Owners must determine the amount of a family’s income before the family is allowed to move into assisted housing and at least annually thereafter.  The amount of assistance paid on behalf of the family is calculated using the family’s annual income less allowable deductions.  HUD program regulations specify the types and amounts of income and deductions to be included in the calculation of annual and adjusted income.

The most frequent errors encountered in reviews of annual and adjusted income determinations in tenant files fall in three categories:

1. Applicants and tenants failing to fully disclose income information;

2. Errors in identifying required income exclusions; and

3. Incorrect calculations of deductions, often the result of failure to obtain third-party verification.

Careful interviewing and thorough verification can minimize the occurrence of these errors.

Learning Objectives:

Determining Annual Income

• Key Regulations & Requirements
• Methods for Projecting and Calculating Annual Income
• Calculating Income – Elements of Annual Income
• Calculating Income from Assets

Determining Adjusted Income

• Key Regulations & Requirements for Determining Adjusted Income
• Calculating Adjusted Income

Verification

• Key Regulations & Verification Requirements
• Acceptable Verification Methods
• Identifying Appropriate Verification Sources
• Required Verification and Consent Forms
• Effective Term of Verifications
• Inconsistent Information Obtained Through Verifications
• Documenting Verifications
• Confidentiality of Applicant and Tenant Information
• Security of EIV Data
• Refusal to Sign Consent Forms
• Interim Recertifications
• Record-Keeping Procedures

Calculating Tenant Rent

• Calculating the Tenant Contribution for Section 8, PAC, PRAC, RAP and Rent Supplement Properties
• Procedures for Determining Tenant Contributions for Section 8, PAC, PRAC, RAP, and Rent Supplement Properties
• Calculating Assistance Payments for Authorized Police/Security Personnel
• Calculating Tenant Contribution for “Double Occupancy” in Group Homes
• Calculating Tenant Contribution for Section 236 and Section 221(d)(3) Below Market Interest Rate (BMIR)

Who will Benefit:

• Property Owners
• Property Managers
• Housing Authority Staff
• Compliance Staff