PERFORMANCE BASED CONTRACT ADMINISTRATION
OHFA是俄克拉荷马州住房和城市发展部PBCA项目的合同管理员. Each month OHFA helps provide housing assistance for nearly 13,000 Oklahoma families who live in 168 properties across the state.
OHFA'S PERFORMANCE BASED CONTRACT ADMINISTRATION
职责
Through the Performance Based Contract Administration program, OHFA provides monitoring and payment services of assisted units to owners of project-based Section 8 properties for the U.S. Department of Housing and Urban Development in Oklahoma. OHFA is responsible for completing the following tasks.
- Conduct periodic Management and Occupancy Reviews (MOR)
- 处理业主的住房援助付款(HAP)凭证和特别索赔
- 续签PBCA HAP合同
- 过程终止和选择退出
- 处理合同澳门四肖八码调整
- Handle and resolve tenant and community complaints and issues
- 跟进身体检查
- 每月和每年向HUD提供所有PBCA活动，包括OHFA财务审计.
Pbca所有者和经理资源
参与“基于项目的第8部分”计划的业主已经与住房和城市发展部和PBCA签订了住房援助付款(HAP)合同.
通过HAP合同, 业主同意为合资格的住户提供房屋资助，并在每月提交公屋住户资助券后，可获支付服务费用. 根据业主的要求，HAP合同的期限可能从一年到20年不等.
HAP合同到期时, owners 必须 submit timely contract renewal documentation to OHFA so that the HAP voucher payments can continue. 的 contract renewal documentation 必须 be submitted in accordance with the 住房和城市发展部第8节更新政策指南.
Owners may select from the following six contract renewal options:
- 选项一:Mark-Up-To-Market
- 选择二:当到期合同的澳门四肖八码达到或低于市场水平时，以OCAF调整的现有澳门四肖八码或基于预算进行续约
- 选择三:推荐给OAHP处理，因为该合同的澳门四肖八码高于市场价格，并且受联邦住宅管理局保险或住房和城市发展部a持有的抵押澳门四肖八码的约束
- Option Four: Renewal of contracts for “exception” projects, 根据MAHRA第514(h)条免除债务重组的项目，或者不是MAHRA第512(2)条定义的“合格的多户住宅项目”.
- 选择五:组合再工程演示或保存项目的合同更新
- Option Six: Opt-out of the Section 8 contract
有关详细的指引及递交要求，请参阅 住房和城市发展部第8节更新政策指南.
HUD企业收入验证(EIV)系统提供一个来源的综合收入数据. 通过互联网, 要求各级住房合作伙伴对申请人和租户使用EIV，以改善收入核实，减少住房和城市发展部不合理的住房援助支付.
EIV provides the following information:
- 每月雇佣新员工
- Quarterly wages (including employer information); federal wages are available
- 季度失业补助
- 每月社会保障(SS)和补充保障收入(SSI)福利
Data in the EIV系统 is highly sensitive and confidential. HUD requires all users of the EIV系统 to maintain strict security measures to ensure the integrity of the data. Users 必须 be certified by the EIV Coordinator twice a year.
业主/管理代理必须建立和实施政策和实践，以证明符合EIV报告要求. This includes setting up a Master File used to monitor tenant compliance and incorporate EIV reports for Move-in, 临时, 和年度认证流程.
Updates and changes to the EIV system are communicated through the Rental Housing Integrity Improvement Project (RHIIP) Listserv.
HUD手册4350.3, REV-1, 变化4, Occupancy Requirements of Subsidized Multifamily Housing Programs, has been updated to include the EIV requirements. 的 EIV requirements can be found in Chapter 9 of the handbook.
3月8日, 2013, HUD发布了EIV更新, 住房通知2013 - 06, Enterprise Income Verification (EIV) System. 本公告取代公告H 2011-21、H 2008-03、H 2009-20和H 2010-10. 通知贴在 HUDCLIPS.
Any questions related to EIV use in Project-Based Section 8 Housing 应该 be directed to the Multifamily Help Desk at (888) 767-7588, (202) 401-7984 or (电子邮件保护)
HFA致力于发送提示, 每月向每位业主准确发放房屋资助金(HAP)凭证.
In order to receive monthly voucher payments, 住房和城市发展部的规定要求业主在要求付款的月份的前10天向OHFA提交HAP凭证申请. 我们要求每个物业提交电子版本的凭证, via the Tenant Rental Assistance Certification System (trac), 支持50059年的数据, and a signed and dated paper copy of the voucher.
Vouchers submitted after the deadline risk late payment. We are 不 able to process voucher payments until all required documentation is received and reviewed for accuracy and eligibility. A monthly voucher submission is required even if the owner is requesting no payment for the billing month.
一般, HAP代金券在每月结束后的第一个工作日以电子方式支付. Late owner submission and other extenuating circumstances could cause HAP Voucher Payments to be delayed.
Tenant Rental Assistance Certification System (trac)
的 Tenant Rental Assistance Certification System (trac) 是HUD计算机系统吗. 开发该系统的目的是通过使人工程序自动化和包含自动化控制来帮助改善对辅助住房计划的财务控制. trac用于电子租户数据收集和HAP凭证处理.
Integrated Multifamily Access Exchange (iMAX)
iMAX (Integrated Multifamily Access Exchange)是trac的前端子系统. 它接受工业站点以电子形式提交给HUD总部的数据，并将消息从HUD总部返回给发送站点. 在将预先验证过的数据传递给trac系统进行进一步验证和处理之前，对数据格式进行有限的编辑. iMAX编辑失败的数据会向发送方发送错误消息，请求数据更正. 的 Industry partners are responsible for formatting their automated data to be accepted by the iMAX and trac systems.
的 MAT trac 202D用户指南 contains technical submission instructions for using the most recent trac system, 8月1日上线, 2014. All owner/agents 必须 convert to trac 202D by January 31, 2015. trac在2015年1月31日之后只接受202D格式的传输.
OHFA强烈建议所有业主/代理下载或打印 MAT trac 202D用户指南.
住房和城市发展部手册4350.4、改变补贴多户住宅项目的居住要求 已经发布到HUDCLIPS了. 的 handbook is updated to include information on use of the Enterprise Income Verification (EIV) system; Violence Against Women Act (VAWA) requirements; Supplemental Information to Application for Federally Assisted Housing; Rent Refinement of Income and Rent Determination Requirements in Public and Assisted Housing Programs; Final Rule, and requirements relating to admission of individuals subject to State lifetime sex offender registration requirements.
2015 Operating Cost Adjustment Factors (OCAFs) were published in the Federal Register on October 2, 2014. 根据1997年《澳门四肖八码》(mara)，这些因素被用于调整或建立第8条澳门四肖八码。, 修订的, for projects assisted with Section 8 Housing Assistance Payments. 的 factors are effective February 11, 2015.
Rental Housing Integrity Improvement Project (RHIIP) 住房和城市发展部的策略是减少住房和城市发展部租房援助基金管理上的错误. 多户住宅项目Listserv的建立是为了提供多户住宅项目的最新消息, occupancy tips and other items of information for the stakeholders of the various HUD subsidized multifamily programs. 订阅Listserv.
Operating Cost Adjustment Factor (OCAF)
的 Auto Operating Cost Adjustment Factor (OCAF) Rent Adjustment process is initiated by HUD or the Contract Administrator. Not all contracts are eligible for the Auto OCAF.
如果属性是 eligible for an Auto OCAF rent adjustment, OHFA will send the owner information each year. 物业更新周年纪念日的一百五十天前, OHFA将向业主发送一封信，告知房产的新OCAF调整澳门四肖八码, 新的证物a, and a request for certification of the accuracy of the debt service and non-Section 8 rent potential amounts. 接受汽车OCAF澳门四肖八码上涨, 业主需要在10天内将签名/日期的证书和三份表格HUD-92458澳门四肖八码表退还给OHFA，以便完成流程.
如果属性是 不 有资格申请汽车OCAF的车主每年将启动这一过程. 在该物业更新周年纪念日的一百二十天前, 业主必须向OHFA提交完整的OCAF澳门四肖八码调整请求. We will process the request under the original OCAF procedures.
OCAF Rent Adjustment Worksheet - HUD-9625 Form
预算的基础
业主可以要求基于预算的澳门四肖八码调整与HAP合同，并在合同期间或合同更新时符合条件.
要求增加澳门四肖八码的申请应包括下列所有材料, plus any additional documents being used to support the request.
的 checklist for initial submission is below. 要求增加澳门四肖八码的申请应包括清单上列出的材料，以及任何用于支持该要求的额外文件.
- 求职信, summarizes why the rent increase is needed, 增加的日期将生效, a description of the physical condition of property and any improvements that have been budgeted for, identification of any proposed change in services, 设备, 或费用, 以及改变的原因.
- Budget Worksheet HUD Form 92547-A, (Appendix 4 (d))
- Owner explanation of budget items, (Appendix 4(b))
- Copy of Notice to Tenants, (Only if required)
- 有关采购惯例和费用合理性的业主证明(附录4(b))
- A signed request for an increase in the Reserve for Replacement if such an increase is contemplated as part of the rent increase request, (附录6). 【澳门四肖八码】
- 公用事业津贴分析 (if applicable)
参考HUD手册4350.1, REV-1, Multifamily Asset Management and Project Servicing, Chapter 7 详细的指导 and owner submission requirements.
一些续约方案将要求业主提交一份澳门四肖八码可比性研究(RCS). 的 purpose of the RCS is for a licensed appraiser, 运用他/她的专业知识, to estimate rents that a reasonable tenant, 没有得到帮助, might pay in the subject property's market area. 的 RCS rents are a threshold for adjusting PBCA property rents during the contract renewal/rent adjustment process.
从RCS最初用于合同续签/澳门四肖八码调整的日期开始, the RCS has a maximum five-year “life cycle." HUD requires owners to obtain a new RCS every five years. PBCA property owners 必须 contract with a state-certified licensed general appraiser for preparation of an RCS.
Because the owner 必须 submit the contract renewal/rent adjustment request to OHFA at least 120 days before the contract anniversary date, we recommend that owners begin searching for an appraiser six months prior to their contract anniversary date.
请注意，在满足RCS的所有要求之前，OHFA无法完成您的合同续约/澳门四肖八码调整请求的处理.
注意: 2012年5月18日，HUD发布了第8条更新政策的变更. A RCS is now required for an Option 4 budget-based rent adjustment requests during the term of the contract.
这将RCS需求引入到一组从未需要RCS的属性中, 包括大多数202和515. 来帮助您满足这个新要求, please refer to the 住房和城市发展部第8节更新政策指南, 第六章, 第6-3节和第9章.
有关详细的指引及递交要求，请参阅 住房和城市发展部第8节更新政策指南,第九章.
提示: Included in Chapter 9 are two alternatives to the RCS (Section 9-5 & 9-6). Reviewing them may save you the cost of an RCS.
业主偿还
如果由于业主的错误或业主没有遵循HUD的程序，业主必须向HUD偿还所有由于超额支付的援助费用.
的 owner may reimburse HUD for these overpayments in one lump sum. 然而, 如立即全额还款会危及该物业的财务状况, HUD/Project Based Contract Administrator (PBCA) may permit the owner to remit repayments over a period of time.
All repayments 必须 be submitted through trac as a reduction of the Housing Assistance Payment (HAP) Voucher.
承租人还款
业主不需要立即偿还因租户提交错误信息而导致的超额支付的协助费用. 租户必须按照商定的还款计划还款.
HUD手册4350.3 REV-1, CHG 4, 第八章, 8-20, 概述租户因超额支付房屋援助款项而须偿还的义务. Once the amount the tenant owes is determined, the owner/management agent (O/A) is required to reimburse HUD.
All repayments 必须 be submitted through trac as a reduction of the Housing Assistance Payment (HAP) Vouchers.
供租户选择的还款方案
租户可按下列方式缴交欠款:
1. In a lump sum payment; or
2. By entering into a repayment agreement with the O/A; or
3. 以上选项1和2的组合
租客还款协议规定
承租人和户主必须就还款协议的条款达成一致. 房客可以咨询 HUD’s Housing Counseling Agency in their area 协助他们与O/A就还款协议达成一致条款.
每月的付款要求
- 租客/家庭在签署还款协议时所缴付的月租及澳门四肖八码，不应超过该家庭每月调整入息的40%
- HUD通知中没有指明具体的最大付款期限
- 还款协议 必须 be consistent with and reference lease whereby the tenant is in non-compliance and may be subject to termination of their lease
- 还款协议 应该 contain a clause whereby the terms of the agreement can be renegotiated if there is a 减少 or increase in the family’s income
- 还款协议 必须 be signed and dated by the tenant and the O/A
- O/A 必须 不 apply a tenant’s monthly rent payment towards the repayment amount owed that would result in an accumulation of late rent payments.
- O/A 必须 对受收入变化影响的先前证明进行完整的修正. O/A必须纠正之前的认证，以避免在HAP凭证上出现较大的负面调整.
Owner Reimbursement to HUD of Repayments Through the trac System
**这些交易不再作为OARQ杂项会计请求提交**
业主必须通过52670-A的trac系统提交多付款的补偿, Part 6 voucher form in accordance with the MAT30, 第七节记录. 指的是 202 d垫指南 详细的指导.
O/A Fee Retained for Costs Incurred for 还款协议
- 业主立案法团可保留其从不当申报收入的租客收取的部分款项，以支付追诉这些案件的费用(这并不限于业主立案法团确定欺诈的案件)。.
- O/A may retain an amount to cover their actual costs, which is the 较小的:
1. 他们的实际成本
2. 20% of the amount received from the tenant. - O/A保留的金额必须存入项目的经营账户.
参考最新HUD公告: Tenant Repayment of Unreported or Underreported Income – Section IX. C.
As part of its commitment to provide affordable housing, 住房和城市发展部认识到，经济适用房的业主有潜在的财务风险，因为安全保证金的限制和需要遵守等候名单的要求. 因此, HUD permits owners to be reimbursed for a portion of their financial loss through the special claims process.
Owners may submit a Section 8 Special Claims request for reimbursement of vacancy loss during rent up, 澳门四肖八码上涨后的空置损失, 承租人赔偿, 无薪租户澳门四肖八码, 以及对合格单位的债务偿还.
的 特别索偿处理指南 (8月1日起, 2006) provides the owner with step-by-step instructions and the required forms for submitting special claims.
特殊索赔要求的审核、批准、拒绝或调整
的 owner’s Special Claims Request 必须 be pre-approved by OHFA prior to the owner submitting it with their next monthly voucher. 我们将审查和分析业主提交的文件，并批准, 拒绝, 或根据HUD规定和指导方针调整索赔.
OHFA 必须 review and return the executed claims to the owner within 30 days of receipt from the owner. Our written 不ification will include the approval decision and any explanations for 拒绝ion or adjustment of claims.
Special Claims Submission and Processing Timelines
- HUD only pays a maximum of 60 days for a vacancy loss claim
- 业主只可在60天后或新入住的情况下，较早提交空置申请
- 业主必须在准备入住(RFO)之日起180天内提交索赔
- PBCA必须在收到后30个日历日内向业主退还已审核的索赔
- Owner 必须 include approved claims on HAP Voucher within 90 days
Most Common Mistakes Made With Special Claims Request
- 没有签名
- Move-ins, Move-outs, Unit transfers, 不 viewable in trac system
- 在HUD 52670-A Part 2的特殊索赔要求中没有列出所有单位
- 双倍扣除保证金
- Forfeited Security Deposit 不 deducted from claim
- Interest earned on Security Deposit 不 included
- 新入住的是Market或236租户(请在清单上注明，并提供搬入编号50059)
指的是 特殊索赔处理指南faq.
公用事业津贴分析应该代表业主对一个能源意识强的租户在一年内将招致的平均每月公用事业费用的最佳估计.
住房和城市发展部要求拥有基于项目第8部分的物业的业主完成每个单元类型当前的公用事业津贴的分析. 每次提出澳门四肖八码调整要求时，都必须向房管局提交这项分析的文件. 的 analysis 必须 be project specific and 必须 include all tenant paid utilities for each unit used in the analysis.
例子:
Unit #4 electricity average and gas average included in the analysis;
单元10平均电力包括在分析中，但没有平均煤气;
单元10不能在分析中使用，因为它不能代表完整
该单位的效用使用.
在UA的情况下 减少, owners 必须 不ify tenants to advise them of their right to comment on the Utility Allowance 减少 during a 30-day comment period.
的 owner/management agent 必须 follow the posting instructions contained in Chapter 7 of the 住房和城市发展部手册4350.1.
在30天的评论期结束时, 业主/管理代理必须向OHFA提供符合租户评论程序的证明，以及收到的任何居民评论.
参考HUD手册4350.1, REV-1, Chapter 7, 7-24 for complete guidance.
新闻 & 特性
