Ashley House Resident Selection Plan

RESIDENT SELECTION PLAN

The Resident Selection Plan, also known as Tenant Selection Plan, is designed to communicate policies and procedures that include descriptions of the eligibility requirement and income limits for admission to this property. This plan complies with the requirements of the HUD Handbook 4350.3, Revision 1.

Ashley House Apartments is located at 109 East Hill Avenue, Valdosta, GA31601. The property consists of 1 building seven (7) stories in height, containing 61 apartments. There are efficiency, one and two bedroom apartments.

All units receive, based on resident income, project-based Section 8 subsidy housing assistance. This property provides housing for individuals over age 62 and, in those units designated as accessible, persons under the age of 62 requiring the accessible features.

The economic income limits for this property are low, very low, and extremely low.

It is the policy of this property to provide housing in compliance with laws, rules, regulations regarding policies and procedures as determined by the US Department of Housing and Urban Development including, but not limited to HUD Handbook 4350.3, Revision 1.

1.Fair Housing And Equal Opportunity Requirements Statements Of Nondiscrimination

It is the policy of this Property to comply fully with Title VI of the Civil Rights Act of 1964, Title VIII of the Civil Rights Act of 1968, Executive Order 11063, Section 504 of the Rehabilitation Act of 1973, Fair Housing Amendments Act of 1988, and any legislation protecting the individual rights of residents, applicants, or staff which may subsequently be enacted.

The Property shall not discriminate because of race, color, national origin, sex, disability, religion, familial status or age in the leasing, rental, or other disposition of housing in any of the following:

  1. deny to any household the opportunity to apply for housing, nor deny to any eligible applicant the opportunity to lease housing suitable to its needs,
  2. provide housing which is different than that provided to others,
  3. subject a person to segregation or disparate treatment,
  4. restrict a person's access to any benefit enjoyed by others in connection with the housing program,
  5. treat a person differently in determining eligibility or other requirements for admission,
  6. deny a person access to the same level of services, or
  7. deny a person the opportunity to participate in a planning or advisory group which is an integral part of the housing program.

The Property will seek to identify and eliminate situations or procedures which create a barrier to equal housing opportunity for all. In accordance with Section 504, the Property will make reasonable accommodations for individuals with handicaps or disabilities (applicants or residents). Such accommodations may include changes in the method of administering policies, procedures, or services.

In reaching a reasonable accommodation with, or performing structural modification for otherwise qualified individuals with disabilities, the Property is not required to:

  1. make structural alterations that require the removal or altering of a load-bearing structure,
  2. provide support services that are not already part of its housing programs,
  3. take any action that would result in a fundamental alteration in the nature of the program or service, or
  4. take any action that would result in an undue financial and administrative burden on the Property, including structural impracticality as defined in the Uniform Federal Accessibility Standards (UFAS).
  1. Privacy Policy

It is the policy of the Property to guard the privacy of individuals conferred by the Federal Privacy Act of 1974 and the Health Insurance Portability & Accountability Act of 1996 (HIPAA) to ensure the protection of such individuals' records maintained by the Property.

Therefore, neither the Property nor its agents shall disclose any personal information contained in its records to any person or agency unless the individual about whom information is requested shall give written consent to such disclosure.

This Privacy Policy in no way limits the Property's ability to collect such information as it may need to determine eligibility, compute rent, or determine an applicant's suitability for tenancy. Consistent with the intent of Section 504 of the Rehabilitation Act of 1973, any information obtained on handicap or disability will be treated in a confidential manner.

3.Eligibility for Assistance & Occupancy

A. Program Eligibility

Applicants and residents must meet the following requirements to be eligible for occupancy and housing assistance.

  1. The family’s annual income must not exceed program income limits.
  2. Applicants must disclose social security numbers for all household members 6 years of age and older and provide proof of the numbers reported. If no SSN has been assigned to a particular household member, the applicant must sign a certification stating that no SSN has been assigned.
  3. All adults in each applicant household must sign an Authorization for Release of Information (forms HUD-9887 and HUD-9887-A) prior to receiving assistance and annually thereafter.
  4. The unit for which the household is applying must be the family’s only residence.
  5. An applicant must agree to pay the rent required by the program under which the applicant will receive assistance.
  6. Only U.S. citizens or eligible non citizens may receive assistance under the Section 8 program.
  7. All information reported by the household is subject to verification.
  8. Various subsidy or insurance programs may impose additional occupancy restrictions.

B.Project Eligibility

1. Project Specific Requirements

a. Project Type

This property provides housing for individuals over age 62and, in those units designated as accessible, persons under the age of 62 requiring the accessible features.

b.Occupancy Standards

Applicants must meet the following occupancy standards. As a general policy there should be a minimum of one person per bedroom and no more than two persons per bedroom. Management shall take into consideration mitigating circumstances in cases where applicants or residents have a verifiable need for a larger unit.

Any household placed in a unit size different than that defined in these Occupancy Standards shall agree to transfer to an appropriate size unit when one becomes available (in accordance with the Transfer Policy and Lease Addendum).

Dwelling units will be assigned in accordance with the following standards:

Persons Per Household

Bedroom Size Minimum Maximum

011

112

224

c. Housing Choice Vouchers

This property receives Project-Based Section 8 housing assistance for 100% of its units. Therefore, Housing Choice Vouchers may not be utilized as a form of assistance. Owners may not admit an applicant with a voucher, unless the applicant agrees togive up the voucher prior to occupancy.

2.Citizenship

a.Assistance in subsidized housing is restricted to the following:

1.U.S. citizens or nationals; and

2.Noncitizens who have eligible immigration status as determined by HUD.

b.All applicants for assistance must be given notice of the requirement to submit evidence of citizenship or eligible immigration status at the time of application.

c.All household members, regardless of age, must declare their citizenship or immigration status.

d.Noncitizens applicants (except those age 62 and older) must sign a Verification Consent Form and submit documentation of their eligible immigration status.

Noncitizens age 62 and older must sign a declaration of eligible immigration status and provide a proof of age document.

US citizens must sign a declaration of citizenship and provide proof of citizenship as a part of the verification process.

3.Social Security Numbers (SSN)

a.Key Requirements

1. The head of household/spouse/co-head must disclose SSNs for all household members 6 years of age and older.

2. If no SSN has been assigned to a particular household member, the applicant must sign a certification stating that no SSN has been assigned.

b.Required Documentation

Applicants must provide documentation of SSNs. Adequate documentation means a social security card issued by the Social Security Administration (SSA) or other acceptable evidence of the SSN.

c.Provisions for Accepting Applicants without Documentation of Social Security Numbers

1. When an applicant has a SSN but does not have the required documentation, the applicant may submit the SSN and certify that the number is accurate but that acceptable documentation could not be immediately provided.

2. Property must accept the certification and continue to process the individual’s application.

3. However, an applicant may not become a participant in the program unless the applicant submits the required SSN documentation to management. The applicant must provide SSN documentation to the owner within 60 days of the certification during which time the applicant, if otherwise eligible for admission, may remain on the waiting list.

4. After 60 days, if the applicant has been unable to supply the required SSN documentation, the applicant should be determined ineligible and removed from the waiting list.

5. For an individual who has applied for legalization under the Immigration and Reform Control Act of 1986, until the SSNis issued, acceptable documentation is a letter from DHS indicating SSN’s have been assigned.

4.Income Limits

To determine Section 8 Income Eligibility, Section 8 properties, depending upon the effective date of the initial Housing Assistance Payments (HAP) contract for the property, use either the low or very low-income limit.

The HAP Contract for this property was initially effective prior to October1,1981 and may admit families up to the low-income limit. However, compliance with HUD’s Income Targeting policy is required.

4.Acceptance and Processing of Applications

A.Application Process

1.Anyone who wishes to be admitted to an assisted property or placed on a property’s waiting list must complete an application.

2.The application must include a signature from the applicant certifying the accuracy and completeness of information provided.

3.Upon receipt of the completed application, along with any other required forms or documents, the application is processed to determine eligibility. If the applicant is found to be eligible, the applicant is then placed on the waiting list, which is maintained in order of date and time received.

B.Preferences

There are no statutory preferences in place on this property.

C. Income Targeting

1.Requirement

Of the units assisted under the Section 8 Contract, at least 40% of the dwelling units that become available for occupancy in any project fiscal year must be leased to extremely low-income families, which is defined as potential residents who have income that does not exceed 30% of the area median income. The fiscal year for this property is the calendar year.

2.Method of Implementation

In order to determine whether the current admission process enables the owner to achieve the income-targeting requirement, the manager must periodically review the composition of admissions. Initially, this review should be on a monthly basis.

a.If it is determined that more than 50% of admissions are Extremely-Low Income, then, subject to ongoing monitoring, no additional steps are necessary to satisfy the 40% target.

b.If it is determined that less than 50% of admissions are Extremely-Low Income, then the following process must be implemented to ensure compliance with the 40% target.

Method 1: Alternate between the first Extremely -Low Income applicant and the applicant at the top of the waiting list.

1.This method may mean “skipping over” some applicants with higher incomes.

2If, for any reason, the on-going monitoring process indicates that Method 1 fails to sustain compliance with the 40% target, then Method 2 must be implemented.

Method 2: Admit only Extremely-Low Income families until the 40% target is met.

1.Once target is reached, Method 1 can be used again going forward.

2.It is essential to continually utilize the monitoring process to confirm compliance with the 40% target requirement. Reversion to Method 2 is always an option if leasing becomes non-compliant.

3.Monitoring Process

Using the Admissions Tracking Log, enter all required information and monitor the percentage of Extremely-Low Income move-ins on amonthly basis. The Admission Tracking Log is to be kept with the Waiting List for the property.

D.Waiting List

Placement on the waiting list does not guarantee the applicant is accepted for occupancy at the property.

1.Maintaining the Waiting List

Ashley House will maintain one main waiting list for each unit type for applicants seeking admission. The waiting list must include the following data taken from the application:

  1. Date and time the applicant submitted an application
  2. Name of head of household
  3. Annual income level (used to estimate levels for income-targeting, ie. extremely low-income, very low-income, and low-income)
  4. Identification of the need for an accessible unit, including the need foraccessible features
  5. Preference status, if applicable
  6. Unit size

A transfer list will be maintained for current residents who maybe eligible or required to transfer to another unit.

2.Updating the Waiting List

If the number of applicants on the waiting list for any particular type of unit is more than ½ of the annual average turnover for that unit type, then the waiting list will be updated every six (6) months. A letter will be sent to each applicant requesting confirmation of their wish to remain on the waiting list. If no response is received within 30 days from the date the letter was mailed, then that applicant’s name will be removed from the waiting list.

The applicant is responsible for notifying management of any change in address, telephone number or household composition. If a change to household composition requires a different unit size (as per stated occupancy policy) then a notation will be made to the waiting list. The applicant will retain their original application date.

3.Closing the Waiting List

Based on the property’s turnover, the waiting list for any particular type of unit will be limited to those applicant(s) who can expect apartment availability within a one year period. Applications will not be accepted while the waiting list is closed. Upon closing the waiting list, a notice will be posted at the property and will be published in a publication likely to be read by potential applicants and with reference to this Affirmative Fair Housing Marketing Plan.

4.Re-opening the Waiting List

A waiting list which has been closed will be reviewed every 12 months. Notification that the waiting list will be opened will be posted at the property and advertised in the publications noted in the Affirmative Fair Housing Marketing Plan. In the event of an unexpectedly high turnover rate or a higher than normal rate of rejection, management may reopen the waiting list prior to the annual update. Again, adequate notice and advertising of the opening shall be provided. New names will be accepted on a first-come, first-serve basis until the list has again reached the amount of names expected to be housed within a one year period.

5.Applicant Screening Process

The fact that the applicant is eligible for housing assistance does not mean that the applicant has been screened for suitability to live at the property. In determining whether the applicant is qualified, management will consider various criteria, along with any explanations offered by the applicant regarding the facts involved and changes in circumstances. Central to the Resident Selection Criteria is the ability of the applicant to fulfill all lease obligations.

A.Specific Prohibitions to Admission

Admission of the following is absolutely prohibited:

1.any household containing a member(s) who was evicted in the last three years from federally assisted housing for drug-related criminal activity. The calculation of the three year period begins from the date of the eviction.

There are two exceptions to this provision:

a. The evicted household member has successfully completed an approved, supervised drug rehabilitation program; or

b. The circumstances leading to the eviction no longer exist (e.g. the household member no longer resides with the applicant household).

2.A household in which any member is currently engaged in illegal use of drugs or for which the owner has reasonable cause to believe that a member’s illegal use or pattern of illegal use of a drug may interfere with the health, safety, and right to peaceful enjoyment of the property by other residents;

3.Any household member if there is reasonable cause to believe that member’s behavior, from abuse or pattern of abuse of alcohol, may interfere with the health, safety, and right to peaceful enjoyment by other residents. The screening standards must be based on behavior, not the condition of alcoholism or alcohol abuse.

4.Admission is absolutely prohibited to any household member who isregistered with any state or other legally constituted authority as a sexual offender/predator.

B.Additional Prohibitions

1.Criminal Activity: Management has established a policy to reject all applications where the applicant or any household member has engaged in certain criminal activity. The activities that will be grounds for rejection of an application are as follows:

a.Any conviction or adjudication other than acquittal within the last five years which involved injury to a person or property.

b.Any conviction or adjudication other than acquittal for the sale, distribution or manufacture of any controlled or illegal substance.

c.Any conviction or adjudication other than acquittal within the last five years involving illegal use or possession of any controlled or illegal substance.

d.Any current illegal user or addict of a controlled or illegal substance.

e.Any act which results in the person’s tenancy constituting a threat to the health or safety of other individuals, result in substantial physical damage to the property of others, or interfere with the peaceful and quiet enjoyment of the premises.

f.Any conviction or adjudication other than acquittal, for any sexual offense.

g.Any conviction or adjudication other than acquittal, which involved bodily harm to a child.

2.Other Screening Criteria

Rejection of an application may be based on one or more of the following:

a.Insufficient/Inaccurate Information on Application

Management will consider whether the applicant has cooperated in all aspects of the application process, or if the information supplied is incomplete or falsified. If the applicant has been uncooperative and/or has submitted incomplete or falsified information, the application will be rejected.