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The Definite Guide to Low Income Rental Application Knik Tribal Council

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Check How to Enter the Low Income Rental Application Knik Tribal Council

This is Heather Rhoda..I work, I work for The.Cloudburst Group. I'm a Senior.Analyst at The Cloudburst.Group. I'm not going to go.through the whole, full.bio that everybody else.has done; you can see it.on the app. And some folks.may know me from some other.presentations that I've.done, as well as if I've.ever taken a look at any of.your CAPERs or APRs - that.would have been me, right?.And now my great and.awesome colleague, Morgan.Stephenson, who you may know.too - she is taking a larger.role in doing that, but.we're still on the- still.on the same team. I've been.at Cloudburst for about.four years, and I have a.pretty good background in.some other programs. I've.been doing, you know, housing.in the field before I worked.for Cloudburst. So I was.a HOPWA grantee; I worked.with Shelter Plus Care.back when it was called.Shelter Plus Care.- now it's rental.assistance; and I've done,.also, some Section 8 work,.so I've worked, you know, in.the community at various, you.know, different capacities..So, I think, that's.sometimes helpful in.understanding, you know, the.questions that we get and.trying to figure out, you.know, creative ways or how.to help you interpret the.rules because they're not.always very clear. So here.we're going to be talking about.income and rent calculation.in 25 minutes. You could do,.really, a whole day on this,.couldn't you? And so this.is really going to be.providing you with just a.high level overview of some.reminders, and some things.you need to know in order.to determine household.income and calculate tenant.portion of rent. I just.wanted to remind you of the.HOPWA Institute's theme is.\"Housing's Role in Ending the.HIV Epidemic.\" How- how do.you think, and this is maybe.a stretch, but how do you.think completing correct.income calculation and rent.calculations can help in.ending the HIV epidemic?.It's just part of overall.quality, quality of your.program, right? And running.a good program and following.the rules and the policies.and ensuring that the clients.that you're assisting,.you're calculating their.income correctly, right? They're.not paying any more or any less..So, it's peripherally.involved, but it's still part.of your overall component.because it's still a.component of administering,.you know, rental assistance.or facility based assistance..And these are a few things.that we're going to talk.about today. It basically.shows you how the presentation.is organized. First,.we're going to talk about.household composition and.characteristics, right? So,.what's, what's your.composition, right? That's how.many people are going to be.living in the household. How.many? One? Two? Three? Do you.expect anybody to leave? Do.you expect anybody to join.the household? Those are the.kind of things you're going to.want to know. In addition,.you're going to want to.know 'who', right? The.characteristics: who's living.there with you. And it's.not be-, you know, because.you're being nosy, right?.You need to know if you're.going to have any adults; any.adult, full-time students;.um... any [aside: look],.any minors [aside: So, I get.to use my pointer]; foster.children; foster adults; a.live-in aide; or a temporary.absent family member. This.isn't everything, but I.just wanted to give you an.example just that, you know,.when you're doing your.household composition that.you really want to know.'who' and the age of the.folks that are going to be.living there. And before I get.to the next slide, why? Why.do you think you need to.know some of this stuff: the.how many and the.characteristics? [Audience.answers off microphone].Say that again? You said,.'Because not everybody's income.is going to be counted.' Okay,.yep. [Audience answers off.microphone] Right, yep. Because.you're going to want to know for.bedroom sizes. [Audience.answers off microphone].Right, right, for identifying.exclusions / inclusions..[Another audience member.answers] For identifying.allowances? Right?.Good. You guys, I didn't.even need to do this..Income type and frequency:.And it's, just remember,.this isn't all of it; I just.wanted to give you an idea..So these are some of the kind.of, like, income types. So.you're going to have, like,.your earned income. So you.have your part-time, your.full-time, and the lovely.ones, that is always.are hard to figure out.sometimes, right? Seasonal.and sporadic. Don't some.of those drive you crazy.sometimes? Trying to figure.out the difference between.seasonal and sporadic?.Okay, so when we finish up.I can circle back around if.you remind me because I have.some examples of seasonal.and sporadic. Okay? And.then you have your benefit.income. Okay, so some of.them: SSI, SSDI, Veterans, SSA.Pension, Retirement, etcetera..And then you have your.other: your kind of regular.reoccurring contributions,.usually from someone outside the.household to someone inside the.household, and then your.asset income. And now we're.going to show you frequency,.and this is typically how.you're, kind of, calculating.income. Generally hourly.income, assuming.full-time, right, these.are full-time numbers, is.calculated at 2080 hours:.weekly means 52 weeks,.bi-weekly means 26 weeks,.semi-monthly means 24.weeks, and monthly means.12. I've often seen back in.my days of low-income housing.tax credit audits these two.[aside: whoops see I can't do.my pointer] these two get.interchanged: the bi-weekly.and the semi-monthly. So.other than full time income,.multiply the wages by the.actual number of hours or.weeks the person is expected.to work. So, it's usually.like when you're dealing.with somebody who has part-time.income, right? Okay. And.this is a list of some of.the income inclusions, and.some of these I'm sure you've.seen before. Has anybody,.like, never, ever seen.these? That's good..Let me see if some....are usually, sometimes,.trouble spots. I think,.actually, this one.right here, reoccurring.gifts, is sometimes a.trouble spot for folks or.income from a temporary.absent family member..And these are some of the.exclusions. Has anybody.never seen these?.Okay, that's good too. What.about the... one of the.exclusions is the full amount of.student financial.assistance paid directly.to the student or to the.educational institution;.that's an exclusion. Do you.guys know that? Okay. Wow..See? This is like...[laughter].And now we're going to go into.some income allowances and.deductions. This is a great.chart, and you could actually,.you know, download this.into a PDF and, and keep.it. And so these are some of.the, probably, common income.allowances and deductions that.you're going to be using. So the.elderly / disabled, right,.400 dollars per household,.not per person, okay? Even if.there are other household.members that are disabled,.it's just that qualifying,.the, HOPWA eligible individual..Even if you have two.people in the household that.are HIV, the qualifying,.eligible individual or the.head of household, whoever you.designate, you're only getting.that 400. Yeah? [Audience.asks question off microphone].Say that again? [Audience.member: Is that monthly or.annually?] Annually. Yeah,.it's just an annual....yep..For dependents? 480 per.dependent and it's not.monthly. This is something.you give, like, at, like, an.initial intake, initial.lease-up, and then.when you re-certify.you would reapply, you.would reapply, those.deductions. So a dependent;.full-time student; elderly /.disabled household member.at any age; and minors under.the age of 18 but not the.head, spouse, or co-head..Un-reimbursed medical.expenses: I think this trips.people up sometimes on the.HOPWA AAQ, I also sit on.the HOPWA AAQ and we get.quite a few questions about.this. So, un-reimbursed.expenses: you're going to have.a total amount of medical.expenses, but the amount.you'll be able to use as the.actual allowance is the.amount that exceeds 3.percent of annual income, and.we actually have an example.of that that I'm going to.show you. So, all members of.the household residing in the.elderly / disabled household.are eligible for this..So, if you have, you know,.your, the client is, you.know, HIV-positive, the head.of the household, they get this.400 dollar elder- elderly /.disabled allowance, you can.collect and get information.for those un-reimbursed.medical expenses for.everyone living in the.household, not just the HOPWA.eligible client. Is that clear?.Is that new news or no? Good..[aside: Sorry, it's.dry in here.] And then.we have un-reimbursed.attendant care auxiliary.apparatus expenses: this is.similar to the un-reimbursed.medical. I don't see.that very often and a lot.of the other programs I.worked in the past I didn't.see that very often either,.but it's the same thing -.all the household members.residing in the disabled.household will be eligible.for that. And then you have.reasonable, un-reimbursed.childcare: it ends up, all.of the amount ends up being.a deduction, but the childcare.expenses for children.under the age of 13 to.enable a family member to.be employed or they're going.to school, right? So, if the.child is 13? [Shakes head.no.] 14? [Shakes head no.].10? [Shakes head yes.].[Audience asks question.off microphone].Okay, so the question is.at intake when you're, when.you're like, you know, doing.your rent calculation,.and someone says I.have un-reimbursed.medical expenses, right,.they should be bringing.you invoices or, you know,.information about their.unreimbursed ex- if medical.expenses that you can use.to anticipate going forward..Yeah. [aside: Whoops,.sorry.] So question: under.what circumstances would.a HOPWA household not.receive the 400.dollar deduction?.[Audience answers.question off microphone].Right, only when a minor.with HIV is the qualified.person in the household..Now, we're gonna do some.examples. Whose income do.you include? It's like a game.show, right? We should have.played, like, Jeopardy; that.would have been fun. So,.whose income is included?.Okay. So, I put them into two.categories.: we have earned.income and other income,.like income from assets..And it's a, this is a very.simplified version, okay?.Note that this is high-level,.simplified version. So, you.have the head, spouse /.co-head, so you're going.include that earned income. You.have an adul- another adult.including a foster adult,.so yes, yes. Children under.18? No. Other income? Yes..You're going to include.it, right? So, you're.going to include, like,.Survivor Benefits, right,.or or SSI payments that the.household receives on.behalf of the child, right,.has the child's name, and.also asset income, if.applicable. It is probably.rare that you would see that,.but you would also include.that too. Full-time.student, eighteen and older.not the head co-head or.spouse? You're going to.exclude earned income that.exceeds 480, right, but.all the other income you're.going to include. So if.they get SSI, you're going.to include that, right,.and you're going to include.if they get child support,.things like that. Foster.child under 18? No to earned.income and yes to other. And.these are just a few more.examples. So, if you have.a living aide, that's a.pretty common sense, no, no..If you're in shared housing,.right, your client has a.roommate, you're obviously.not going to include the.roommates income, right?.if you're in shared housing.with another household.member, like, you've had.a reasonable accommodation.and you know you're living.with a relative and it's.shared housing / you're not.a household, you're not going.to include their income.or other income either..[Audience asks question.off microphone].We're going to get to that..Okay, so based on this fancy.flowchart, what would you do?.So, we have an adult,.right, they're not the head,.spouse, or co-head; they're a.full-time student; they.receive Social Security.disability; they're working part.time; do you include any of this.household members income?.[Audience says yes].What do you include?.[Inaudible response.from audience].Does somebody want to get.up and give it a shot at the.mic, or I can walk around?.Because now I can walk.around, right? Because I.can't hear. You guys are all.talking at once. [Aside:.Look at that, it works.].Anybody? Thank you. [Audience.member]: 'I'm guessing.480 out of the part-time.job and the Social.Security Disability, 450.monthly.' [Speaker]: Tada!.[Applause from audience].Thank you! Awesome!.Thank you very much..[Inaudible comment from.audience member] Ok, thank you..And we have, [Inaudible.comment from audience member].we have one more, one more.of these, so let's do one.more because these are.fun, right? So we have a.minor who's 17, full-time.employment, 12,000 annually,.receives a survivor benefit.of 250 a month. Include.any of this household.members income? What. Did.someone say survivor benefit?.Yes, only the survivor.benefit. Very good. These were.way too easy, way too easy..Now I know. So now we're going.to do a little bit of math..Well, kind of math, some math,.and we're going to calculate.some rent. So, this is the.scene, okay? So we're making.some assumptions, okay, in.this example. So, we have one.qualifying HOPWA individual.who's the head of.household and a full-time.student, Okay? They have.employment at 175 a week,.and they received 150.per month from an aunt.who's outside the.household. They have health.insurance, but they pay for.prescription and.appointment co-pays.out-of-pocket, 1500 annually,.and they don't have, they.don't pay a premium in their.paycheck, okay? Because I.know what you guys are going.to say; they don't pay a.premium in their paycheck; this.person is very lucky that.their employer pays their.full premium. Okay. So what.income should you include.and how do you calculate the.income that's included? So.which income are you going.to include? [Audience.answers off microphone].So, both income sources are.included, both income sources..So the employment income:.you're going to do,.he's paid weekly, right?.175 times 52 equals 9,100.annually and the reoccurring.gifts from the aunt.outside the household,.so 1800. [Audience asks.question off microphone].Not if it's, if it's, if it's,.if you get like, uh... you.know, a birthday card from.your aunt and she sends you.fifty bucks that's, that's, not,.those things aren't included,.but if you get a reoccurring,.ongoing monthly amount.from someone outside the.household, that is counted..Yep. Gross annual income is.[aside: Am I in the way? Sorry..Are you guys laughing at.me?] [Audience makes comment.off microphone] Oh well.yeah, if you ask, right?.But, but that's part of.your intake, right, that's.part of doing your intake.for and asking those.questions. And so if you ask,.and they say 'No,' you've done.your due diligence, right?.And then if you find it.later, then you need to.address it either through.re- repayment, recalculation..Yeah, but oh I know..I know. I hear. Yeah,.it'd be great if EIV,.do you guys would know what.EIV is? Okay, but HOPWA.doesn't use EIV. But you.wouldn't see a gift from an aunt.anyway but, Right. Yeah..They couldn't be, yeah. You.couldn't hide employment.information. And EIV is.Enterprise Information.Verification? Some, housing.authorities use it really often..Yeah, Yeah. [Audience Member:].Heather? Heather? [Speaker:].Go ahead. [Audience member]:.I want to ask you a question.because aren't they required to.have documentation, all.this has to be a documented?.[Speaker:] Oh, absolutely..Oh yeah, yeah, yeah. This is.assuming that all of that's.occurring; it's just going.through the, the technical.aspects of completing.a rent calc. [Audience.Member:] And then also.I'm going to ask you I know.that other HUD programs like.HOME TBRA has different ways.of doing rent calculation,.you count the AGI for example,.the Adjusted Gross Income,.versus the Gross Income,.that's not in HOPWA, right?.Well yes, we we have a.calculation that I'm gonna go.through, actually, at the end.of this. Yeah, it's.adjusted gross, yup. Yup..We covered that. Okay. So any.other sources of income? No. So.right, you're asking. No other.sources of income. So.are, would there be any.possible allowances / income.deductions or allowances.for this person? Well yes,.because they're, you know, the.HOPWA qualifying individual,.so they're going to get.that 400, right? And.they have some un-reimbursed.medical expenses, but.you'll have to figure out.what the allowance will.be for the 1500 because it.won't be the full 1500. Okay..Now we're going to go into.the apartment. So, like Jose,.Jose said, right, you got to.verify everything. So, you're.verifying the employment,.right? You're verifying.the un-reimbursed medical..Your, you know, he totally.tells you that his aunt helps.him out so you can get, um,.you know, maybe, maybe they.have like a bank account.where she automatically.deposits it in the bank.account. But you can also do.something, you know, in.writing that she verifies.that she pays this, and she's.been doing it for, you know,.10 years, and you know. Yeah..So, Jose's right; you're.going to have verification.for all this. So, so assuming,.we're going to assume.everything just to get through.this, okay? So unit meets.FMR, rent reasonable- rent.reasonableness, passes.habitability, the contract.rent and utility allowance.for tenant paid utilities is.as follows. So the contract.rent and also the rent.being charged from the.landlord happens to be the.same 953, utility allowance.is 75, that's what the client.has to pay. And remember.if, if utility allowance.isn't included, the total.rent up here would have to.equal the FMR. But in this.case, what I did was I took.the FMR for Maine, because I.live in Maine, in Portland,.Maine, in Portland, and.I backed out the 75 to.make sure that the two,.when they equaled each.other, met the FMR. I can.go over that afterward if.you want to see an example;.it makes sense to me....in my head. Right? Like,.okay. But it's so hard..You've got 25 minutes,.right? Okay. So we have the.gross annual income; we know.that, right? It was.10,900 here's the.[aside: I'm gonna go over.here because I think i'm.in their way], so here's.the 400 dollar deduction,.disability. Here's the.medical, un-reimbursed.medical expenses. So to.figure out how much of.this will be an allowance,.you need to figure out 3%.of, like, gross annual.income. So, it's 3% of this.[points to screen], so that's.327. Take your 1,500 minus 327..Here is the amount [points to.screen] that you can use for.the un-reimbursed medical.expenses. Your total.allowances: 400 plus.1173 equals.1573; this is what's going to.adjust the income, and this.is your new, annual adjusted.income. Some of this I.just put it here because.you often see it, like, on.rent calculations. Yeah..[Points to screen] So.this just shows again, the.annual gross income, the.monthly gross income for the.household, and the monthly.tenant portion of rent,.10%, because remember you.need to use the higher of.the 30% or the 10% for the.tenant portion of rent..Here you have the adjusted.household income again, monthly.adjusted household income,.and then 30%, so 233..So, which one's higher:.the 10% or the 233? [Points.to screen] So this is the.number you'd be working.with, right, 233. Okay, but.they pay utilities. So you.have, here is an example.where you're going to put,.you're going to do the.higher of the 10 or the 30..[Points to screen] So, I put.the 233 here, I carry down.the rent, the contract rent,.the landlord rent, 953, and.so this would be the HOPWA.subsidy amount if they.didn't pay this [points to 75.utility allowance]. Okay, but.they do have a utility.allowance, so I need to.subtract that 75 to the 233,.and now they're going to.pay 158 and the subsidy.pays 795. [Points to.screen] And this plus this.equals that, and that's it..

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