surfaces that may contain lead. Don t try to remove lead-based paint yourself. Recycled/Recyclable Printed with vegetable oil based inks on recycled paper (minimum 50% postconsumer) process chlorine free. HACSB HCV Moving to Work Briefing Packet Page 42 Updated January, 2011

43 U.S. Department of Housing and Urban Development Office of Public and Indian Housing A Good Place to Live! HACSB HCV Moving to Work Briefing Packet Page 43 Updated January, 2011

44 Introduction Having a good place to live is important. Through your Public Housing Agency (or PHA) the Section 8 Certificate Program and the Housing Voucher Program help you to rent a good place. You are free to choose any house or apartment you like, as long as it meets certain requirements for quality. Under the Section 8 Certificate Program, the housing cannot cost more than the Fair Market Rent. However, under the Housing Voucher Program, a family may choose to rent an expensive house or apartment and pay the extra amount. Your PHA will give you other information about both programs and the way your part of the rent is determined. Housing Quality Standards Housing quality standards help to insure that your home will be safe, healthy, and comfortable. In the Section 8 Certificate Program and the Housing Voucher Program there are two kinds of housing quality standards. Things that a home must have in order approved by the PHA, and additional things that you should think about for the special needs of your own family. These are items that you can decide. The Section 8 Certificate Program and Housing Voucher Program The Section 8 Certificate Program and Housing Voucher Program allow you to choose a house or apartment that you like. It may be where you are living now or somewhere else. The must have standards are very basic items that every apartment must have. But a home that has all of the must have standards may still not have everything you need or would like. With the help of Section 8 Certificate Program or Housing Voucher Program, you should be able to afford a good home, so you should think about what you would like your home to have. You may want a big kitchen or a lot of windows or a first floor apartment. Worn wallpaper or paint may bother you. Think of these things as you are looking for a home. Please take the time to read A Good Place to Live. If you would like to stay in your present home, use this booklet to see if your home meets the housing quality standards. If you want to move, use it each time you go to look for a new house or apartment, and good luck in finding your good place to live. Read each section carefully. After you find a place to live, you can start the Request for Lease Approval process. You may find a place you like that has some problems with it. Check with your PHA about what to do, since it may be possible to correct the problems. The Requirements Every house or apartment must have at least a living room, kitchen, and bathroom. A one-room efficiency apartment with a kitchen area is all right. However, there must be a separate bathroom for the private use of your family. Generally there must be one living/sleeping room for every two family members. HACSB HCV Moving to Work Briefing Packet Page 44 Updated January, 2011

45 1. Living Room The Living Room must have: Ceiling A ceiling that is in good condition. Not acceptable are large cracks or holes that allow drafts, severe bulging, large amounts of loose or falling surface material such as plaster. Walls Walls that are in good condition. Not acceptable are large cracks or holes that allow drafts, severe bulging or leaning, large amounts of loose or falling surface material such as plaster. Electricity At least two electric outlets, or one outlet and one permanent overhead light fixture. Do not count table or floor lamps, ceiling lamps plugged into a socket, and extension cords: they are not permanent. Not acceptable are broken or frayed wiring, light fixtures hanging from wires with no other firm support (such as a chain), missing cover plates on switches or outlets, badly cracked outlets. Floor A floor that is in good condition. Not acceptable are large cracks or holes, missing or warped floorboards or covering that could cause someone to trip. Window At least one window. Every window must be in good condition. Not acceptable are windows with badly cracked, broken or missing panes, and windows that do not shut or, when shut, do not keep out the weather. Lock A lock that works on all windows and doors that can be reached from the outside, a common public hallway, a fire escape, porch or other outside place that cannot be reached from the ground. A window that cannot be opened is acceptable. HACSB HCV Moving to Work Briefing Packet Page 45 Updated January, 2011

46 Paint No peeling or chipping paint if you have children under the age of seven and the house or apartment was built before You should also think about: The types of locks on windows and doors -- Are they safe and secure? -- Have windows that you might like to open been nailed shut? The condition of the windows. -- Are there small cracks in the panes? The amount of weatherization around doors and windows. -- Are there storm windows? -- Is there weather stripping? If you pay your own utilities, this may be important. The location of electric outlets and light fixtures. The condition of the paint and wallpaper -- Are they worn, faded, or dirty? The condition of the floor. -- Is it scratched and worn? HACSB HCV Moving to Work Briefing Packet Page 46 Updated January, 2011

47 HACSB HCV Moving to Work Briefing Packet Page 47 Updated January, 2011

48 2. Kitchen The Kitchen must have: Ceiling A ceiling that is in good condition. Not acceptable are large cracks or holes that allow drafts, severe bulging, large amounts of loose or falling surface material such as plaster. Storage Some space to store food. Electricity At least one electric outlet and one permanent light fixture. Do not count table or floor lamps, ceiling lamps plugged into a socket, and extension cards; they are not permanent. Not acceptable are broken or frayed wiring, light fixtures hanging from wires with no other firm support (such as a chain), missing cover plates on switches or outlets, badly cracked outlets. Stove and Oven A stove (or range) and oven that works (This can be supplied by the tenant) Floor A floor that is in good condition. Not acceptable are large cracks or holes, missing or warped floorboards or covering that could cause someone to trip. Preparation Area Some space to prepare food. Paint No peeling or chipping paint if you have children under the age of seven and the house or apartment was built before Window If there is a window, it must be in good condition. Lock A lock that works on all windows and doors that can be reached from the outside, a common public hallway, a fire escape, porch or other outside place that can be reached from the ground. A window that cannot be opened is acceptable. HACSB HCV Moving to Work Briefing Packet Page 48 Updated January, 2011

49 Walls Walls that are in good condition. Not acceptable are large cracks or holes that allow drafts, severe bulging or leaning, large amounts of loose or falling surface material such as plaster. Serving Area Some space to serve food. A separate dining room or dining area in the living room is all right. Refrigerator A refrigerator that keeps temperatures low enough so that food does not spoil. (This can be supplied by the tenant.) Sink A sink with hot and cold running water. A bathroom sink will not satisfy this requirement. You should also think about: The size of the kitchen. The amount, location, and condition of space to store, prepare, and serve food. Is it adequate for the size of your family? The size, condition, and location of the refrigerator. Is it adequate for the size of your family? The size, condition, and location of your sink. Other appliances you would like provided. Extra outlets. HACSB HCV Moving to Work Briefing Packet Page 49 Updated January, 2011

50 HACSB HCV Moving to Work Briefing Packet Page 50 Updated January, 2011

51 3. Bathroom The Bathroom must have: Ceiling A ceiling that is in good condition. Not acceptable are large cracks or holes that allow drafts, severe bulging, large amounts of loose or falling surface material such as plaster. Window A window that opens or a working exhaust fan. Lock A lock that works on all windows and doors that can be reached from the outside, a common public hallway, a fire escape, porch or other outside place that can be reached from the ground. Toilet A flush toilet that works. Tub or Shower A tub or shower with hot and cold running water. Floor A floor that is in good condition. Not acceptable are large cracks or holes, missing or warped floorboards or covering that could cause someone to trip. Paint No chipping or peeling paint if you have children under the age of seven and the house or apartment was built before Walls Walls that are in good condition. Not acceptable are large cracks or holes that allow drafts, severe bulging or leaning, large amounts of loose or falling surface such as plaster. Electricity At least one permanent overhead or wall light fixture. Not acceptable are broken or frayed wiring, light fixtures hanging from wires with no other firm support (such as a chain), missing cover plates on switches or outlets, badly cracked outlets. HACSB HCV Moving to Work Briefing Packet Page 51 Updated January, 2011

52 Sink A sink with hot and cold running water. A kitchen sink will not satisfy this requirement. You should also think about: The size of the bathroom and the amount of privacy. The appearances of the toilet, sink, and shower or tub. The appearance of the grout and seal along the floor and where the tub meets the wall. The appearance of the floor and walls. The size of the hot water heater. A cabinet with a mirror. HACSB HCV Moving to Work Briefing Packet Page 52 Updated January, 2011

53 HACSB HCV Moving to Work Briefing Packet Page 53 Updated January, 2011

54 4. Other Rooms Other rooms that are lived in include: bedrooms, dens, halls, and finished basements or enclosed, heated porches. The requirements for other rooms that are lived in are similar to the requirements for the living room as explained below. Other Rooms Used for Living must have: Ceiling A ceiling that is in good condition. Not acceptable are large cracks or holes that allow drafts, severe bulging, large amounts of loose or falling surface material such as plaster, Walls Walls that are in good condition. Not acceptable are large cracks or holes that allow drafts, severe bulging or leaning, large amounts of loose or falling surface material such as plaster. Paint No chipping or peeling paint if you have children under the age of seven and the house or apartment was built before Electricity in Bedrooms Same requirement as for living room. In All Other Rooms Used for Living: There is no specific standard for electricity, but there must be either natural illumination (a window) or an electric light fixture or outlet. Floor A floor that is in good condition. Not acceptable are large cracks or holes, missing or warped floorboards or covering that could cause someone to trip. Lock A lock that works on all windows and doors that can be reached from the outside, a common public hallway, a fire escape, porch or other outside place that can be reached from the ground. HACSB HCV Moving to Work Briefing Packet Page 54 Updated January, 2011

55 Window At least one window, which must be openable if it was designed to be opened, in every rooms used for sleeping. Every window must be in good condition. Not acceptable are windows with badly cracked, broken or missing panes, and windows that do not shut or, when shut, do not keep out the weather. Other rooms that are not lived in may be: a utility room for washer and dryer, basement or porch. These must be checked for security and electrical hazards and other possible dangers (such as walls or ceilings in danger of falling), since these items are important for the safety of your entire apartment. You should also look for other possible dangers such as large holes in the walls, floors, or ceilings, and unsafe stairways. Make sure to look for these things in all other rooms not lived in. You should also think about: What you would like to do with the other rooms. -- Can you use them the way you want to? The type of locks on windows and doors. -- Are they safe and secure? -- Have windows that you might like to open been nailed shut? The condition of the windows. -- Are there small cracks in the panes? The amount of weatherization windows. -- Are there storm windows? -- Is there weather-stripping? If you pay your own utilities, this may be important. The location of electric outlets and light fixtures. The condition of the paint and wallpaper -- Are they worn, faded, or dirty? The condition of the floors. -- Are they scratched and worn? HACSB HCV Moving to Work Briefing Packet Page 55 Updated January, 2011

56 HACSB HCV Moving to Work Briefing Packet Page 56 Updated January, 2011

57 5. Building Exterior, Plumbing, and Heating The Building must have: Roof A roof in good condition that does not leak, with gutters and downspouts, if present, in good condition and securely attached to the building. Evidence of leaks can usually be seen from stains on the ceiling inside the building. Outside Handrails Secure handrails on any extended length of stairs (e.g. generally four or more steps) and any porches, balconies, or decks that are 30 inches or more above the ground. Walls Exterior walls that are in good condition, with no large holes or cracks that would let a great amount of air get inside. Foundation A foundation in good condition that has no serious leaks. Water Supply A plumbing system that is served by an approvable public or private water supply system. Ask the manager or owner. Sewage A plumbing system that in connected to an approvable public or private sewage disposal system. Ask the manager or owner. Chimneys No serious leaning or defects (such as big cracks or many missing bricks) in any chimneys. Paint No cracking, peeling, or chipping paint if you have children under the age of seven and the house or apartment was built before This includes exterior walls, stairs, decks, porches, railings, windows, and doors. HACSB HCV Moving to Work Briefing Packet Page 57 Updated January, 2011

58 Cooling Some windows that open, or some working ventilation or cooling equipment that can provide air circulation during warm months. Plumbing Pipes that are in good condition, with no leaks and no serious rust that causes the water to be discolored. Water Heater A water heater located, equipped, and installed in a safe manner. Ask the manager. Heat Enough heating equipment so that the unit can be made comfortably warm during cold months. Not acceptable are space heaters (or room heaters) that burn oil or gas and are not vented to a chimney. Space heaters that are vented may be acceptable if they can provide enough heat. You should also think about: How well maintained the apartment is. The type of heating equipment. --Will it be able to supply enough heat for you in the winter, to all rooms used for living? The amount and type of weatherization and its affect on utility costs. -- Is there insulation? -- Are there storm windows? -- Is there weather-stripping around the windows and doors? Air circulation or type of cooling equipment (if any). -- Will the unit be cool enough for you in the summer? HACSB HCV Moving to Work Briefing Packet Page 58 Updated January, 2011

59 HACSB HCV Moving to Work Briefing Packet Page 59 Updated January, 2011

60 6. Health and Safety The Building and Site must have: Smoke Detectors At least one working smoke detector on each level of the unit, including the basement. If any member of your family is hearing-impaired, the smoke detector must have an alarm designed for hearing- impaired persons. Fire Exits The building must provide an alternate means of exit in care of fire (such as fire stairs or exit through windows, with the use of a ladder if windows are above the second floor). Elevators Make sure the elevators are safe and work properly. Entrance An entrance from the outside or from a public hall, so that it is not necessary to go through anyone else's private apartment to get into the unit. Neighborhood No dangerous places, spaces, or things in the neighborhood such as: Nearby buildings that are falling down Unprotected cliffs or quarries Fire hazards Evidence of flooding Garbage No large piles of trash and garbage inside or outside the unit, or in common areas such as hallways. There must be a space to store garbage (until pickup) that is covered tightly so that rats and other animals cannot get into it. Trash should be picked up regularly. Lights Lights that work in all common hallways and interior stairs. Stairs and Hallways Interior stairs with railings, and common hallways that are safe and in good condition. Minimal cracking, peeling or chipping in these areas. HACSB HCV Moving to Work Briefing Packet Page 60 Updated January, 2011

61 Pollution No serious air pollution, such as exhaust fumes or sewer gas. Rodents and Vermin No sign of rats or large numbers of mice or vermin (like roaches). For Manufactured Homes: Tie Downs Manufactured homes must be place on the site in a stable manner and be free from hazards such as sliding or wind damage. You should also think about: The type of fire exit. --Is it suitable for your family? How safe the house or apartment is for your family. The presence of screens and storm windows. Services in the neighborhood. --Are there stores nearby? --Are there schools nearby? --Are there hospitals nearby? --Is there transportation nearby? Are there job opportunities nearby? Will the cost of tenant-paid utilizes be affordable and is the unit energy-efficient? Be sure to read the lead-based paint brochure give to you by the PHA or owner, especially if the housing or apartment is older (built before 1978). HACSB HCV Moving to Work Briefing Packet Page 61 Updated January, 2011

62 HACSB HCV Moving to Work Briefing Packet Page 62 Updated January, 2011

63 Now that you have finished this booklet, you know that for a house or apartment to be a good place to live, it must meet two kinds of housing quality standards: Things it must have in order to be approved for the Section 8 Rental Certificate Program and the Rental Voucher Program. Additional things that you should think about for the special needs of your family. You know that these standards apply in six areas of a house or apartment. 1. Living Room 2. Kitchen 3. Bathroom 4. Other Rooms 5. Building Exterior, Plumbing and Heating 6. Health and Safety You know that when a house or apartment meets the housing quality standards, it will be safe, healthy, and comfortable home for your family. It will be a good place to live. After you find a good place to live, you can begin the Request for Lease Approval process. When both you and the owner have signed the Request for Lease Approval and the PHA has received it, an official inspection will take place. The PHA will inform both you and the owner of the inspection results. If the house or apartment passed, a lease can be signed. There may still be some items that you or the PHA would like improved. If so, you and your PHA may be able to bargain for the improvements when you sign the lease. If the owner is not willing to do the work, perhaps you can get him or her to pay for the materials and do if yourself. It the house or apartment fails, you and/or your PHA may try to convince the owner to make the repairs so it will pass. The likelihood of the owner making the repairs may depend on how serious or costly they are. If it fails, all repairs must be made, and the house or apartment must be re-inspected before any lease is signed. If the owner cannot or will not repair the house or apartment, even if the repairs are minor, you must look for another home. Make sure you understand why the house or apartment failed, so that you will be more successful in your next search. Responsibilities of the Public Housing Authority: Ensure that all units in the Section 8 Certificate Program and the Housing Voucher Program meet the housing quality standards. Inspect unit in response to Request for Lease Approval. Inform potential tenant and owner of results and necessary actions. Encourage tenants and owners to maintain units up to standards. Make inspection in response to tenant or owner complaint or request. Inform the tenant and owner of the results, necessary actions, and time period for compliance. Make annual inspection of the unit to ensure that it still meets the housing quality standards. Inform the tenant and owner of the results, necessary actions, and time period for compliance. HACSB HCV Moving to Work Briefing Packet Page 63 Updated January, 2011

64 Responsibilities of the tenant: Live up to the terms of your lease. Do your part to keep the unit safe and sanitary. Cooperate with the owner by informing him or her of any necessary repairs. Cooperate with the PHA for initial, annual, and complaint inspections. Responsibilities of the owner: Comply with the terms of the lease. Generally maintain the unit and keep it up to the housing quality standards outlined in this booklet. Cooperate with the tenant by responding promptly to requests for needed repairs. Cooperate with the PHA on initial, annual, and complaint inspections, including making necessary repairs. HACSB HCV Moving to Work Briefing Packet Page 64 Updated January, 2011

65 Are You a Victim of Housing Discrimination? Fair Housing is Your Right! If you have been denied your housing rights you may have experienced unlawful discrimin tion. U.S. Department of Housing and Urban Development HACSB HCV Moving to Work Briefing Packet Page 65 Updated January, 2011

66 WHERE TO MAIL YOUR FORM OR INQUIRE ABOUT YOUR CLAIM For Connecticut, Maine, Massachusetts, New Hampshire, Rhode Island, and Vermont: NEW ENGLAND OFFICE Fair Housing Hub U.S. Dept. of Housing and Urban Development Thomas P. O Neill, Jr. Federal Building 10 Causeway Street, Room 321 Boston, MA Telephone (617) or Fax (617) TTY (617) Complaints_office_01@hud.gov For New Jersey and New York: NEW YORK/NEW JERSEY OFFICE Fair Housing Hub U.S. Dept. of Housing and Urban Development 26 Federal p laza, Room 3532 New York, NY Telephone (212) or Fax (212) TTY (212) Complaints_office_02@hud.gov For Delaware, District of Columbia, Maryland, Pennsylvania, Virginia, and West Virginia: MID-ATLANTIC OFFICE Fair Housing Hub U.S. Dept. of Housing and Urban Development The Wanamaker Building 100 Penn Square East Philadelphia, PA Telephone (215) or Fax (215) TTY (215) Complaints_office_03@hud.gov For Alabama, the Caribbean, Florida, Georgia, Kentucky, Missis- sippi, North Carolina, South Carolina, and Tennessee: SOUTHEAST/CARIBBEAN OFFICE Fair Housing Hub U.S. Dept. of Housing and Urban Development Five Points Plaza 40 Marietta Street, 16th Floor Atlanta, GA Telephone (404) or Fax (404) TTY (404) Complaints_office_04@hud.gov For Illinois, Indiana, Michigan, Minnesota, Ohio, and Wisconsin: MIDWEST OFFICE Fair Housing Hub U.S. Dept. of Housing and Urban Development Ralph H. Metcalfe Federal Building 77 West Jackson Boulevard, Room 2101 Chicago, IL Telephone (312) or Fax (312) TTY (312) Complaints_office_05@hud.gov For Arkansas, Louisiana, New Mexico, Oklahoma, and Texas: SOUTHWEST OFFICE Fair Housing Hub U.S. Dept. of Housing and Urban Development 801 North Cherry, 27th Floor Fort Worth, TX Telephone (817) or Fax (817) or 5851 TTY (817) Complaints_office_06@hud.gov For Iowa, Kansas, Missouri and Nebraska: GREAT PLAINS OFFICE Fair Housing Hub U.S. Dept. of Housing and Urban Development Gateway Tower II 400 State Avenue, Room 200, 4th Floor Kansas City, KS Telephone (913) or Fax (913) TTY (913) Complaints_office_07@hud.gov For Colorado, Montana, North Dakota, South Dakota, Utah, and Wyoming: ROCKY MOUNTAINS OFFICE Fair Housing Hub U.S. Dept. of Housing and Urban Development 1670 Broadway Denver, CO Telephone (303) or Fax (303) TTY (303) Complaints_office_08@hud.gov For Arizona, California, Hawaii, and Nevada: PACIFIC/HAWAII OFFICE Fair Housing Hub U.S. Dept. of Housing and Urban Development 600 Harrison Street, Third Floor San Francisco, CA Telephone (415) or Fax (415) TTY (415) Complaints_office_09@hud.gov For Alaska, Idaho, Oregon, and Washington: NORTHWEST/ALASKA OFFICE Fair Housing Hub U.S. Dept. of Housing and Urban Development Seattle Federal Office Building 909 First Avenue, Room 205 Seattle, WA Telephone (206) or Fax (206) TTY (206) Complaints_office_10@hud.gov If after contacting the local office nearest you, you still have ques- tions you may contact HUD further at: U.S. Dept. of Housing and Urban Development Office of Fair Housing and Equal Opportunity 451 7th Street, S.W., Room 5204 Washington, DC Telephone (202) or Fax (202) TTY To file electronically, visit: HACSB HCV Moving to Work Briefing Packet Page 66 Updated January, 2011

67 PLACE POSTAGE HERE MAIL TO: Public Reporting Burden for this collection of information is estimated to average 20 minutes per response, including the time for reviewing instructions, searching existing data sources, gathering and maintaining the data needed, and completing and reviewing the collection of information. The Department of Housing and Urban Development is authorized to collect this information by Title VIII of the Civil Rights Act of 1968, as amended by the Fair Housing Amendments Act 1988, (P.L ); Title VI of the Civil Rights Act of 1964, (P.L ); Section 504 of the Rehabilitation Act of 1973, as amended, (P.L ); Section 109 of Title I- Housing and Community DevelopmentActof1974,asamended,(P.L.97-35);AmericanswithDisabilitiesActof1990,(P.L ) ;andbytheage Discrimination Act of 1975, as amended, (42 U.S.C. 6103). The information will be used to investigate and to process housing discrimination complaints. The information may be disclosed to the United States Department of Justice for it use in the filing pattern and practice suites of housing discrimination or the prosecution of the person(s) who committed that discrimination where violence is involved; and to State or local fair housing agencies that administer substantially equivalent fair housing laws for complaint processing. Failure to provide some or all of the requested information will result in delay or denial of HUD assistance. Disclosure of this information is voluntary. HACSB HCV Moving to Work Briefing Packet Page 67 Updated January, 2011

68 HACSB HCV Moving to Work Briefing Packet Page 68 Updated January, 2011

69 HOUSING DISCRIMINATION INFORMATION Departamento de Vivienda y Desarrollo Urbano Oficina de Derecho Equitativo a la Vivienda U.S. Department of Housing and Urban Development Office of Fair Housing and Equal Opportunity Instructions: (Please type or print) Read this form carefully. Try to answer all questions. If you do not know the answer or a question does not apply to you, leave the space blank. You have one year from the date of the alleged discrimination to file a complaint. Your form should be signed and dated. Your Name Your Address City State Zip Code Best time to call Your Daytime Phone No Evening Phone No Who else can we call if we cannot reach you? Contact s Name Best Time to cal Daytime Phone No Evening Phone No Contact s Name Best Time to cal Daytime Phone No Evening Phone No 1What happened to you? How were you discriminated against? For example: were you refused an opportunity to rent or buy housing? Denied a loan? Told that housing was not available when in fact it was? Treated differently from others seeking housing? State briefly what happened. HACSB HCV Moving to Work Briefing Packet Page 69 Updated January, 2011

70 Form HUD (1/02) OMB Approval No (exp. 1/31/2011) HACSB HCV Moving to Work Briefing Packet Page 70 Updated January, 2011

71 2Why do you think you are a victim of housing discrimination? apply. 3 HOUSING DISCRIMINATION INFORMATION Departamento de Vivienda y Desarrollo Urbano Oficina de Derecho Equitativo a la Vivienda U.S. Department of Housing and Urban Development Office of Fair Housing and Equal Opportunity Is it because of your: Race, color, religion, sex, national origin, familial status, (families with children under 18), disability? For example: Were you denied housing because of your race? Were you denied a mortgage loan because of your religion? Or turned down for an apartment because you have children? Briefly explain why you think your housing rights were denied and circle the factor(s) listed above that you believe Who do you believe discriminated against you? For example: was it a landlord, owner, bank, real estate agent, broker, company, or organization? Identify who you believe discriminated against you. Name Address 4Where did the alleged act of discrimination occur? For example: Was it at a rental unit? Single family home? Public or Assisted Housing? A Mobile Home? Did it occur at a bank or other lending institution? Provide the address. Address City State Zip Code 5 When did the last act of discrimination occur? En ter the date / / Is the alleged discrimination continuing or ongoing? Y No Signature Date HACSB HCV Moving to Work Briefing Packet Page 71 Updated January, 2011

72 Send this form to HUD or to the fair housing agency nearest you. If you are unable to complete this form, you may call that office directly. See address and telephone listings on back page. HACSB HCV Moving to Work Briefing Packet Page 72 Updated January, 2011

73 Detach here. Fold and close with glue or tape (no It is Unlawful to Discriminate in Housing Based on These Factors... Race Color National origin Religion Sex Familial status (families with children under the age of 18, or who are expecting a child) Handicap (if you or someone close to you has a disability) If You Believe Your Rights Have Been Violated... HUD or a State or local fair housing agency is ready to help you file a complaint. After your information is received, HUD or a State or local fair housing agency will contact you to discuss the concerns you raise. Keep this information for your records. Date you mailed your information to HUD: Address to which you sent the information / / Office Telephone Street City State Zip Code HACSB HCV Moving to Work Briefing Packet Page 73 Updated January, 2011

74 If you have not heard from HUD or a State or local fair housing agency within three weeks from the date you mailed this form, you may call to inquire about the status of your complaint. See address and telephone listings on back page. ARE YOU A VICTIM OF HOUSING DISCRIMINATION? ARE YOU A VICTIM OF HOUSING DISCRIMINATION? The American Dream of having a safe and decent place to call home reflects our shared belief that in this nation,opportunity and success are within everyone s reach. Under our Fair Housing laws, every citizen is assured the opportunity to build a better life in the home or apartment of their choice regardless of their race, color, religion, sex, national origin, family status or disability. Alphonso Jackson Secretary H Under the Fair Housing Act, it is Against the Law to: Refuse to rent to you or sell you housing Tell you housing is unavailable when in fact it is available Show you apartments or homes only in certain neighborhoods Set different terms, conditions, or privileges for sale or rental of a dwelling Provide different housing services or facilities Advertise housing to preferred groups of people only HACSB HCV Moving to Work Briefing Packet Page 74 Updated January, 2011

75 Refuse to provide you with information regarding mortgage loans, deny you a mortgage loan, or impose different terms or conditions on a mortgage loan Deny you property insurance Conduct property appraisals in a discriminatory manner Refuse to make reasonable accommodations for persons with a disability if the accommodation may be necessary to afford such person a reasonable and equal opportunity to use and enjoy a dwelling. Fail to design and construct housing in an accessible manner Harass, coerce, intimidate, or interfere with anyone exercising or assisting someone else with his/her fair housing rights HACSB HCV Moving to Work Briefing Packet Page 75 Updated January, 2011

76 Do You Realize APPLYING FOR HUD HOUSING ASSISTANCE? THINK ABOUT THIS IS FRAUD WORTH IT? If you commit fraud to obtain assisted housing from HUD, you could be: Evicted from your apartment or house. Required to repay all overpaid rental assistance you received. Fined up to $10,000. Imprisoned for up to five years. Prohibited from receiving future assistance. Subject to State and local government penalties. Do You Know You are committing fraud if you sign a form knowing that you provided false or misleading information. The information you provide on housing assistance application and recertification forms will be checked. The local housing agency, HUD, or the Office of Inspector General will check the Income and asset information you provide with other Federal, State, or local governments and with private agencies. Certifying false information is fraud. So Be Careful! When you fill out your application and yearly recertification for assisted housing from HUD make sure your answers to the questions are accurate and honest. You must include: All sources of income and changes in income you or any members of your household receive, such as wages, welfare payments, social security and veterans benefits, pensions, retirement, etc. Any money you receive on behalf of your children, such as child support, AFDC payments, social security for children, etc. Any increase in income, such as wages from a new job or an expected pay raise or bonus. All assets, such as bank accounts, savings bonds, certificates of deposit, stocks, real estate, etc., that are owned by you or any member of your household. All income from assets, such as interest from savings and checking accounts, stock dividends, etc. Any business or asset (your home) that you sold in the last two years at less than full value. The names of everyone, adults or children, relatives and non-relatives, who are living with you and make up your household. HACSB HCV Moving to Work Briefing Packet Page 76 Updated January, 2011

77 (Important Notice for Hurricane Katrina and Hurricane Rita Evacuees: HUD s reporting requirements may be temporarily waived or suspended because of your circumstances. Contact the local housing agency before you complete the housing assistance application.) Ask Questions If you don t understand something on the application or recertification forms, always ask questions. It s better to be safe than sorry. Watch Out for Housing Assistance Scams! Don t pay money to have someone fill out housing assistance application and recertification forms for you. Don t pay money to move up on a waiting list. Don t pay for anything that is not covered by your lease. Get a receipt for any money you pay. Get a written explanation if you are required to pay for anything other than rent (maintenance or utility charges). Report Fraud If you know of anyone who provided false information on a HUD housing assistance application or recertification or if anyone tells you to provide false information, report that person to the HUD Office of Inspector General Hotline. You can call the Hotline toll-free Monday through Friday, from 10:00 a.m. to 4:30 p.m., Eastern Time, at You can fax information to (202) or it to Hotline@hudoig.gov. You can write the Hotline at: HUD OIG Hotline, GFI 451 7th Street, SW Washington, DC December 2005 HACSB HCV Moving to Work Briefing Packet Page 77 Updated January, 2011

78 COPIES OF DOCUMENTS REVIEWED AND SIGNED AT YOUR BRIEFING 1. Zero Tolerance Fraud Policy Crime Free Addendum Acknowledgement of Receipt RFTA and Ownership Document Packet Record of Contacts Made to Find a Unit Questions and Answers Quiz Housing Choice Voucher Program Offices and Areas Served Census Tract Map 93 HACSB HCV Moving to Work Briefing Packet Page 78 Updated January, 2011

79 HOUSING AUTHORITY OF THE COUNTY OF SAN BERNARDINO Housing Choice Voucher Program 672 South Waterman Avenue San Bernardino, CA (909) / Fax (909) Subject: Zero Tolerance Fraud Policy To ensure housing assistance is available to as many needy families as possible, all participants in the Section 8 Housing Choice Voucher program must properly utilize government funds. Your signature on the housing choice voucher obligates you to abide by the terms and conditions of the voucher, applicable federal regulations, and Housing Authority policies. Incidences of fraud, willful misrepresentation, or intent to deceive with regard to the Housing Choice Voucher Program is a criminal act. Any incident(s) of fraud will be investigated and could result in the termination of your housing assistance and you being accused of a federal crime. Some examples of fraud include (but not limited to): 1. Unreported income. 2. Unauthorized people living in the assisted unit. 3. Sublet assisted units. 4. Applicants who are related to owners or having personal interest in the assisted unit. 5. Property owners and participants collecting and distributing Housing Assistance Payments on empty or vacated units. 6. Property owners living with the assisted family. Criminal and Administrative Actions for False Information I understand that knowingly supplying false, incomplete or inaccurate information is punishable under Federal or State criminal law. I further understand that false statements may lead to my prosecution and termination from the Housing Choice Voucher Program for violation of family obligations. The Housing Authority will take any action warranted to ensure that cases of fraud are prevented and prosecuted to the full extend of the law. I HAVE READ AND UNDERSTAND THIS NOTICE Signature of Head of Household Date Signature of Other Adult Date Signature of Other Adult Date Signature of Other Adult Date HACSB HCV Moving to Work Briefing Packet Page 79 Updated January, 2011

80 HACSB HCV Crime Free Addendum The Housing Authority of the County of San Bernardino (HACSB) requires all family members ages 18 and over to sign the Housing Choice Voucher (HCV) Crime Free Addendum to ensure compliance with all HACSB family obligations. Any person violating the terms of this Crime Free Addendum may be subject to immediate termination of housing assistance. «TenantFirstName» «TenantLastName» Each person who signs this addendum acknowledges that the Head of Household, other members of the household, guests or any other person under the participant s control will comply with program requirements including: 1. No engagement in any violent or drug related offenses. This includes any conviction, arrest or outstanding warrant for, or reasonable belief of engagement in any violent or drug-related offenses. Examples of violent or drug related offenses include, but are not limited to the following: a. Homicide, murder, voluntary manslaughter; b. Rape, sexual battery, or other aggravated sex-related crimes; c. Child molestation, child sexual exploitation; d. Drug charges; e. Kidnapping, false imprisonment; f. Terrorism; g. Arson; h. Possessing, transporting or receiving explosives or destructive devises with the intent to kill, injure, intimidate or destroy; i. Assault and battery (simple and aggravated); j. Trafficking, distribution, manufacture, sale, use or possession of illegal firearms; k. Carjacking; l. Robbery; m. Hate crimes; n. Criminal damage to property endangering life, health and safety; o. Threatening or intimidating assault including but not limited to the unlawful discharge of firearms at any location; p. Aiding and abetting in the commission of a crime involving violence; q. Drug manufacture, sale, distribution, use or possession with intent to manufacture, sell, distribute or use, including possession of drug paraphernalia; r. Other violent or drug-related offenses that may pose a threat to public health and safety, including involvement in a street gang. 2. No engagement in any other criminal offenses. This includes any conviction, arrest or outstanding warrant for, or reasonable belief of engagement in any other criminal offenses, including but not limited to the following: a. Child neglect; b. Disorderly conduct; c. Abuse or pattern of abuse of alcohol; d. Motor vehicle theft; e. Fraud to obtain assistance; f. Burglary, larceny, receiving stolen goods; g. Prostitution and solicitation of prostitution; h. Vandalism; i. Abusive behavior towards HACSB personnel, neighbors or landlords; j. Other offenses that may pose a threat to public health and safety, including involvement in a street gang. HACSB HCV Moving to Work Briefing Packet Page 80 Updated January, 2011

81 3. No engagement in any act intended to facilitate criminal or drug-related activity. 4. Cannot be on parole for a deniable criminal or drug offense. 5. The dwelling unit shall not be used for or to facilitate criminal or drug-related activity. Violation of the above provisions shall be a material and irreparable violation of the household s obligations under HACSB Housing Choice Voucher program and good cause for termination of housing assistance. A single violation of any of the provisions of this addendum shall be deemed a serious violation and a material and irreparable noncompliance. It is understood that a single violation shall be good cause for immediate termination of housing assistance unless otherwise prohibited by law. Proof of violation shall not require criminal conviction but shall be by a preponderance of the evidence. 6. In case of conflict between the provisions of this addendum and any other provisions of the Housing Choice Voucher, the provisions of the addendum shall govern. WARNING: Title 18, Section 1001 of the United States Code, states that a person is guilty of a felony for knowingly and willingly making false or fraudulent statements to any Department or Agency of the United States. Making false statements is a felony under California State Law (Penal Code Sections: 115, 118, 487 and 532) and may result in criminal charges including Perjury, Grand Theft, Filing False Documents with a Public Office and Obtaining Money Under False Pretenses. Signature of Head of Household Date Signature of Other Family Member 18 or over Date Signature of Other Family Member 18 or over Date Signature of Other Family Member 18 or over Date Signature of Other Family Member 18 or over Date Signature of Other Family Member 18 or over Date HACSB HCV Moving to Work Briefing Packet Page 81 Updated January, 2011

82 HOUSING AUTHORITY OF THE COUNTY OF SAN BERNARDINO Housing Choice Voucher Program I hereby certify that all of the information I have provided to HACSB on household composition, income, family assets, and items for allowances and deductions is accurate and complete to the best of my knowledge. I understand that HACSB will calculate my portion of the rent based on unverified information and that receipt of proper verification could result in a change in my portion, a change in the authorized bedroom category, or affect my eligibility for assistance from this program. ACKNOWLEDGMENT OF RECEIPT I acknowledge receipt of the informational brochure supplied by HACSB which establishes the terms and conditions of my acceptance of rental assistance from this agency and includes: 1. Requesting a Reasonable Accommodation 2. MTW Demonstration Program 3. Program Moves 4. The Housing Choice Voucher Program an Overview 5. Your Responsibilities as a Program Participant 6. Owner Responsibilities 7. Using Your Voucher 8. How to Rent a Unit 7. Where You May Not Rent a Unit 9. Portability 10. The Advantages of Relocation 11. What the Housing Authority Will Tell an Owner About You 12. Calculating Your Assistance 13. Hardship Requests for an Exception to the Minimum Rent 14. Fair Housing and Equal Opportunity 15. What to do if you are a Victim of Discrimination 16. Violence Against Woman Act of 2005 (VAWA) 17. Losing Your Assistance 18. Informal Hearings As well as additional information supplied by HACSB: Protect Your Family From Lead In Your Home (EPA747-K ) A Good Place To Live (HUD-593-PIH (9)) Voucher Housing Choice Voucher Program (HUD-52646) Request For Tenancy Approval and Ownership Packet Housing Discrimination Complaint (HUD-903) Record Of Contacts Made To Rent A Unit Authorization for the Release of Information/Privacy Act Notice (HUD-9886) I understand it is my responsibility to read the information supplied by HACSB and that I will be held accountable to comply with the terms and conditions of the Housing Choice Voucher Program. Signature of Head of Household Date HACSB HCV Moving to Work Briefing Packet Page 82 Updated January, 2011

83 REQUEST FOR TENANCY APPROVAL AND OWNERSHIP PACKET HOUSING AUTHORITY OF THE COUNTY OF SAN BERNARDINO Housing Choice Voucher Program 672 South Waterman Avenue San Bernardino CA (909) / Fax (909) Dear Prospective Landlord, Thank you for expressing an interest in becoming a landlord associated with the Housing Choice Voucher (HCV) Housing Assistance Payments (HAP) program. I hope the following information will assist you and your prospective tenant through the program as effortlessly as possible. When an HCV participant asks to rent your unit, it is your responsibility to screen them for suitability. You will be asked to complete a Request for Tenancy Approval (RFTA) which gives us information about you and your unit. The RFTA information is needed to schedule an inspection and prepare a Housing and Urban Development (HUD) approved Housing Assistance Payment (HAP) Contract. Because the unit is immediately released to our inspector for scheduling, this form should not be completed and returned unless all repairs are complete, cleaning is finished, the unit is ready for occupancy, and will meet HUD Housing Quality Standards (HQS). If the inspector finds 3 or more HQS violations in the unit, the inspection will be terminated and no written report will be issued. The inspector will, however, answer any questions you have about correcting the violations. It is your responsibility to reschedule the inspection through the Occupancy Technician once the violations have been corrected. The Housing Authority (HA) cannot estimate the length of time you may be expected to wait to schedule a reinspection but we will do our best to progress the leasing of the unit (estimates are 2 to 3 weeks). Once the unit passes inspection, our inspector will determine the amount of rent the HA will authorize for your unit. The Payment Standard is NOT the maximum rent you can charge: it is the maximum subsidy allowed for your market area. The Contract rent agreed by the inspector may be substantially lower than the Local Payment Standard. The amount will be based on the square footage of the unit, the unit type, quality, amenities, age, maintenance, utilities and appliances provided, and rent comparables of similar units located in the vicinity of your unit. The tenant s portion of the rent will be based on their adjusted monthly income and must not exceed 40% of their family share. The Housing Authority (HACSB) will subsidize the balance of the authorized rent. If you have any questions, please call your tenant s Occupancy Technician for assistance. Thank you for your cooperation. We look forward to working with you. NOTICE: Please be aware that if you are the parent, child, grandparent, grandchild, sister, brother or any HACSB member HCV of the Moving tenant family, to Work the Briefing family will Packet not be authorized Page to 83 move into your Updated unit under January, this program 2011 unless the HA has determined that approving rental of the unit would provide reasonable accommodation for a family member who is disabled. A Reasonable Accommodation request will have to be submitted and approved prior to the RFTA being submitted.

84 Ownership Documents and RFTA Checklist To ensure proper completion of ownership documents and RFTA, please refer to the checklist below. All items must be included. Failure to provide all necessary documents will result in delays that prevent an inspection from being requested. If the following documents are not complete and accurate, we cannot process the Housing Assistance Payment Contract and we cannot release payment on the unit. 1. Statement of Property Ownership/Authorization Grant Deed or closing escrow statement MUST be attached. No Quitclaim deeds. All Owners listed on Grant Deed MUST be included in Part I (attach an additional sheet if necessary). If applicable, Management Agreement and Letter of Authorization are required for Part II identifying all authorized to sign. Direct Deposit Enrollment must be completed in Part III and a voided check is required. (If you have an exemption, please state so.) Signatures of all Parties are required. LLC s must attach legal articles identifying all partners. Trusts must attach legal documentation listing all trustees. 2. W-9 (Request for Taxpayer Identification and Certification) Each W-9 must be completed for both owner and payee (even if they are the same). Authorized agent may complete on the owner s behalf if Management Agreement and Letter of Authorization are provided. 3. RFTA (Request for Tenancy Approval) All fields must be completed. Please do not leave any answers blank. Number 11 indicates the utilities both parties are responsible for. Indicate this with a T for tenant or an O for owner in the Paid by column. In the Provided by column, it will almost always be indicated with an O for owner with the exception to the refrigerator and range/stove. If the tenant owns the appliance, please indicate this with a T for tenant in the Provided by column. 4. Change to Lease/Contract Start Dates Please read and sign. Signatures of both Participant and Owner are required. We conduct new landlord briefings at 2:00 p.m. on the first Thursday of each month in our office located at 672 S Waterman Avenue, San Bernardino. Please call to reserve your spot. HACSB HCV Moving to Work Briefing Packet Page 84 Updated January, 2011

85 Request for Tenancy Approval Housing Choice Voucher Program U.S. Department of Housing and Urban Development Office of Public and Indian Housing MTW RFTA Replaces HUD Form Public reporting burden for this collection of information is estimated to average.08 hours pre response, including the time for reviewing instructions, searching existing data sources, gathering and maintaining the data needed, and completing and reviewing the collection of information. This agency may not conduct or sponsor, and a person is not required to respond to, a collection of information unless that collection displays a valid OMB control number. Eligible families submit this information to the Public Housing Authority (PHA) when applying for housing assistance under Section 8 of the U.S. Housing Act of 1937 (42 U.S.C. 1437f). The PHA uses the information to determine if the family is eligible, if the unit is eligible, and if the lease complies with program and statutory requirements. Responses are required to obtain a benefit from the Federal Government. The information requested does not lend itself to confidentiality. 1. Name of Public Housing Agency (PHA) 2. Address of Unit (street address, apartment number, city, State, & zip code) Housing Authority of the County of San Bernardino 3. Requested Beginning Date of Lease 4. Number of Bedrooms 5. Year Constructed 6. Proposed Rent 7. Security Deposit Amt. 8. Date Unit Available for Inspection 9. Type of House/Apartment Single Family Detached Semi-Detached/Plex Manufactured Home Apt/Condo/Townhouse Elevator/High-Rise 10. If this unit is subsidized, indicate type of subsidy: Section 202 Section 221 (d)(3)(bmir) Section 236 (Insured or noninsured) Section 515 Rural Development Home Tax Credit Other (Describe Other Subsidy, Including Any State or Local Subsidy) 11. Utilities and Appliances The owner shall provide or pay for the utilities and appliances indicated below by an O. The tenant shall provide or pay for the utilities and appliances indicated below by a T. Unless otherwise specified below, the owner shall pay for all utilizes and appliances provided by the owner. Item Specify fuel type Provided by (O or T) Heating Cooking Water Heater Other Electric Natural gas Bottle gas Oil Electric Coal or Other Natural gas Bottle gas Oil Electric Coal or Other Natural gas Bottle gas Oil Electric Coal or Other Paid by (O or T) Water Sewer Trash Collection Air conditioning Refrigerator Stove Other (specify) HACSB HCV Moving to Work Briefing Packet Page 85 Updated January, 2011

86 12. Owner s Certifications. a. The program regulation requires the PHA to certify that the rent charged to the housing choice voucher tenant is not more than the rent charged for other unassisted comparable units. Owners of projects with more than 4 units must complete the following section for most recently leased comparable unassisted units within the premises. Address and unit number Date Rented Rental Amount c. Check one of the following: Lead-based paint disclosure requirements do not apply because this property was built on or after January 1, The unit, common areas servicing the unit, and exterior painted surfaces associated with such unit or common areas have been found to be lead-based paint free by a lead-based paint inspector certified under the Federal certification program or under a federally accredited State certification program. A completed statement is attached containing disclosure of known information on lead-based paint and/or lead-based paint hazards in the unit, common areas or exterior painted surfaces, including a statement that the owner has provided the lead hazard information pamphlet to the family. 13. The PHA has not screened the family s behavior or suitability for tenant. Such screening is the owner s own responsibility. b. The owner (including a principal or other interested party) is not the parent, child, grandparent, grandchild, sister or brother of any member of the family, unless the PHA has determined (and has notified the owner and the family of such determination) that approving leasing of the unit, notwithstanding such relationship, would provide reasonable accommodation for a family member who is a person with disabilities. 14. The owner s lease must include word-for-word all provisions of the HUD tenancy addendum. 15. The PHA will arrange for inspection of the unit and will notify the owner and family as to whether or not the unit will be approved. OWNER INFORMATION Print or Type Name of Owner/Owner Representative Print or Type Name of Household Head TENANT INFORMATION Signature Signature (Household Head Business Address Present Address of Family (street address, apartment no., city, State, & zip code) Telephone Number Date (mm/dd/yyyy) Telephone Number Date (mm/dd/yyyy) Address Address NOTE: ALL sections on each document must be completed by owner. Incomplete documents will delay processing of inspection and Contract and delay release of Housing Assistance Payments. Previous editions are obsolete Page 2 of 2 MTW RFTA Replaces form HUD (06/2003) Ref. Handbook HCV086

87 HOUSING AUTHORITY OF THE COUNTY OF SAN BERNARDINO Housing Choice Voucher Program 672 South Waterman Avenue San Bernardino CA (909) / Fax (909) CHANGE TO CONTRACT Please note that the following policy changes to the Contract start dates have been made. All Contracts will become effective on either the 1 st or the 15 th of the month. The start date will depend on the date the unit passes the inspection and the date the tenant takes possession of the unit, it will be the later of the two dates. HACSB will no longer be paying 2 owners for the same month, which means no overlapping payments. If a unit passes the inspection between the dates of the 6 th and the 19 th of the month, the Contract will be effective the 1 st of the following month. For example, participant serves notice of intent to move out of the unit effective 6/30/09 (HA pays the Housing Assistance Payment for June 2009). The new unit passes inspection 6/18/09, the Contract will be effective 7/1/09. If the tenant takes possession of the unit on or after 7/1, then the Contract will be effective 7/15/09 or 8/1/09. If the unit passes the inspection between the dates of the 20 th and the 5 th of the month, the Contract will be effective the 15 th of the month. For example, participant serves notice of intent to move out of the unit effective 6/30/09 (HA pays the Housing Assistance Payment for June 2009). The new unit passes inspection 7/5/09, the Contract will be effective 7/15/09. If the tenant takes possession of the unit on or after 7/15, then the Contract will be effective 8/1/09 or 8/15/09. Contracts for portability files will only begin on the 1 st of the month following the date the unit passes the inspection. The Housing Authority administers several housing programs in addition to the Moving to Work (MTW) voucher program. The MTW voucher program requires a 24-month Contract while other programs require a 6- to 12-month Contract. The owner will be required to sign a Contract with the Housing Authority. The Contract will be sent directly to the owner. The Contract must be returned by the deadline with a copy of the signed lease with the tenant. Payment(s) will be delayed if the Contract and Lease are not returned timely, complete, and accurate. I HAVE READ AND UNDERSTAND THIS NOTICE. Participant Date HACSB HCV Moving to Work Briefing Packet Page 87 Updated January, 2011

88 Owner Date HOUSING AUTHORITY OF THE COUNTY OF SAN BERNARDINO Housing Choice Voucher Program 672 South Waterman Avenue San Bernardino CA (909) / Fax (909) STATEMENT OF PROPERTY OWNERSHIP/AUTHORIZATION Regarding Tenant: Property Address: Part I Declaration of Ownership (Please attach a copy of the grant deed or current closing escrow statement and current mortgage statement.) I/We declare that the recorded property owners are: (If you have a PO Box, please list your physical address also.) 1. Name: 2. Name: Address: City,State,Zip: Day Telephone: ( ) Fax: ( ) address: Owner s Social Security Number or Tax ID Number: Address: City,State,Zip: Day Telephone: ( ) Fax: ( ) address: Owner s Social Security Number or Tax ID Number (If there are more owners, please provide the above information for each additional owner on a separate sheet.) Part II Owner s Authorized Agent (Manager, Realtor, etc. if applicable Management Agreement and Letter of Authorization Required) Part III SIGNATURES: Name: Address: Day Telephone: ( ) Rent Payment Instructions THE HOUSING ASSISTANCE PAYMENT (rent check) WILL BE MADE BY DIRECT DEPOSIT ONLY Payee Name: Title: City,State,Zip: Fax: ( ) Payee SSN or TIN Number: Please note: The person/business name and SSN/TIN to which the direct deposit is made will receive a 1099 from HACSB at year end. Therefore, before a direct deposit can be made, HACSB must have a W-9 on file for the person/business for which the direct deposit will be made. DIRECT DEPOSIT ENROLLMENT: (For checking account, attach a voided check; for savings account, provide the routing number and account number; and for a Joint Account, provide SSN/TIN for BOTH names on account.) Bank Name: Checking Account Savings Account Name on Account: Name on Account: Routing Number: SSN/TIN of Account Holder: SSN/TIN of Account Holder: Account Number: I hereby authorize the Housing Authority of the County of San Bernardino (HACSB) to initiate credit entries and to initiate, only if necessary, reversals and adjustments for any credit entries made in error to my checking or savings account indicated above (reversal entries will ONLY be initiated in the event that a credit was erroneously made into your account by HACSB AND after it was verified that you received or will receive proper notification that said credit was not due to you). MORTGAGE INFORMATION: I hereby authorize to release to the Housing Authority of (Lender) the County of San Bernardino my mortgage payment history and give my permission to run credit checks. Owner: Date: Owner: Date: Agent: Date: (If there are more owners, please have them sign and date on the sheet where their information from Part I is provided.) Warning: Section 1001 of Title 18 of the U.S. Code makes it a criminal offense to make willful false statement or misrepresentation to any Department or Agency of the United States as to any matter within its jurisdiction. HACSB HCV Moving to Work Briefing Packet Page 88 Updated January, 2011

89 HACSB HCV Moving to Work Briefing Packet Page 89 Updated January, 2011

90 HACSB HCV Moving to Work Briefing Packet Page 90 Updated January, 2011

91 Housing Authority of the County of San Bernardino Housing Assistance Payments Program Record Of Contacts Made To Rent A Unit Name: Each time you contact anyone regarding renting a unit, write it on this form. Write down every contact, even if you are told it is already rented. The Housing Authority requires this information in the event you request an extension on your voucher. Date Address & Phone Number of Unit Amount of Rent Specify Utilities Included What happened when you tried to rent this unit?

92 Frequently Asked Questions and Answers What Happens Next 1. How many 30 day extensions may be granted? To request an extension, you must submit the request in, along with a listing of units you have contacted, to your Occupancy Technician. 2. Locate a unit. Once you have found the perfect unit, you and your prospective landlord must complete the and. These documents are what will be used to request the inspection. 3. The landlord (or yourself if the landlord agrees) must return the RFTA and Ownership Packet to your Occupancy Technician (originals MUST be returned). To process the RFTA, it takes approximately to business days. 4. When the RFTA is processed, the Inspection Unit will schedule an inspection and notify both you and the landlord of the inspection date. To receive this notification from the Inspection unit takes approximately to business days. 5. Once the unit passes inspection AND the rent amount is approved, the inspector will notify your Occupancy Technician within business days so the Contract can be processed. Remember Your Contract will start either the 1 st or the 15 th of the month (Port Contracts begin on the 1 st of the month only). To process the Contract, it takes approximately to business days. 6. Your rent payment will be processed to your landlord once the Contract is signed by both you and the landlord and returned to your Occupancy Technician. 7. Additional Questions and Answers:

93 HOUSING AUTHORITY OF THE COUNTY OF SAN BERNARDINO Housing Choice Voucher Program OFFICES AND AREAS SERVED Lisa Jones Director Housing Administration San Bernardino Ontario 672 S Waterman Ave 424 N Lemon Ave San Bernardino, CA Ontario, CA / / / Fax 909/ Fax Bryn Mawr Colton Grand Terrace Highland Loma Linda Lytle Creek Mentone Redlands San Bernardino Yucaipa Bloomington Chino Fontana Montclair Ontario Pomona (unincorporated) Rancho Cucamonga Rialto Victorville Seneca Road Victorville, CA / / Fax Adelanto Apple Valley Baker Barstow Big Bear Cedar Glen Crestline Daggett Green Valley Lake Helendale Hesperia Hinkley Joshua Tree Lucerne Valley Morongo Valley Oro Grande Phelan Pinon Hills Sugar Loaf 29 Palms Twin Peaks Victorville Wrightwood Yermo Yucca Valley HACSB HCV Moving to Work Briefing Packet Page 93 Updated January, 2011

94 HACSB HCV Moving to Work Briefing Packet Page 94 Updated January, 2011

95 County of San Bernardino Poverty Concentrations Households Below the Poverty Level Between 2005 and 2009* (census tract count) Searles Valley 30% and above (25) Below 30% (195) No Data (24) City Boundaries (0) Barstow Needles Adelanto Apple Valley Mountain View Acres Wrightwood Hesperia San Antonio Heights Montclair Ontario Crestline Running Springs Muscoy Chin o Hills Fontana Bloomington Big Bear City Highland Mentone Twentynine Palms Base Twentynine Palms Big River Bluewater Chino HACSB HCV Moving to Work Briefing Packet Page 95 Updated January, 2011

96 Morongo Valley (See inset 1) *Source: American Community Survey HACSB HCV Moving to Work Briefing Packet Page 96 Updated January, 2011

97 County of San Bernardino Poverty Concentrations: Inset 1 Crestline Lake Arrowhead BiigBe Running Springs San Antonio Heights Muscoy San Bernardino Upland Rancho Cucamonga Fontana Rialto Highland Montclair Ontario Bloomington Colton Grand Terrace Loma Linda Mentone Redlands Yucaipa Chino (See inset 2) Chino Hills Households Below the Poverty Level Between 2005 and 2009* (census tract count) 30% and above (25) Below 30% (195) No Data (24) City Boundaries (0) HACSB HCV Moving to Work Briefing Packet Page 97 Updated January, 2011

98 HACSB HCV Moving to Work Briefing Packet Page 98 Updated January, 2011 *Source: American Community Survey

99 County of San Bernardino Poverty Concentrations: Inset 2 Lake Arrowhead Crestline Grand Terrace Households Below the Poverty Level Between 2005 and 2009* (census tract count) 30% and above (25) Below 30% (195) No Data (24) City Boundaries (0) Running Springs Muscoy San BBeerrnn aarrdd iinnoo i Highland Fontana Rialto Bloomington Colton Redlands Mentone HACSB HCV Moving to Work Briefing Packet Page 99 Updated January, 2011