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HUD RHIIP Training – PH/HCV. Case Study 3 – Champion Family (Housing Choice Voucher). Champion Case Study:. Same process as Alexander and Bennett Topic presentation Students complete case study Using Appendix C, File Review Checklist Worksheets Students review PHA’s HUD 50058

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HUD RHIIP Training – PH/HCV

Case Study 3 – Champion Family (Housing Choice Voucher)

Chapter 9: Case Study 3-Champion


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Champion Case Study:

  • Same process as Alexander and Bennett

    • Topic presentation

    • Students complete case study

      • Using Appendix C, File Review Checklist Worksheets

    • Students review PHA’s HUD 50058

    • Students complete Appendix A, Tenant File Review Checklist

    • Review correct checklist and HUD 50058

Chapter 9: Case Study 3-Champion


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Champion Case Study: Topics

  • Assets

    • Actual and imputed asset income

    • Assets disposed of (imputed assets)

  • Annual Income: Periodic Payments

  • Payment Standards

  • Proration for mixed families

  • Chapter 9: Case Study 3-Champion


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    Champion Case Study: Topics

    • Adjusted Annual Income

      • Disability Assistance Expense

      • Medical Expense

      • Families who qualify for both Disability Assistance and Medical Expenses

    Chapter 9: Case Study 3-Champion


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    Assets

    Chapter 9: Case Study 3-Champion


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    Assets

    • Value of assets may affect family’s annual income

    • PHA must:

      • Identify assets

      • Verify market value of assets

      • Know how to determine cash value of assets

      • Calculate Asset Income

    Chapter 9: Case Study 3-Champion


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    Market vs. Cash Value of Assets

    • Market Value – what the asset is “worth”on the market

    • Cash Value – what you would actually get out of the asset if you converted it to cash. (e.g. sold it) (Market value minus expenses to sell or convert to cash)

      • What is the market value of a $4,000 savings account?

      • What is the cash value of the account?

    Chapter 9: Case Study 3-Champion


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    Valuing Assets

    • When calculating cash value, PHA must consider expenses involved in converting assets to cash:

      • Penalties for early withdrawal

      • Broker and legal fees

      • Closing costs for real estate

    Chapter 9: Case Study 3-Champion


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    Cash Value of Asset

    • Certificate of Deposit

      • Market value $18,000

      • 10% early withdrawal penalty $1,800

      • Cash value of asset $16,200

    Chapter 9: Case Study 3-Champion


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    Cash Value of Asset

    Home value $99,500

    Mortgage balance $40,000

    Broker fees $7,000

    • Cash value of property = $52,500

    Expenses to convert

    Chapter 9: Case Study 3-Champion


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    Assets Include Some Assets People DON’T Actually Have

    • Assets disposed of within past two years for less than fair market value

      • This can also be referred to as an imputed asset

    • To determine cash value:

      • Market value of the asset less the expenses and the amount received in compensation

    Chapter 9: Case Study 3-Champion


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    Assets Disposed of for Less than Market Value

    • Applicant sold her home to her son for $10,000

    • The home value was $89,000 with no mortgage balance

    • Selling fees were $1,800

    Chapter 9: Case Study 3-Champion


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    Assets Disposed of for Less than Market Value

    $89,000 Market Value

    - 1,800 Fees

    $87,200

    -10,000 Sales price to son

    $77,200 Counted as an asset 2 years from date of sale = Cash Value

    Chapter 9: Case Study 3-Champion


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    Assets Disposed of for Less than Market Value

    Home value $ 99,500

    Mortgage balance - 40,000

    Family-paid broker fees - 2,700

    Amount received - 5,000

    Cash value of asset (disposed) $ 51,800

    Count $51,800 cash value of asset for 2 years

    Chapter 9: Case Study 3-Champion


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    Assets Disposed of

    • Generally NOT considered to include those disposed of due to:

      • divorce or separation

      • bankruptcy

      • foreclosure

    • PHA should develop applicant certification form for verification purposes

    Chapter 9: Case Study 3-Champion


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    Assets and Asset Income

    • We have talked about ASSETS . . .

      • But what about the income they produce?

    Chapter 9: Case Study 3-Champion


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    Actual Income from Assets

    • Assets can generate income

    • Income from assets is counted in determining annual income

    Chapter 9: Case Study 3-Champion


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    Actual Income from Assets

    • Examples of income from assets

      • Interest

      • Dividends

      • Net income from real or personal property

    • Asset income of minors is counted as income (Ex: interest on savings account)

    Chapter 9: Case Study 3-Champion


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    Anticipating Actual Income from Assets

    • Market value of asset is used to determine actual anticipated income from asset

    • Question: will the family have any income coming from this asset if they don’t sell it?

      • Formula to determine anticipated income from interest bearing accounts:

        • Market value x interest rate

    Chapter 9: Case Study 3-Champion


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    Income from Assets

    • Net cash value of asset

      • is used to determine imputed asset income

    Chapter 9: Case Study 3-Champion


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    Income from Assets

    • When net cash value of all assets is $5000 or less, use the actual income from assets

    Chapter 9: Case Study 3-Champion


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    Assets

    • If net cash value of assets exceeds $5,000 must use the greater of:

      • actual income from assets

      • imputed income from assets (HUD passbook rate times net cash value of all assets)

        • HUD Field Office has HUD passbook rate for jurisdictions

    Chapter 9: Case Study 3-Champion


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    When Net Cash Value of all Assets Exceed $5,000

    • Add cash value of all assets

    • Multiply by the local HUD passbook rate

    • Compare result (imputed income from assets) to actual income from assets

    • Use whichever result is greater as Final Asset Income in rent calculation

    Chapter 9: Case Study 3-Champion


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    Annual Income

    Chapter 9: Case Study 3-Champion


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    Periodic Payments

    • Include in annual income the full amount of periodic amounts received from

      • Social Security

      • Pensions and Annuities

      • Retirement funds

      • Disability or death benefits

      • Insurance policies

    Chapter 9: Case Study 3-Champion


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    Periodic Payments

    • Deductions

      • If deductions (for example, Medicare) are taken out of the gross benefit, use the gross amount of the benefit

    • Adjustments

      • With Social Security, if benefits have been reduced to offset a prior overpayment, use the amount actually being received

    Chapter 9: Case Study 3-Champion


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    Disability Assistance Expenses

    Chapter 9: Case Study 3-Champion


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    Disability Assistance Expense

    • Deduction allowed for

      • Unreimbursed, anticipated costs for

        • Attendant care

        • Auxiliary apparatus

      • Paid on behalf of any family member who is a person with disabilities

    Chapter 9: Case Study 3-Champion


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    Disability Assistance Expense

    • Expenses must be

      • Reasonable

      • Necessary to enable a family member to be employed

        • This may or may not be the person with disabilities

    Chapter 9: Case Study 3-Champion


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    Disability Assistance Expense

    • Examples of qualifying expenses

      • Payments made on a motorized wheelchair for the adult son of the head of the family to go to work each day on his own

      • Payments to a care attendant to stay with a disabled 16-year-old child to allow the child’s mother to go to work each day

    Chapter 9: Case Study 3-Champion


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    Disability Assistance Expense

    • Cost of maintenance and upkeep of auxiliary apparatus is included

      • Veterinarian costs and food costs of a service animal

      • Cost of maintaining the equipment added to a car but NOT the cost of maintaining the car

    Chapter 9: Case Study 3-Champion


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    Disability Assistance Expense

    • Attendant care includes reasonable expenses for

      • Home medical care

      • Nursing services

      • Housekeeping and errand services

      • Interpreters for hearing-impaired

      • Readers for persons with visual disabilities

    Chapter 9: Case Study 3-Champion


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    Disability Assistance Expense

    • Maximum disability assistance allowance is that which exceeds 3% of the family’s annual income

    • The allowance is capped by the amount the family is enabled to earn as a result of the the disability assistance expenses

    Chapter 9: Case Study 3-Champion


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    Disability Assistance Expense - Example

    Head’s earned income: $ 14,500

    Spouse’s earned income: 12,700

    Total Income: $ 27,200

    Son’s attendant care expenses: $ 3,830

    3% of Annual Income: $ 816

    Chapter 9: Case Study 3-Champion


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    Disability Assistance Expense – Example (cont.)

    Son’s attendant care expenses: $ 3,830

    Minus 3% threshold - 816

    Maximum allowable disabilityassistance expense: = $ 3,014

    • Which is less than the earned income of the person(s) enabled to work

    Chapter 9: Case Study 3-Champion


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    Medical Expenses

    Chapter 9: Case Study 3-Champion


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    Medical Expense Deduction

    • Permitted only for elderly or disabled families

      • If family is eligible, unreimbursed medical expenses of all family members are allowed

    Chapter 9: Case Study 3-Champion


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    Medical Expense Deduction

    • Include all unreimbursed expenses the family anticipates incurring during the 12 months following this certification

    • PHA policy determines allowable medical expenses

      • PHAs may use IRS Publication 502 as a tool

    Chapter 9: Case Study 3-Champion


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    Medical Expense Deduction

    • Services of doctors and health care professionals

    • Services of health care facilities

    • Medical insurance premiums

    • Prescription/non-prescription medicines (PHA policy)

    • Transportation to treatment

    • Dental expenses, eyeglasses, hearing aids, batteries

    Chapter 9: Case Study 3-Champion


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    Medical Expense Deduction

    • Live-in or periodic medical assistance

      • Nursing services

      • Costs for assistive animal and its care

    • Long term care insurance premiums

    Chapter 9: Case Study 3-Champion


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    Medical Expense Deduction

    • Regular payments on a past one-time medical expense

      • Any one-time medical expense may be counted only one time

      • If full amount of a medical bill has been allowed, it will not be allowed again, even if it has not yet been paid

    Chapter 9: Case Study 3-Champion


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    Families Eligible for Medical and Disability Assistance Expenses

    • 3% threshold applied only once

    • Because deduction for disability assistance expenses is limited by the amount earned by the person enabled to work, it is calculated before the medical deduction

    Chapter 9: Case Study 3-Champion


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    Families Eligible for Both Expenses

    • If disability assistance expense is equal to or more than 3% of annual income

      • deduct 3% from disability assistance expense

      • compare to earnings made possible by assistance

      • add total medical expenses

    Chapter 9: Case Study 3-Champion


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    Families Eligible for Both Expenses

    Disability Expense $2000

    - 3% of Annual Income - 500

    “Proposed” Expense $1500

    Amount Earned $1000

    Allowable Disability Expense $1000

    All Medical Expense is added $ 300

    Total Deduction $1300

    Chapter 9: Case Study 3-Champion


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    Families Eligible for Both Expenses

    • If disability assistance expense is less than 3% of annual income

      • Earnings is compared to disability assistance expense to get allowable disability assistance

      • Total disability expense is added to the medical expenses

      • 3% threshold is subtracted from the total

    Chapter 9: Case Study 3-Champion


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    Families Eligible for Both Expenses(Disability Expense Less than 3% of Annual Income)

    Disability Expense $ 400

    Earnings $ 1000

    Disability Expense $ 400

    Medical Expense + $ 900

    Total of Both Expenses $1300

    Less 3% of Annual Income - 500

    Allowable for Both $ 800

    Chapter 9: Case Study 3-Champion


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    Elderly/Disability Allowance Expenses

    • Tip: If the family qualifies for medical expenses, they also qualify for the $400 Elderly/Disability Allowance.

    Chapter 9: Case Study 3-Champion


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    Champion Case Study: Expenses Topics

    • Payment Standards

    • Rent Calculation

    Chapter 9: Case Study 3-Champion


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    Payment Standards -Definitions Expenses

    • Subsidy Standards: PHA established standards to determine the number of bedrooms and amount of subsidy for families of different sizes and composition

    Chapter 9: Case Study 3-Champion


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    Payment Standards - Definitions Expenses

    • Family Unit Size: (voucher size) The appropriate number of bedrooms for a family, as determined by the PHA under the PHAs subsidy standards

    • Payment Standard: Established by PHA for each FMR area in PHA jurisdiction by bedroom size

    Chapter 9: Case Study 3-Champion


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    Payment Standard Expenses

    • Used to calculate total subsidy for the family

    • PHA’s Payment Standard is maximum subsidy amount

    Chapter 9: Case Study 3-Champion


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    Payment Standards Schedule Expenses

    • HUD publishes Fair Market Rents (FMRs) annually

    • PHA must adopt Payment Standards schedule for each FMR area in jurisdiction

    • PHA must establish Payment Standard for each bedroom size

    Chapter 9: Case Study 3-Champion


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    Establishing PS Amounts Expenses

    • 90 to 110% of FMR is basic range

    • HUD approval not needed for basic range

    • HUD must approve Payment Standard higher or lower than basic range

      • HUD Field Office may approve up to 120%

      • Higher than 120% takes HUD Headquarters approval

    Chapter 9: Case Study 3-Champion


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    Establishing PS Amounts Expenses

    • PHA may establish separate PS within basic range for designated part of FMR

    • PHA must use exception PS for any unit selected in exception PS area

    Chapter 9: Case Study 3-Champion


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    What Payment Standard to Use Expenses

    • PS to be used is lower of:

      • PS for family unit size (Voucher size); or

      • PS for size of unit selected

    Chapter 9: Case Study 3-Champion


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    Utility Allowance Expenses

    • Tip: If a family selects a unit that is different from the family unit size (voucher size), which Utility Allowance do you use?

      • Use the Utility Allowance for the size of the dwelling unit actually leased by the family

    Chapter 9: Case Study 3-Champion


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    What Payment Standard to Use Expenses

    • During a HAP Contract, Payment Standard for a family is:

      • Payment Standard as determined at most recent regular reexamination after beginning of the HAP Contract unless the PHA has:

      • decreased the Payment Standard amount on their schedule

      • increased the Payment Standard amount on their schedule

    Chapter 9: Case Study 3-Champion


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    What Payment Standard to Use Expenses

    • The HUD monitor should examine the PHA’s most recent revision of Payment Standard schedule

    Chapter 9: Case Study 3-Champion


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    What Payment Standard To Use Expenses

    • If the PHA has decreased the Payment Standard:

      • At the first regular reexam use higher of old or new payment standard

        • Gives the family a little protection

      • At second regular reexam, use lower (new) payment standard, (unless PHA has increased the PS since last regular reexamination)

    Chapter 9: Case Study 3-Champion


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    Example: PHA decreases PS Expenses

    • Old payment standard…………900

    • New decreased PS …………………850

    • 1st regular reexam, use……………..900

    • At 2nd regular reexam use…………. 850

    Chapter 9: Case Study 3-Champion


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    Example: PHA decreases, then increases Expenses

    • Old payment standard…………900

    • New decreased PS …………………850

    • 1st regular reexam, use……………..900

    • PHA raises PS after 1st reexam to…875

    • At 2nd regular reexam use…………..875

    Chapter 9: Case Study 3-Champion


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    What Payment Standard To Use Expenses

    • During a HAP Contract, if PHA has increased the PS:

      • Use the new, higher Payment Standard at the first regular reexam after the Payment Standard

        • But not at any interim

    Chapter 9: Case Study 3-Champion


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    Example: PHA Increases PS Expenses

    • Old payment standard……………….900

    • New payment standard………………950

    • 1st regular reexam, use………………950

    Chapter 9: Case Study 3-Champion


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    Change in Family Size/ Composition Expenses

    • Family qualifies for different size voucher

    • At next regular reexamination use:

      • The PS for the new family unit size, regardless of any increase or decrease in the PS schedule

    Chapter 9: Case Study 3-Champion


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    Monitoring Review Expenses

    Chapter 9: Case Study 3-Champion


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    Champion Case Study: ExpensesProcess Overview

    Ground Rules

    • Objective: complete case study

    • Time: Approximately 1 hour

    • Work individually

    • Trainer and trainer aides will assist if needed

    • Please keep noise volume to a minimum

    Chapter 9: Case Study 3-Champion


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    Champion Case Study: ExpensesProcess Overview

    Instructions for Part 1

    • Review PHA file data and complete Appendix C (Tenant file review worksheets)

    Chapter 9: Case Study 3-Champion


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    Champion Case Study: ExpensesProcess Overview

    • Resources for case study

      • Case information begins page 9-17

      • Verifications (pg 9-27)

      • Appendix C, Tenant File Review Checklist Worksheets (You complete)

      • Cubzide PHA Policies/Schedules (pg 6-5)

    Chapter 9: Case Study 3-Champion


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    Champion Case Study: ExpensesProcess Overview

    Instructions for Part 2

    • Review PHA’s HUD 50058 (Handout)

    • Complete Appendix A, Tenant File Review Checklist to record discrepancies

      • Page 9-75

    Chapter 9: Case Study 3-Champion


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    Cash Value of Assets Answer Expenses

    Chapter 9: Case Study 3-Champion


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    Annual Income ExpensesAnswer

    Chapter 9: Case Study 3-Champion


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    Dwelling Unit/ Utility Allowance ExpensesWorksheet

    • What did you put for the Total Utility Allowance?

      • PHA indicated $56

      • Let’s look at the Admin Plan Utility Allowance Schedule

    Chapter 9: Case Study 3-Champion


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    Adjusted Annual Income Answer Expenses

    Chapter 9: Case Study 3-Champion


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    Adjusted Annual Income Answer Expenses

    Chapter 9: Case Study 3-Champion


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    Adjusted Annual Income ExpensesAnswer

    Chapter 9: Case Study 3-Champion


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    Adjusted Annual Income ExpensesAnswer

    Chapter 9: Case Study 3-Champion


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    Adjusted Annual Income Answer Expenses

    Chapter 9: Case Study 3-Champion


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    Housing Assistance Payment (HAP) and Tenant Rent Expenses(HCV Only) Answer

    Chapter 9: Case Study 3-Champion


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    Housing Assistance Payment (HAP) and Tenant Rent Answer Expenses(HCV Only)

    Chapter 9: Case Study 3-Champion


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    Housing Assistance Payment (HAP) and Tenant Rent Answer Expenses(HCV Only)

    Chapter 9: Case Study 3-Champion


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    Housing Assistance Payment (HAP) and Tenant Rent Answer Expenses(HCV Only)

    Chapter 9: Case Study 3-Champion


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    Appendix A: Thinking Points Expenses

    • Discussion

    Chapter 9: Case Study 3-Champion


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    Appendix A: Thinking Points Expenses

    • Medical Expenses:- Did PHA use same as last year?- Any non-recurring?- Balance of past-due bills reduced by last year’s allowance? 3rd party documentation of balance?

      • Admin plan guidance on medical expenses for staff?

    Chapter 9: Case Study 3-Champion


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    Appendix A: Thinking Points Expenses

    • Do verification forms determine if expenses are reimbursed from another source?

    Chapter 9: Case Study 3-Champion


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    HCV Calculation Expenses

    • Prorated calculation for mixed families

    Chapter 9: Case Study 3-Champion


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    Prorated Rent Calculation (HCV) Expenses

    • Step 1: Divide number of eligible family members by total number in family to arrive at proration percentage

    • Step 2: Multiply Total HAP (Total Subsidy) by proration percentage to get prorated Total HAP

    Chapter 9: Case Study 3-Champion


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    Prorated Rent Calculation (HCV) Expenses

    • Step 3: Subtract prorated Total HAP from Gross Rent to get Mixed Family Total Family Contribution

    • Step 4: Subtract Utility Allowance from Mixed Family Total Family Contribution to get Mixed Family Tenant Rent to Owner or Utility Reimbursement Payment

    Chapter 9: Case Study 3-Champion


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    Prorated Rent Calculation (HCV) Expenses

    • Step 5: Subtract Mixed Family Tenant Rent to Owner from Rent to Owner to get Prorated HAP to Owner

    Chapter 9: Case Study 3-Champion


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    Prorated Rent Calculation: Example (HCV) Expenses

    • Jones family has 6 members

      • 4 are eligible citizens

      • 2 are noncontending members

      • Family’s Total HAP is $200

      • Gross Rent is $600

      • Rent to Owner is $550

      • Utility Allowance is $50

    • Calculate prorated HAP and Tenant Rent to Owner

    Chapter 9: Case Study 3-Champion


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    Prorated Rent Calculation (HCV) Expenses

    • Eligible family members divided by total family members (4 divided by 6 = .67 proration percentage)

    • Total HAP $ 200

    • Times proration percentage x .67

    • Equals prorated Total HAP $ 134

    Chapter 9: Case Study 3-Champion


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    Prorated Rent Calculation (HCV) Expenses

    • Gross Rent $ 600

    • Minus Prorated Total HAP - 134

    • Equals Mixed Family Total FamilyContribution (TFC) = 466

    • Mixed Family TFC $ 466

    • Minus Utility Allowance - 50

    • Equals Mixed Family Tenant Rent = 416

    Chapter 9: Case Study 3-Champion


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    Prorated Rent Calculation (HCV) Expenses

    Rent to Owner $ 550

    Minus Family Tenant Rent - 416

    Equals Prorated HAP to Owner = $ 134

    • The Jones family will pay $66 more in Tenant Rent (416-350 – 350 is what the Tenant Rent would have been if not prorated) and the PHA will pay $66 less in HAP to Owner (200-134) due to the presence of two ineligible members

    Chapter 9: Case Study 3-Champion


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    Prorated Rent Calculation (HCV) Expenses

    • Now we will assume that the Champion family had an ineligible relative come to live with them

    • The Champion family now has 4 people living in the unit but only 3 are eligible under the Noncitizens Rule

    • Sections F. 1 – 12 of the RIM worksheet has been completed for you…pg 9-105

    • Complete Lines F. 18 - 23…page 9-107

    Chapter 9: Case Study 3-Champion


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    Housing Assistance Payment (HAP) and Tenant Rent Answer Expenses(HCV Only)

    Chapter 9: Case Study 3-Champion


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