CHRISTOPHER HOMES OF ARKANSAS PRAC Properties

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1 CHRISTOPHER HOMES OF ARKANSAS PRAC Properties TENANT SELECTION PLAN The current Tenant Selection Plan is available for review in Community Room or upon request, a copy will be provided by Complex Manager. TENANT SELECTION PLAN PAGE 1. PROJECT ELIGIBILITY REQUIREMENTS* 2 2. INCOME LIMITS** 3 3. ACCEPTING APPLICATIONS / SELECTING FROM WAITING LIST 3 4. OCCUPANCY STANDARDS 5 5. UNIT TRANSFERS 5 6. NON-DISCRIMINATION / 504 COORDINATOR 6 7. VIOLENCE AGAINST WOMEN ACT 6 8. SECURITY DEPOSITS 8 9. LIVE- IN AIDE PET OWNERSHIP SIGNATURE 9 AGE AND INCOME WAIVER IMPLEMENTATION: *If Age Waiver for Near Elderly of 55 and older is provided by HUD, the approved complex will implement the new Age Requirements. **If Income Waiver for Low Income Family, family whose annual income does not exceed 80 percent of the area median income, is provided by HUD, the approved complex will implement the new Income Limits. 1 OF PRAC TSP 12/01/17

2 1. PROJECT ELIGIBILITY REQUIREMENTS Applicants must qualify as approved in Owner s original 202 PRAC HUD Assistance Contract. Elderly family as defined in HUD Housing Handbook Figure 3-6 Definition C: An Elderly person is a household composed of one or two persons at least one of whom is 62 years of age or more at the time of initial occupancy. Applicant must show proof of age by providing one of the following: A. Birth Certificate B. Baptismal Certificate C. Military Discharge Papers D. Valid Passport E. Census Document showing age F. Naturalization Certificate G. Social Security Administration Benefits Letter H. Driver s License (Per HUD). Social Security Requirements All family members claiming eligible immigration status and requesting assistance with the exception of minors under the age of 6, must disclose and document their SSN prior to admission. A. There are two exceptions to this rule: 1. Applicants age 62 or older as of January 31, 2010, whose initial determination of eligibility for assistance was before January 31, For these Applicants, documentation must be determined that verifies Applicant s exemption status. 2. The SSN requirements do not apply to persons not claiming eligible immigration status. B. A Family, who has Minor under the age of 6, has 90 days after move-in and initial certification to provide Social Security Number for Minor. An additional 90 day extension will be granted if delays are due to circumstances beyond the family s control. C. When adding a new household member who is under the age of six to an existing household, the tenant must disclose and provide verification of the SSN of the individual to be added within 90 days of adding the new member. An additional 90 day extension must be granted if delays are due to circumstances beyond the family s control. D. Applicants who do not fall within the rule exceptions above and who have not disclosed and/or provided verification of SSNs for all non-exempt household members, has 90 days from the date they are first offered an available unit to disclose and/or verify the SSNs. During this 90- day period, Applicant may decide to retain Applicant place on the waiting list. After 90 days, if Applicant is unable to disclose and/or verify the SSNs of all non-exempt household members, Applicant should be determined ineligible and removed from the waiting list. Applicant agrees to pay rent as required by the PRAC program. 2 OF PRAC TSP 12/01/17

3 . INCOME LIMITS Applicant must meet Income Limits for Very Low Income Families (VLI). (VLI Income Limits do not exceed 50% of the area median income adjusted for family size). Income Limits vary by county. Current limits, posted in the Community Room, can be requested from Owner/Agent and also found online at: 3. ACCEPTING APPLICATIONS / SELECTING FROM WAITING LIST Accepting Applications A. Anyone requesting an application will be given an application. B. Application must be completed in its entirely or it will be returned for completion prior to being placed on Waiting List. C. Completed, signed and dated Application will be accepted in person, fax, or by mail. If faxed or ed, an original will be required at Move-In. D. Applications will be accepted from individuals on a first-come, first served basis and will be date and time stamped when received. E. Eligible Applicants will be placed on waiting list with same date and time received on Application. Screening A. Screen is used to help ensure that Families admitted to a property will abide by the terms of the lease, pay rent on time, take care of the property and unit, and will not interfere with health, safety, and right of other Tenants to peacefully enjoy their homes. B. Methods for screening: 1. Verify Landlord/Character references (lack of rental history is not sole reason for rejection). 2. National Criminal and Sex Offender Background Check. 3. Address History to be used with review of Landlord References. 4. HUD mandated EIV Existing Tenant Search to identify Applicants who may be receiving assistance at another Multi-Family or PIF Location. C. After Tenant s Initial Occupancy, any person, including Live-In Aide, requesting to be added to lease requires Owner/Agent s approval and must go through same screening listed above. Preferences - In Order of Priority Preferences that permit Applicants to be skipped over on the Waiting List are as follows: A. HUD Required In-House Unit Transfer from not needed Accessible Unit. B. In-House Preference for Tenant Requiring Accessible Unit C. Mobility Impaired Applicant requesting need for designated Mobility Accessible Unit. D. In-House Preference for Tenant s Reasonable Accommodation Request. 3 OF PRAC TSP 12/01/17

4 3. ACCEPTING APPLICATIONS / SELECTING FROM WAITING LIST continued Selecting from the Waiting List A. Owner will give preferences to Applicants according to Preferences listed above. B. If Applicant household composition changes, Owner will determine if Applicant remains eligible for Complex. C. First Refusal of available unit will be when Manager is notified of the change. Second Refusal of second unit will remove Applicant from the Waiting List. D. Reasons for removal of Applicant from Waiting List: 1. No longer meets eligibility requirements. 2. Fails to respond for Eligibility Interview. 3. Two Refusals for available Units 4. Mail sent to Applicant is returned as undeliverable. 5. Failure to contact Manager at six month intervals. E. Applicant will be notified by letter within 14 days of waiver expiration, (as defined on page 1), that Applicant is no longer eligible and has been removed from the Waiting List. Applicant must contact Complex Manager every six months to remain on Waiting List. Reasons for Rejecting Applicants A. Household does not meet Project Eligibility & Income Requirements listed in Sections 1 & 2 of Tenant Selection Plan. B. Applicant was unable to disclose Social Security Numbers or required household members as described in Section 1 of Tenant Selection Plan. C. Household size exceeds Occupancy Standards. See Section 4 of Tenant Selection Plan. D. Applicant did not provide information for Owner/Agent s Screening. See Section 6 of Tenant Selection Plan. E. Any household member that comes under HUD s one-strike rule as follows: 1. Was evicted in the last three years from any federally assisted housing program for drugrelated or criminal activity, unless either a. or b. below apply: a. Successful completion by evicted household member of a supervised drug rehabilitation program, or b. Circumstances leading to the eviction no longer exist. 2. Currently uses illegal drugs or has a pattern of illegal drug use that will interfere with the health, safety, & right to peaceful enjoyment of the property by other Tenants. 3. Displays behavior from abuse or pattern of abuse of alcohol which is determined to potentially interfere with the health, safety, & right to peaceful enjoyment of the property by other Tenants. 4. Subject to State Sex Offender Lifetime Registration. F. Positive finding within the last five years as identified on National Criminal & Sex Offender Background Report. (Exception of some violations at discretion of management). G. Household members did not sign and submit Verification Consent Forms or the Authorization for Release of Information (forms HUD & HUD-9887A). H. Failure to disclose Landlord References for the past five years or two landlords. If no Landlord Reference, two Character References will be required. 4 OF PRAC TSP 12/01/17

5 3. ACCEPTING APPLICATIONS / SELECTING FROM WAITING LIST continued Reasons for Rejecting Applicants continued I. A negative Landlord/Character response, including: 1. Failure to pay full Security Deposit, pay timely Rent, or display poor Housekeeping habits resulting in Safety and Health Hazards or disrupting the Peace & Livability of the Complex. 2. Any criminal or disruptive activity that would threaten the Health and Safety or Tenants, Owners, Employee, or Agents; or disrupt Tenants Peaceful Enjoyment of the site. J. Applicant may be rejected if does not have sufficient funds to pay Security Deposit. K. Applicant will be notified within 15 days after rejection and will be given 14 days to dispute the rejection. L. Owner will keep all rejected applications and paperwork for three years. Opening/Closing Waiting List A. Waiting List never closed. B. Owner/Agent always accepts applications. 4. OCCUPANCY STANDARDS Comply with State Occupancy Housing Standards Ensure that Tenants are treated fairly and consistently and receive adequate housing space. One Bedroom: maximum 2 persons. After Tenant s initial occupancy, Adult Child / Grandchild is eligible to move into unit only if providing the function of a Live-In Aide and is essential for the care or well-being of Tenant as verified by Health Care Provider. Tenant agrees to reside in this unit and agrees that this unit shall be Tenant and Household Member s only place of residence. 5. UNIT TRANSFERS HUD Require Unit Transfers If a Non-Mobility Impaired Applicant at the top of the waiting list accepts Accessible Unit, per HUD requirement, Tenant must transfer to first Non-Accessible Unit when on becomes available. Tenant will be responsible for Market Rent for failure to unit transfer within 30 days. Tenant Request In-House Preference A. If Tenant requests transfer to Mobility Accessible Unit, no verification will be required. Tenant has In-House Preference on the Waiting List for Accessible Unit. 5 OF PRAC TSP 12/01/17

6 5. UNIT TRANSFERS continued Tenant Request In-House Preference continued B. If Tenant requests transfer for Reasonable Accommodation, documentation must be provided. Executive Director makes final decision for Reasonable Accommodation. Executive Director may require additional information before making final determination. If approved, Tenant will have In-House preference for Unit. Tenant Request No Preference If Tenant requests a transfer not related to reasons above, the following criteria will apply: A. Tenant must put the request in writing to Manager. B. Unit Transfer paperwork will be reviewed/approved by Executive Directo. C. All costs of transfer will be the responsibility of Tenant. D. Tenant will go on the Waiting List the date and time of request and will have no preference on Waiting List. Previous Unit must be relinquished no later than 5 days after Unit Transfer Effective Date or Tenant will be responsible for Market Rent on Previous Unit until relinquished. 6. NON-DISCRIMINATION / 504 COORDINATOR Non Discrimination Policy Owner/Agent does not discriminate against Applicants or Tenants based on the following; Race, Color, Religion, Sex, Disability, Familial Status or National Origin. A. Owner/Agent does not discriminate on the basis of disability status in the admission or access to, or treatment or employment in its federally assisted programs and activities. B. Senior Site Coordinator, P.O. Box 7565, Little Rock, AR 72217, , TTY 711, has been designated to coordinate compliance with the non-discrimination requirements contained in HUD Regulations implementing Section 504 (24 CFR part 8, dated June 2, 1988) and VAWA Accommodation (24 CFR Violence Against Women Reauthorization Act of 2013 Final Rule, dated November 11, Service Request / Grievance Forms are available in Community Room or from Owner/Agent to initiate Reasonable Accommodation Requests to accommodate Applicant / Tenant at time of Application and during Occupancy. 7. VIOLENCE AGAINST WOMEN ACT - VAWA The purpose of this act is to provide legal protections to victims of domestic violence, dating violence, sexual assault and/or stalking covered under the Violence Against Women Act, (hereafter referred to as VAW crimes), including all Tenants/Applicants regardless of sex, gender identify, sexual orientation, or age. 6 OF PRAC TSP 12/01/17

7 7. VIOLENCE AGAINST WOMEN ACT VAWA continued VAWA protections are also provided to affiliated personas defined as: 1. A spouse, parent, brother, sister, or child of the victim, or a person to whom the victim stands in the place of a parent or guardian; or 2. Any individual, Tenant/Applicant, or lawful occupant living in the household of that individual. A. Owner/Agent provides Applicant/Tenant Notice of Occupancy Rights (Form HUD 5380) & Certification of VAWA Crimes (Form HUD-5382) at: 1. Admission or Initial Certification. 2. Time Applicant/Tenant is denied admission or assistance. 3. Time of Annual Recertification through December 15, Notification of Termination of Lease or Assistance or Eviction. B. Applicant/Tenant must certify being a victim of VAWA Crime by providing one of the following documents within 14 days of request: 1. Completing form HUD 5382 Certification of Domestic Violence, Dating Violence, Sexual Assault and/or Stalking. 2. Submitting a written statement signed by Applicant/Tenant and a Victim Services Provider, Medical Professional or Attorney. 3. Police record identifying Applicant/Tenant as the victim of VAWA crime. 4. Court record such as a restraining order, an affidavit filed in a court case, or an order from Probate and Family Court. 5. Completing Owner s Resident Service Request/Grievance Form. C. Under VAWA, Owners and Management of government assisted housing CANNOT: 1. Deny Applicants rental assistance solely because they were previously evicted from a government assisted housing site for being victims of VAWA Crimes; 2. Deny Applicants government rental assistance solely for criminal activity that was directly related to VAWA Crimes; and 3. Evict Tenants solely because they are victims of VAWA Crimes, in that being a victim of domestic violence does not qualify as a serious or repeated violation of the Lease or other good cause for eviction. D. Owner/Agent will provide to Certified VAWA Victims: 1. Owner/Agent s Emergency Transfer Plan (form HUD 5382) 2. Owner/Agent s Emergency Transfer Request Form (form HUD 5384) E. Owner/Agent will respond to Applicant/Tenant requests as follows: 1. Written approval or denial for a specific VAWA Accommodation within 14 days of request. 2. If any additional information is requested, Applicant/Tenant has 30 days to respond to Owner/Agent s request. 3. Victim has right to appeal, provided request to appeal is received by management within 10 business days of denial of VAWA Accommodation. 4. Appeal must be facilitated by a neutral individual not involved in the original request. 7 OF PRAC TSP 12/01/17

8 7. VIOLENCE AGAINST WOMEN ACT VAWA continued F. If Tenant leaves unit as perpetrator, the remaining household member has 90 calendar days from date of bifurcation to either: 1. Establish eligibility on their own or; 2. Find alternative housing 3. Additional 60 days can allowed if extenuating circumstances determined by Owner/Agent. G. If Tenant leaves unit as victim, to be eligible for HUD subsidy, remaining household member must: 1. Be party to existing lease; and 2. Be eligible for the project. 8. SECURITY DEPOSITS Security Deposit, in the amount of the larger of either one month Total Tenant Payment or $50, is required at initial lease execution from Tenant s own resources, or from other private or public sources. 9. LIVE-IN AIDE Should Applicant/Tenant require the assistance of a Live-In Aide, as verified by a Health Care Provider, the Live-In Aide: A. Must meet the following HUD requirements: 1. Determined to be essential to the care and well-being of Tenant. 2. Is not obligated to the support of the person. 3. Would not be living in the unit except to provide necessary supportive services. B. Shall undergo the same screening policies as Applicant. C. Lives in unit only as long as necessary for Tenant. D. Does not qualify for occupancy as a remaining family member. E. Can be evicted if he/she violates the lease, house rules, or pet rules. F. Must sign the following: 1. Live-In Aide Addendum to Tenant s Lease 2. House Rules 3. Pet Rules 4. National Criminal & Sex Offender Background Consent Form G. Live-In Aide must vacate the unit within 24 hours after Tenant moves out. 8 OF PRAC TSP 12/01/17

9 10. PET OWNERSHIP Pet Owners must apply to Owner/Agent for permission before a pet is brought onto the premises. Rules for Pets include: A. One Pet only. B. $200 deposit for dogs and cats (which can be paid over time). C. 30 pound weight limitation at pet s maturity. D. No more than 18 inches height at shoulders. E. Current valid Certificate of Vaccination. Service Animals do not require a pet deposit or have size limitation, but must be identified with a tag as Service Animal when in common areas. Pet Rules are an attachment to the Lease to be signed at Move-In. 11. SIGNATURE I certify that I have read and understand this Tenant Selection Plan. Applicant/Tenant Signature Date Applicant/Tenant Signature Date 9 OF PRAC TSP 12/01/17

TENANT SELECTION PLAN Providence Elizabeth House 3201 SW Graham Street, Seattle WA Phone: TRS/TTY: 711

TENANT SELECTION PLAN Providence Elizabeth House 3201 SW Graham Street, Seattle WA 98126 Phone: 206-938-3276 TRS/TTY: 711 ELIGIBILITY REQUIREMENTS Households applying for residency must meet the following