HOUSING CHOICE VOUCHER & Public HOUSING Rent calculations

1. HOUSING CHOICE VOUCHER & • Public HOUSING Rent calculations

2. Welcome Your Trainer Agenda/Breaks Examinations & Scores Survey and Evaluation Quadel Cell Phones Restrooms/Emergency Exits

3. CHAPTER 1 Verifying Income and Allowances

4. Introduction to Subsidy Calculations • The rules for calculating family income and the allowable deductions are the same for the Housing Choice Voucher program and Public Housing. 1-1

5. Introduction to Subsidy Calculations To correctly calculate subsidy, you must properly identifying and verify each of the following: • Annual Income • Expenses and allowances • Adjusted Income • Total Tenant Payment (TTP) • Unit Size • PHA Payment and Subsidy Standards 1-1

6. Income Calculation Concepts 1-1, 1-2

7. Income Verification Basics Applicable Regulations: • Notice 2010-19 on May 17, 2010 • Notice PIH 2013-23 extended 2010-19 • PIH Notice 2013-03 (2013-26) • PIH 2013-4 • PIH Notice 2016-05 (HA) • PIH Notice 2018-18 (HA) 1-2

8. Income Verification Basics Final Rule (3/8/16): • At admission, all assets are 3rd party verified • Assets under $5k may be self-certified after that; EXCEPT, • Every 3 years assets must be 3rd party verified • Self-certification of assets under $5k must include income from assets amount expected in the next 12 months • May continue to 3rd party verify annually if choose to 1-3

9. Income Verification Basics Final Rule (3/8/16) cont.: Streamline Income Determination • Allows for a streamlined reexamination of fixed income • At admission, 3rd party verification of all income sources for all household members must be completed • Full reexamination with 3rd party verification of income every 3 years after that • COLA or annual interest percentage increases must still be applies annually (i.e. Social Security Benefits) • COLA or annual interest percentage amounts must be obtained from public source or tenant provided 3rd party documents (i.e. SS benefit letter) • Applies to any household member with a fixed income source, even if non-fixed income is present 1-3

10. Income Verification Basics 1-4

11. Income Verification Basics 1-4

12. Income Verification Basics 1-4

13. Income Verification Basics 1-4

14. Income Verification Basics 1-4

15. Income Verification Basics 1-4

16. Final Rule PHA Responsibility for Verification: • Obtain and document in household’s file 3rd party verification of: • Family income • Value of assets (with optional exception discussed) • Expenses and deductions • Other factors affecting adjusted income or income-based rent 1-4

17. Annual Income Annual Income is the gross amount of income anticipated to be received by the family during the 12 months following the effective date of examination or reexamination. 1-5

18. Annual Income Annual Income is broken down into three general categories: • Earned Income • Unearned Income • Asset Income 1-5

19. Annual Income Income always excluded: • Income of live-in aides; • Earned income of minors; • Payments for the care of a foster child or adult (Foster Care Payments); or • Kinship, Kin-Gap or the Guardianship Care Payments. 1-5

20. Annual Income Income calculations are affected by: • The type of income (earned, unearned, and asset and whether HUD has specified the income “included” or “excluded”) • The status of the family member who has the income • How income is paid (e.g., salaried, hourly, through a third party, regular payments, lump sum) 1-6

21. Income Based on Family Member Characteristics • Income of Temporarily Absent Family Members • Students 18+ who don’t live at home • Deployment of Military Personnel to Active Duty • Income of Persons with Disabilities 1-6/1-7

22. Unearned Income • Adults • Minors • $480 Adoption Assistance • Verifying Excluded Unearned Income 1-7

23. Earned Income • Adults • Student Exception • Minors • Verified Earned Income • Verifying Partially Excluded Earned Income • Earned Income Disallowance 1-8 to 1-11

24. EID – Who Qualifies? A family whose Annual Income increases: • Due to employment of a member with a disability, who was previously unemployed • When a family member with a disability participated in an economic self-sufficiency program or job training program • Due to increased earnings by a person who has a disability who received during the past 6 months, TANF payments, benefits, and services worth at least $500.

25. How EID Works • A participant is eligible to receive EID for a maximum of 24 months. • Incremental earned income is disregarded • 12 months at pre-employment level • 12 more months at phase-in level • The two 12-month periods run consecutively, regardless of breaks in employment. • EID benefit may be used within a period of 24 months, the “window of opportunity”.

26. How EID Works • Eligibility for EID begins whenever the tenant begins employment. • Eligibility for EID ends: • After both periods of eligibility (24 months) are completely used; or • At the end of 48 months, even if the full period of eligibility was not used. • One lifetime use of EID.

27. EID Calculation Example • Sally earned $1,500 in income at last Annual Reexamination • Is Sally unemployed? No • Does Sally’s income meet HUD’s definition of unemployed? Yes • Is Sally qualified for EID if her earned income increases? Yes 1-12

28. EID Calculation Example • Sally earned $5,000 in income for current Reexamination • Difference between Sally’s old income and new income ($5,000 - $1,500 = $3,500) • For the first 12 months of this new income, the full $3,500 would NOT be counted. • For the second 12 months of this new income, $1,750 of the new income would NOT be counted. ($3,500 x .50 = $1,750) 1-12

29. Sample EID Tracking Log

30. Calculating Earned Income – Billy Householder • See sample paystub in course book • Questions: • How often does Billy get paid? • How did you determine this? • Calculate his Annual Income. 1-13

31. Calculating Earned Income Rate of Pay Method 1-14

32. Calculating Earned Income Rate of Pay Method If an individual does not work full time, use the actual periods to annualize income. Example: $8.50/hour x 24 hours/week x 52 weeks/year = $10,608 1-14

33. Calculating Earned Income Average of Pay Stubs Method Paystub # 1 (Gross Income) $450 + Paystub # 2 (Gross Income) $512 = $962 Average weekly Annual Income: gross pay: $481 x 52 = $25,012 $962 / 2 = $481 1-2

34. Calculating Earned Income Year to Date Method Jane is paid every two weeks. Her pay stub for the pay period ending 4/21/XX shows $2,600 YTD. How may pay periods does this represent? 8 $2,600 ÷ 8 pay period = $325/pay period $325 x 26 pay periods = $8,450 Annual Income 1-15

35. Social Security Benefits • Social Security benefits are counted as income • Include in annual income the gross amount • SS/SSI benefit information is available in EIV • Information from SSA is reported and updated in EIV every 3 months • Because EIV information may not be current, many PHAs also require third-party documentation to be provided by the family 1-2

36. Social Security Benefits • The SSA rounds all benefit amounts down to the next lower dollar and therefore the amount on the benefit letter may differ from the amount reported in EIV. • PHAs are required to use the EIV-reported SS and SSI benefit amount unless the tenant disputes the EIV-reported amount. 1-17

37. Social Security Benefits 1-17

38. Social Security Benefits EXAMPLE • Each October, SSA announces the cost of living adjustment (COLA) for the upcoming year. • PHAs are required to factor in the COLA for SS/SSI annual income for all annual and interim recertifications which have not been completed and will be effective January 1st or later of the upcoming year. 1-18

39. Social Security Benefits EXAMPLE Bob Jones currently receives $500 per month. The COLA established for the upcoming year is 3.6%. Bobs annual recertification is effective on 2/1. You are in the process of completing his recertification in November. You must determine his SS income as follows: $500 x 3.6% (or 0.036) = $18.00 $500 + $18 = $518 (new gross SS benefit effective 1/1) $518 x 12 = $6,216 (Annual Income to be counted) 1-18

40. Unemployment • Unemployment benefits are counted as income. • Lump sum payments resulting from delays in processing are counted towards annual income. • EIV alone is not acceptable for verifying unemployment benefits. 1-18

41. Welfare Assistance • Welfare assistance including TANF (Temporary Assistance for Needy Families) is counted as income, when paid to or on behalf of any family member. • (UIV) may be available in and may be used without further verification. • Benefit award letters or print outs of payments created by a third party are acceptable verification. 1-19

42. Welfare Assistance Reductions in Assistance for Non-Compliance When welfare payments are reduced as a result of fraud, failure to participate in an economic self-sufficiency program, or failure to comply with a work requirement; a special analysis of the amount of income that must be counted is required. 1-19/1-20

43. Welfare Assistance Adjustments for Prior Overpayment of Benefits If the welfare, Social Security or unemployment office has adjusted a family’s benefits to a lower amount because the family previously received an overpayment; count the amount the family is receiving after the adjustment as annual income. 1-21

44. Other Assistance • State and Local Employment Training Programs • Regular Contributions and Gifts • Alimony or Child Support • Income from a Business (Includes Self Employed) • Withdrawal of Cash or Assets from an Investment • Student Financial Assistance • Lump Sum Payments 1-22 to 1-28

45. Zero Income Households Questions for families claiming zero income: • How does the family pay for certain items (i.e. food, transportation, cell phone, internet)? • Does anyone contribute these on a regular basis? If so, who? • Frequency of payment? • What amount do you pay? 1-29

46. Annual Income Exercise The Householder Family See Course Book The David Family See Course Book 1-2

47. Calculating Annual Asset Income When calculating income from assets, you must determine: • Is it an asset? • What is the Market Value? • What is the Cash Value? 1-37/1-38

48. Calculating Annual Asset Income Market Value • Cost to Convert = Cash Value • No limitation on assets but must be included even if no income comes from asset 1-38

49. Assets 1-39 • Assets include: • Amounts in savings and checking accounts • Stocks, bonds, money market funds • Equity in property or other capital investments • Cash value of trust accounts (if household has access) • IRA, Keogh, retirement savings accounts, pensions • Lump sum receipts such as inheritances, lottery winnings, etc. • Personal property held as an investment such as gems, stamps, coins, etc. • Cash value of life insurance policies • Assets disposed of for less than fair market value (FMV)

50. Assets 1-39 • Assets do not include: • Personal property not held as an investment (i.e. items for everyday use – furniture, vehicle, clothing) • Interest in Indian trust land • Assets part of an active business • Exception – rental property • Assets not accessible to the family and do not provide income • Vehicles equipped for individuals with disabilities • Equity in owner-occupied co-op and manufactured homes