Understanding Tenant Transfer Procedures and Income Verification in Housing Management
This content discusses important questions and answers related to tenant transfer effective dates, income verification during self-certification, rental fees for month-to-month leases, compliance with housing division policies, and verification requirements for Temporary Assistance for Needy Families. It provides insights into managing housing units efficiently while maintaining compliance with regulations.
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QUESTION ANSWER The effective date is the date of transfer (effective for that action) and the move-in date will remain the same from the old unit. Income eligibility will be compared to the income at original move-in in original unit. When there is a unit transfer what is the effective date and what is the move in date?
QUESTION ANSWER When inputting income information during the self certification period should you delete assets from the previous year since all we ask is a total annual income and not the sources? Yes you can delete asset information and just enter a total annual income for the household.
QUESTION ANSWER I believe this question is asking if a resident does not want to sign a lease and wants to go month to month can they charge a higher rent for not signing a lease. (calling the difference a fee) When rent limits increase and we notify residents of a rent increase and they don t want to renew their lease at the new amount, are we allowed to charge a month to month fee that makes up the difference of the old rent to the new rent? As long as the additional amount for not signing a lease does not increase the rent above the Gross Maximum Rent. Fees are addressed in the 8823 Guide and Section 42. Unless a fee is optional it must be included in the Gross Max Rent.
QUESTION ANSWER The Nevada Housing Division requires one additional full recertification and at the 2ndyear anniversary management can begin using the Alternate Certification. If Management can document that they did their due diligence, the Division would not consider this file out of compliance with our policies. If a resident has passed away during the recertification process (everything has been verified) and was unable to sign the new certification, is the file out of compliance?
QUESTION ANSWER If a HH states they do not receive Temporary Assistance for Needy Families (TANF) do we have to verify it anyway? If a HH states they do not receive TANF and it is obvious they would not qualify due to either the composition of the HH or income, you do not have to verify the negative. This is an example where a complete application and an applicant interview is important. Do we have to verify the negative if their HH would not even qualify for it? (must have a minor child in HH).
QUESTION ANSWER If the HH has a source of income and there are adults that have completed the Unemployed/Non-employed Applicant Affidavit (NV-2d), we would accept that the other adult is supporting the HH. The Certification of Zero Income is to be used in the case where there is zero income for the entire household. Then each adult member must complete it. Is the Certification of Zero Income (NV-2e) required to be filled out if one adult has zero income but another adult has income, as in the case of husband and wife and one of them does not work?
QUESTION ANSWER Are there any situations where an applicant could be denied an available unit due to physical or mental limits that make it unable for them to take care of themselves without a full time caregiver? No, unless you want a Fair Housing Lawsuit. An applicant determines their ability to live independently, you cannot make that judgement.
QUESTION ANSWER On annual recertification dates can we follow HUD? Example: Move In 6/16 annual recert 6/1? Yes, the Division recognizes that.
QUESTION ANSWER Household receives income from Northern Nevada Adult Mental Health Services (NNAMHS) Yes, we can exclude rental assistance from recognized programs and not count it as income. Anything in addition would be income. Do I count everything as income except the rental assistance?
QUESTION ANSWER HUD 4350.3 recognizes unborn children as HH members and we will accept them as non students for the student status rule. Does NHD recognize unborn children as non full time students?
QUESTION ANSWER If there is a provision for required minimum distributions or periodic payments to an individual from a retirement account, the regular payments are counted as income and the account is not counted as an asset, even if the account is accessible by the individual. Required Minimum Distributions from a retirement account how do we count them? 4350.3 Rev-1 Section 5-7(G)(4)(b) and 4350.3 Rev-1 Section 5-7(P)
