Public Housing Admissions & Continued Occupancy Policy

267 Pages·2015·2.5 MB·English

by  Jane Schenkel

Public Housing Program
Admissions and Continued
Occupancy Policy

DRAFT DATE 12-11-15

Final Revised: April 7, 2014
Last Approved: June 19, 2014
ACOP i
TABLE OF CONTENTS
QUICK SUMMARY

CHAPTER 1: OVERVIEW OF THE PROGRAM & PLAN ..................................................................... 1-1
CHAPTER 2: GENERAL POLICIES ...................................................................................................... 2-1
CHAPTER 3: FAIR HOUSING & EQUAL OPPORTUNITY .................................................................. 3-1
CHAPTER 4: ELIGIBILITY .................................................................................................................... 4-1
CHAPTER 5: APPLICATIONS, WAITING LIST AND TENANT SELECTION ..................................... 5-1
CHAPTER 6: RENTAL ASSISTANCE DEMONSTRATION POLICIES ............................................... 6-1
CHAPTER 7: OCCUPANCY STANDARDS AND UNIT OFFERS ........................................................ 7-1
CHAPTER 8: INCOME AND ADJUSTED INCOME .............................................................................. 8-1
CHAPTER 9: RENT ............................................................................................................................... 9-1
CHAPTER 10: VERIFICATION .............................................................................................................. 10-1
CHAPTER 11: LEASING AND INSPECTIONS ..................................................................................... 11-1
CHAPTER 12: INFORMAL HEARINGS FOR APPLICANTS ............................................................... 12-1
CHAPTER 13: CONTINUED OCCUPANCY ......................................................................................... 13-1
CHAPTER 14: INFORMAL HEARINGS FOR APPLICANTS ............................................................. 14-12
CHAPTER 15: PETS .............................................................................................................................. 15-1
CHAPTER 16: COMMUNITY SERVICE ................................................................................................ 16-1
CHAPTER 17: TRANSFER POLICY ..................................................................................................... 17-1
CHAPTER 18: INFORMAL HEARINGS FOR APPLICANTS ............................................................... 18-1
CHAPTER 19: TERMINATIONS ............................................................................................................ 19-1
CHAPTER 20: HOMEOWNERSHIP ...................................................................................................... 20-1
CHAPTER 21: PROGRAM INTEGRITY ................................................................................................ 21-1
CHAPTER 22: INFORMAL HEARINGS FOR APPLICANTS ............................................................... 22-6
CHAPTER 23: SPECIAL PROGRAMS AND ALLOCATIONS ............................................................. 23-1
CHAPTER 24: REASONABLE ACCOMMODATIONS ......................................................................... 24-1
CHAPTER 25: MTW FAMILY SELF-SUFFICIENCY ............................................................................ 25-1
Appendix A: GLOSSARY OF ACRONYMS ........................................................................................ A-1
Appendix B: GLOSSARY OF PUBLIC HOUSING TERMS ................................................................ B-1
Appendix C: TABLE OF SELECTED SCREENING ELEMENTS ...................................................... C-1
Appendix D: CHART OF OFFENSES – DENIAL OF ADMISSION .................................................... D-1
Appendix E: CHART OF OFFENSES - EVICTION ............................................................................. E-1
Appendix F: FEDERALLY MANDATED INCOME EXCLUSIONS ...................................................... F-1
ACOP: Table of Contents: Quick Summary i
PHILADELPHIA HOUSING AUTHORITY
PUBLIC HOUSING PROGRAM
ADMISSIONS AND CONTINUED OCCUPANCY POLICIES

TABLE OF CONTENTS

CHAPTER 1: OVERVIEW OF THE PROGRAM & PLAN ..................................................................... 1-1
1.1 Moving to Work Demonstration .................................................................................................. 1-1
1.2 Mission Statement ...................................................................................................................... 1-1
1.3 Overview and Purpose of the Plan ............................................................................................ 1-1
1.4 Updating and Revising the ACOP .............................................................................................. 1-1
1.5 Not Applicable to LIHTC Sites .................................................................................................... 1-2
1.6 Applicable Regulations and Agreements ................................................................................... 1-2
CHAPTER 2: GENERAL POLICIES ...................................................................................................... 2-1
2.1 MTW – Simplification and Streamlining of Processes ............................................................... 2-1
2.1.1 MTW and Non-MTW Policies ................................................................................................. 2-1
2.1.2 Identifying MTW Policies ........................................................................................................ 2-1
2.2 Program Accounts and Records ................................................................................................ 2-2
2.3 Privacy Act Requirements .......................................................................................................... 2-3
2.3.1 Upfront Income Verification (UIV) Records ............................................................................ 2-3
2.3.2 Criminal Records .................................................................................................................... 2-3
2.3.3 Medical/Disability Records ..................................................................................................... 2-4
2.4 Reporting Requirements for Children with Environmental Intervention Blood Lead Level ........ 2-4
2.5 Smoke-Free Policy ..................................................................................................................... 2-4
2.6 Electronic Signatures & Scanned Document ............................................................................. 2-5
CHAPTER 3: FAIR HOUSING & EQUAL OPPORTUNITY .................................................................. 3-1
3.1 Introduction ................................................................................................................................. 3-1
3.2 Non-Discrimination ..................................................................................................................... 3-1
3.3 Providing Information to Families ............................................................................................... 3-2
3.4 Privacy ........................................................................................................................................ 3-2
3.5 Discrimination Complaints .......................................................................................................... 3-3
3.6 Improving Access to Services for Persons with Limited English Proficiency ............................. 3-3
3.7 Outreach & Marketing ................................................................................................................ 3-3
3.8 Violence Against Women Act Protections .................................................................................. 3-4
3.8.1 Definitions as Used in the Violence Against Women Act ....................................................... 3-4
3.8.2 Prohibition Against Denial of Assistance to Victims of Domestic Violence, Dating Violence,
Sexual Assault and Stalking ................................................................................................... 3-5
3.8.3 Prohibition Against Termination of Assistance Related to Victims of Domestic Violence,
Dating Violence, Sexual Assault and Stalking ....................................................................... 3-5
3.8.4 PHA Confidentiality Requirements – VAWA .......................................................................... 3-6
3.8.5 Notification to Applicants &Tenants Regarding Protections Under VAWA ............................ 3-7
3.8.6 Victim Documentation ............................................................................................................ 3-7
3.8.7 Time Frame for Submitting Documentation ........................................................................... 3-8
3.8.8 Perpetrator Documentation .................................................................................................... 3-8
3.8.9 Terminating Tenancy of a Domestic Violence Offender ........................................................ 3-9
3.8.10 Response to Conflicting Certification ..................................................................................... 3-9
3.8.11 Remedies Available to VAWA Victims ................................................................................... 3-9
3.8.12 Establishing Public Housing Maximum Rents ........................................................................ 3-9
CHAPTER 4: ELIGIBILITY .................................................................................................................... 4-1
4.1 Overview .................................................................................................................................... 4-1
ACOP: Table of Contents i
4.2 Definitions ................................................................................................................................... 4-2
4.2.1 Family and Household ............................................................................................................ 4-2
4.2.2 Head of Household ................................................................................................................. 4-2
4.2.3 Spouse, Co-head and Other Adult ......................................................................................... 4-3
4.2.4 Interdependent Relationship or Domestic Partnership .......................................................... 4-3
4.2.5 Dependent .............................................................................................................................. 4-3
4.2.6 Full-time Student .................................................................................................................... 4-4
4.2.7 Elderly Person and Elderly Family ......................................................................................... 4-4
4.2.8 Persons with Disabilities and Disabled Family ....................................................................... 4-4
4.2.9 Multiple Families in the Same Household .............................................................................. 4-5
4.2.10 Foster Children and Foster Adults ......................................................................................... 4-5
4.2.11 Live-In Aide ............................................................................................................................ 4-5
4.2.12 Veteran ................................................................................................................................... 4-6
4.3 Joint Custody of Children ........................................................................................................... 4-6
4.4 Caretaker of a Child ................................................................................................................... 4-6
4.5 Income Eligibility ........................................................................................................................ 4-7
4.6 Continuously Assisted ................................................................................................................ 4-7
4.7 Citizenship or Eligible Immigration Status .................................................................................. 4-7
4.7.1 Declaration of Citizenship....................................................................................................... 4-8
4.7.2 U.S. Citizens and Nationals.................................................................................................... 4-8
4.7.3 Eligible Non-Citizen ................................................................................................................ 4-8
4.7.4 Ineligible Non-citizens ............................................................................................................ 4-8
4.7.5 Mixed Families ....................................................................................................................... 4-9
4.7.6 Timeframe for Determination of Citizenship Status ............................................................... 4-9
4.8 Social Security Numbers ............................................................................................................ 4-9
4.8.1 Persons Required to Provide Documentation of a Valid SSN ............................................... 4-9
4.8.2 Required Documentation...................................................................................................... 4-10
4.8.3 Persons NOT Required to Provide Documentation of a Valid SSN ..................................... 4-10
4.8.4 Time Frame to Submit Documents for SSN ......................................................................... 4-10
4.8.5 Penalties for Failure to Disclose SSN .................................................................................. 4-11
4.9 Photo ID ................................................................................................................................... 4-11
4.10 Required Documents ............................................................................................................... 4-11
4.11 Family Consent to Release of Information ............................................................................... 4-11
4.12 Housing Choice Voucher Program Tenant Responsibility Screening Requirement ................ 4-12
4.13 Household Member Turning 18 Between Eligibility and Lease Up .......................................... 4-12
4.14 Eligibility Interview .................................................................................................................... 4-12
4.15 Applicant Screening ................................................................................................................. 4-13
4.16 EIV Existing and Former Tenant Search ................................................................................. 4-13
4.17 Screening for Suitability as a Tenant ....................................................................................... 4-14
4.17.1 Resources Used to Check Applicant Suitability ................................................................... 4-14
4.18 Credit History Screening .......................................................................................................... 4-15
4.19 Debt Screening......................................................................................................................... 4-15
4.19.1 Mandatory Denial ................................................................................................................. 4-16
4.20 Criminal Background Screening............................................................................................... 4-17
4.20.1 Mandatory Denial ................................................................................................................. 4-18
4.20.2 Non-Mandatory Denial ......................................................................................................... 4-18
4.21 Sex Offender Screening ........................................................................................................... 4-19
4.21.1 Mandatory Denial ................................................................................................................. 4-19
4.22 Screening Based on Past or Current Behavior ........................................................................ 4-19
4.22.1 Mandatory Denial ................................................................................................................. 4-20
4.22.2 Non-Mandatory Denial ......................................................................................................... 4-21
4.22.3 Reasonable Accommodation ............................................................................................... 4-22
4.23 Final Eligibility Determination ................................................................................................... 4-22
4.24 Misrepresentation ..................................................................................................................... 4-22
4.25 Notice of Eligibility or Denial ..................................................................................................... 4-22
ACOP: Table of Contents ii
CHAPTER 5: APPLICATIONS, WAITING LIST AND TENANT SELECTION ..................................... 5-1
5.1 Overview .................................................................................................................................... 5-1
5.2 Applying for Assistance .............................................................................................................. 5-1
5.3 Accessibility of the Application Process ..................................................................................... 5-1
5.4 Placement on the Waiting List(s) ............................................................................................... 5-1
5.5 Organization of the Waiting List(s) ............................................................................................. 5-2
5.6 Opening a Waiting List ............................................................................................................... 5-2
5.7 Closing a Waiting List ................................................................................................................. 5-3
5.8 Family Outreach ......................................................................................................................... 5-3
5.9 Reporting Changes in Family Circumstances ............................................................................ 5-4
5.10 Change in the Head of Household While on the Waiting List .................................................... 5-4
5.11 Family Break-Up or Split Households While on the Waiting List ............................................... 5-4
5.12 Updating the Waiting List(s) ....................................................................................................... 5-5
5.13 Removal from a Waiting List ...................................................................................................... 5-5
5.14 Removal from a Waiting List After Being Housed ..................................................................... 5-5
5.15 Applicants who are Current HCV Clients ................................................................................... 5-6
5.16 Reinstatement to a Waiting List ................................................................................................. 5-6
5.17 PHA Waiting Lists ...................................................................................................................... 5-6
5.18 Establishing and Maintaining Site-Based Waiting Lists ............................................................. 5-7
5.19 Order of Selection ...................................................................................................................... 5-7
5.20 Preferences ................................................................................................................................ 5-7
5.21 Income Targeting MTW .............................................................................................................. 5-8
5.22 Targeted Funding ....................................................................................................................... 5-8
5.23 Designated Housing ................................................................................................................... 5-8
5.24 Special Housing Initiatives (SHI) ................................................................................................ 5-8
5.25 Deconcentration of Poverty and Income-Mixing ........................................................................ 5-9
5.26 Notification of Selection .............................................................................................................. 5-9
5.27 Application Interview .................................................................................................................. 5-9
5.28 Final Eligibility Determination ................................................................................................... 5-10
CHAPTER 6: RENTAL ASSISTANCE DEMONSTRATION POLICIES ............................................... 6-1
6.1 Overview .................................................................................................................................... 6-1
6.2 Public Housing Households Right to Return .............................................................................. 6-1
6.3 Policies for Tenants of RAD Converted Developments ............................................................. 6-1
6.4 Waiting Lists ............................................................................................................................... 6-1
6.5 Transfers to and from PH and RAD Developments ................................................................... 6-1
6.6 Transfer of Assistance ............................................................................................................... 6-2
6.7 Grievance Procedures ............................................................................................................... 6-2
6.8 Family Self-Sufficiency ............................................................................................................... 6-2
CHAPTER 7: OCCUPANCY STANDARDS AND UNIT OFFERS ........................................................ 7-1
7.1 Overview .................................................................................................................................... 7-1
7.2 Minimum and Maximum Persons in a Unit ................................................................................ 7-1
7.3 Determining Family Unit Size ..................................................................................................... 7-1
7.4 Changes to Occupancy Guidelines ............................................................................................ 7-3
7.5 Exceptions to Occupancy Guidelines ........................................................................................ 7-3
7.6 Processing of Exceptions ........................................................................................................... 7-3
7.7 Temporarily and Permanently Absent Family Members ............................................................ 7-4
7.8 Absent Students ......................................................................................................................... 7-4
7.9 Absences Due to Placement in Foster Care .............................................................................. 7-4
7.10 Absent Adults due to Employment ............................................................................................. 7-4
7.11 Individuals Confined for Medical Reasons ................................................................................. 7-4
7.12 Absent Family............................................................................................................................. 7-5
7.13 Return of Permanently Absent Family Member ......................................................................... 7-5
7.14 Unit Offers .................................................................................................................................. 7-5
7.15 Order of Unit Offers—Non-Accessible Units .............................................................................. 7-5
7.16 Accessible Unit Offers ................................................................................................................ 7-6
ACOP: Table of Contents iii
7.17 Good Cause for Unit Refusal ..................................................................................................... 7-6
7.18 Unit Refusal without Good Cause .............................................................................................. 7-7
CHAPTER 8: INCOME AND ADJUSTED INCOME .............................................................................. 8-1
8.1 Overview .................................................................................................................................... 8-1
8.2 Annual Income Includes ............................................................................................................. 8-1
8.3 Annual Income Exclusions ......................................................................................................... 8-2
8.4 Full Time Student Income Exclusion .......................................................................................... 8-4
8.5 Asset Income.............................................................................................................................. 8-4
8.6 Passbook Saving’s Rate ............................................................................................................ 8-5
8.7 Income of Foster Children and Foster Adults ............................................................................ 8-5
8.8 Temporary and Sporadic Income ............................................................................................... 8-5
8.9 Seasonal Income ....................................................................................................................... 8-6
8.10 Earned Income Disallowance ..................................................................................................... 8-6
8.11 Anticipating Annual Income ........................................................................................................ 8-6
8.12 Known Changes in Income ........................................................................................................ 8-6
8.13 Temporarily Absent Family Members and Income .................................................................... 8-6
8.14 Adjusted Income ........................................................................................................................ 8-7
8.14.1 Working Family Deduction ..................................................................................................... 8-7
8.14.2 Dependent Deduction ............................................................................................................. 8-7
8.14.3 Elderly or Disabled Family Deduction .................................................................................... 8-7
8.14.4 Health Insurance Premium Deduction ................................................................................... 8-7
8.14.5 Medical Expense Deduction ................................................................................................... 8-7
8.14.6 Disability Assistance Expense Deduction .............................................................................. 8-8
8.14.7 Child Care Expense Deduction ............................................................................................ 8-10
8.15 Rounding of Income and Deductions ....................................................................................... 8-11
CHAPTER 9: RENT ............................................................................................................................... 9-1
9.1 Overview of Income-based Rent Calculations ........................................................................... 9-1
9.2 Total Tenant Payment ................................................................................................................ 9-1
9.3 Total Tenant Payment for Mixed Families ................................................................................. 9-2
9.4 Changes to Rent Simplification Approach ................................................................................. 9-3
9.5 Minimum Rent ............................................................................................................................ 9-3
9.6 Minimum Rent Hardship Exemption........................................................................................... 9-3
9.7 Determination of Rent Hardship Exemption ............................................................................... 9-3
9.8 No Financial Hardship ................................................................................................................ 9-4
9.9 Temporary Hardship .................................................................................................................. 9-4
9.10 Long-Term Hardship .................................................................................................................. 9-4
9.11 Ceiling Rent ................................................................................................................................ 9-4
9.12 Utility Allowances ....................................................................................................................... 9-5
9.13 Utility Allowance Payment (UAP) ............................................................................................... 9-5
9.14 Utility Allowance Schedule Revisions ........................................................................................ 9-5
9.15 Reasonable Accommodation ..................................................................................................... 9-6
9.16 Hardship Policy .......................................................................................................................... 9-6
9.17 Prorated Rent for Mixed Families............................................................................................... 9-6
CHAPTER 10: VERIFICATION .............................................................................................................. 10-1
10.1 Consent to Release of Information .......................................................................................... 10-1
10.2 Penalties for Failing to Consent ............................................................................................... 10-1
10.3 General Verification Requirements .......................................................................................... 10-1
10.4 Substantial Difference .............................................................................................................. 10-2
10.5 Substantial Difference Exists ................................................................................................... 10-2
10.6 Fraud ........................................................................................................................................ 10-2
10.7 Hierarchy of Verification ........................................................................................................... 10-3
10.8 Up-Front Income Verification (UIV) .......................................................................................... 10-3
10.9 Enterprise Income Verification (EIV) System ........................................................................... 10-3
10.9.1 EIV Income Reports ............................................................................................................. 10-3
ACOP: Table of Contents iv
10.9.2 EIV Identity Verification ........................................................................................................ 10-4
10.9.3 Third-Party Written Verification ............................................................................................ 10-4
10.10 Written Third-Party Verification Form ....................................................................................... 10-4
10.11 Oral Third-Party Verification ..................................................................................................... 10-5
10.12 When Third-Party Verification Is Not Required ........................................................................ 10-5
10.13 Self-Certification ....................................................................................................................... 10-5
10.14 When Third-Party Information is Late ...................................................................................... 10-6
10.15 Verification of Citizenship/Eligible Immigration Status ............................................................. 10-6
10.16 Verification of Assets ................................................................................................................ 10-6
10.17 Verification of SS and SSI Benefits .......................................................................................... 10-7
10.18 Verification of Unemployment .................................................................................................. 10-7
10.19 Verification of Child Support ..................................................................................................... 10-7
10.20 Verification of Department of Public Assistance Benefits ........................................................ 10-7
10.21 Verification of Zero Income ...................................................................................................... 10-7
10.22 Verification of SSN and Date of Birth ....................................................................................... 10-8
10.23 Verification of Disability ............................................................................................................ 10-9
10.24 Verification of Student Status ................................................................................................... 10-9
CHAPTER 11: LEASING AND INSPECTIONS ..................................................................................... 11-1
11.1 Overview .................................................................................................................................. 11-1
11.2 Lease Term .............................................................................................................................. 11-1
11.3 Lease Orientation ..................................................................................................................... 11-1
11.4 Execution of Lease ................................................................................................................... 11-1
11.5 Modifications to the Lease ....................................................................................................... 11-2
11.6 Modifications to the Lease Form .............................................................................................. 11-3
11.7 Security Deposits ..................................................................................................................... 11-3
11.8 Payments under the Lease ...................................................................................................... 11-3
11.8.1 Rent Payments ..................................................................................................................... 11-4
11.8.2 Late Fees and Nonpayment ................................................................................................. 11-4
11.9 Enforcement of the Lease ........................................................................................................ 11-4
11.10 Utilities ...................................................................................................................................... 11-4
11.10.1 Excess Utility Charges ......................................................................................................... 11-5
11.11 Unit Maintenance and Repairs ................................................................................................. 11-5
11.12 Types of Inspections ................................................................................................................ 11-5
11.12.1 Move-in Inspections ............................................................................................................. 11-6
11.12.2 UPCS Inspections (Annual Inspections) .............................................................................. 11-6
11.12.3 Housekeeping Inspections ................................................................................................... 11-6
11.12.4 Preventive Maintenance (PMI) Inspections.......................................................................... 11-6
11.12.5 Real Estate Assessment Center Inspections (REAC) ......................................................... 11-6
11.12.6 Move-out Inspections ........................................................................................................... 11-6
11.13 Notice of Non-Emergency Entries ............................................................................................ 11-7
11.14 Scheduling Inspections/Unit Repairs ....................................................................................... 11-7
11.15 Notice of Emergency Entries .................................................................................................... 11-7
11.16 Emergency Repairs .................................................................................................................. 11-7
11.17 Non-Emergency Repairs .......................................................................................................... 11-8
11.18 Outcomes for Failed Housekeeping Inspections ..................................................................... 11-8
11.19 Tenant Responsibilities ............................................................................................................ 11-8
11.20 Tenant Caused Damages ........................................................................................................ 11-9
11.21 Smoke-Free Policy General Lease Enforcement ..................................................................... 11-9
CHAPTER 12: INFORMAL HEARINGS FOR APPLICANTS ............................................................... 12-1
12.1 Overview .................................................................................................................................. 12-1
12.2 Informal Hearing Process ......................................................................................................... 12-1
12.3 Use of Informal Hearing Process ............................................................................................. 12-1
12.4 Notice to the Applicant ............................................................................................................. 12-1
12.5 Scheduling an Informal Hearing ............................................................................................... 12-1
12.6 Informal Review Procedures .................................................................................................... 12-1
ACOP: Table of Contents v
12.6.1 Informal Hearing Decision – Denial of Assistance ............................................................... 12-2
12.7 Reasonable Accommodation for Persons with Disabilities ...................................................... 12-3
CHAPTER 13: CONTINUED OCCUPANCY ......................................................................................... 13-1
13.1 Overview .................................................................................................................................. 13-1
13.2 Eligibility for Continued Occupancy ......................................................................................... 13-1
13.3 Tenants on Electronic Monitoring............................................................................................. 13-2
13.4 Regular Recertification ............................................................................................................. 13-2
13.5 Required Information ................................................................................................................ 13-2
13.6 Notification of and Participation in the Regular Recertification Process .................................. 13-3
13.7 Conducting Recertifications ..................................................................................................... 13-3
13.8 Scheduling Recertifications ...................................................................................................... 13-4
13.9 Standard for Timely Reporting of Changes .............................................................................. 13-4
13.10 Compliance with Community Service ...................................................................................... 13-4
13.11 Household Member Turning 18 Between Recertification Interview & Recertification Effective
Date 13-4
13.12 Effective Dates of Rent Changes ............................................................................................. 13-5
13.12.1 Effective Date of Rent Changes at Regular Recertification ................................................. 13-5
13.12.2 Effective Dates for Rent Changes at Interim Recertifications .............................................. 13-6
13.13 Change in Unit Size ................................................................................................................. 13-6
13.14 Interim Recertification .............................................................................................................. 13-6
13.15 Limits on Interim Recertification ............................................................................................... 13-7
13.16 Utility Allowance at Interim Recertification ............................................................................... 13-7
13.17 Changes in Ceiling Rent .......................................................................................................... 13-7
13.18 Notification of New Tenant Rent .............................................................................................. 13-7
13.19 Optional Interim Reporting ....................................................................................................... 13-7
13.20 Required Interim Reporting ...................................................................................................... 13-8
13.21 Change in Household Composition ......................................................................................... 13-8
13.22 Temporary and Sporadic Income ............................................................................................. 13-9
13.23 Zero Income ............................................................................................................................. 13-9
13.24 Interim Recertification – Other ................................................................................................. 13-9
13.25 Discrepancies ........................................................................................................................... 13-9
13.26 Absence from the Unit .............................................................................................................. 13-9
13.27 Military Families – Absence from the Unit & Continued Occupancy ...................................... 13-10
13.28 Remaining Members of the Tenant Family ............................................................................ 13-11
13.29 Squatters ................................................................................................................................ 13-11
13.30 Guests .................................................................................................................................... 13-12
13.31 Notice of Move or Intent to Vacate ......................................................................................... 13-12
13.32 Rent Payments During Eviction Proceedings ........................................................................ 13-12
CHAPTER 14: INFORMAL HEARINGS FOR APPLICANTS ............................................................. 14-12
14.1 Overview ................................................................................................................................ 14-12
14.2 Informal Hearing Process ......................................................................................................... 14-2
14.3 Use of Informal Hearing Process ............................................................................................. 14-2
14.4 Notice to the Applicant ............................................................................................................. 14-2
14.5 Scheduling an Informal Hearing ............................................................................................... 14-2
14.6 Informal Review Procedures .................................................................................................... 14-2
14.6.1 Informal Hearing Decision – Denial of Assistance ............................................................... 14-3
14.7 Reasonable Accommodation for Persons with Disabilities ...................................................... 14-4
CHAPTER 15: PETS .............................................................................................................................. 15-1
15.1 Overview .................................................................................................................................. 15-1
15.2 Assistive Animals ..................................................................................................................... 15-1
15.2.1 Approval of Assistive Animals .............................................................................................. 15-1
15.2.2 Care and Handling of Assistive animals ............................................................................... 15-2
15.3 “Pet” Defined ............................................................................................................................ 15-2
15.4 Pet Restrictions ........................................................................................................................ 15-2
ACOP: Table of Contents vi
15.5 Application and Registration of Pets ........................................................................................ 15-3
15.6 Non-refundable Application Fee............................................................................................... 15-3
15.7 PHA Refusal to Register Pets .................................................................................................. 15-3
15.8 Pet Agreement ......................................................................................................................... 15-4
15.9 Number of Pets ........................................................................................................................ 15-4
15.10 Ongoing Certifications and Reporting ...................................................................................... 15-5
15.11 Pet Ownership Rules ............................................................................................................... 15-5
15.11.1 Pet Area Restrictions ............................................................................................................ 15-5
15.11.2 Cleanliness ........................................................................................................................... 15-6
15.11.3 Alterations to Unit ................................................................................................................. 15-6
15.11.4 Noise .................................................................................................................................... 15-6
15.11.5 Responsible Parties ............................................................................................................. 15-6
15.11.6 Pets Temporarily on the Premises ....................................................................................... 15-6
15.12 Additional Rules ....................................................................................................................... 15-7
15.13 Pet Rule Violations ................................................................................................................... 15-7
15.14 Unauthorized Pets .................................................................................................................... 15-8
15.15 Violation Notice ........................................................................................................................ 15-8
15.16 Notice for Pet Removal ............................................................................................................ 15-8
15.17 Pet Removal ............................................................................................................................. 15-9
15.18 Termination of Tenancy ........................................................................................................... 15-9
15.19 Emergencies ............................................................................................................................ 15-9
15.20 Charges for Pet-Related Damages During Occupancy ........................................................... 15-9
15.21 Pet Waste Removal Charge ................................................................................................... 15-10
CHAPTER 16: COMMUNITY SERVICE ................................................................................................ 16-1
16.1 Overview .................................................................................................................................. 16-1
16.2 Basic Community Service & Self-Sufficiency Requirement ..................................................... 16-1
16.3 PHA Obligations ....................................................................................................................... 16-1
16.4 Exempt Tenants ....................................................................................................................... 16-2
16.5 Work Activities .......................................................................................................................... 16-2
16.6 Community Service .................................................................................................................. 16-3
16.7 Self Sufficiency Activities ......................................................................................................... 16-4
16.8 Community & Self-Sufficiency Requirement Partnerships ....................................................... 16-4
16.9 Documentation and Verification ............................................................................................... 16-4
16.10 Change in Status Between Annual Determinations ................................................................. 16-5
16.11 Notice of Non-Compliance of a Non-Exempt Household Member .......................................... 16-6
16.12 Enforcement Documentation .................................................................................................... 16-6
16.13 PHA Implementation of Community Service ............................................................................ 16-7
16.14 PHA Program Design ............................................................................................................... 16-7
CHAPTER 17: TRANSFER POLICY ..................................................................................................... 17-1
17.1 Overview .................................................................................................................................. 17-1
17.2 Types of Transfers ................................................................................................................... 17-1
17.3 Mandatory Transfers ................................................................................................................ 17-1
17.4 Tenant-Initiated Transfers ........................................................................................................ 17-2
17.5 Emergency Transfers ............................................................................................................... 17-2
17.5.1 Emergency Maintenance...................................................................................................... 17-2
17.5.2 Emergency Public Safety ..................................................................................................... 17-3
17.6 Demolition, Disposition, Revitalization, or Rehabilitation ......................................................... 17-3
17.7 Transfers to and from Accessible Units ................................................................................... 17-4
17.8 Occupancy Standards .............................................................................................................. 17-4
17.9 Reasonable Accommodation ................................................................................................... 17-5
17.10 Rental Assistance Demonstration (RAD) Transfers................................................................. 17-5
17.11 Order of Processing Transfers ................................................................................................. 17-6
17.12 Processing Tenant-Initiated Transfers ..................................................................................... 17-6
17.13 Transfer Waiting Lists .............................................................................................................. 17-7
17.14 Verification of Reason for Transfer .......................................................................................... 17-7
ACOP: Table of Contents vii