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PermanentAffordabilityCommitmentTogether(PACT)
MeetingGuidelines
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Let’shearfromeveryone
Onepersonspeaksatatime
Respectothersandtheiropinions
Ifyou’dliketoaskaquestion,speakerslipsareavailableforthe
endofthepresentation
Agenda
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• Introductions• PACTOverview• ResidentRights• TransferPolicy
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WashingtoncontinuestocutNYCHA’scapital
funding
$1.4BILLIONlostsince2001
Whatistheproblem?
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Whydoweneedanewsolution?
Youknowbetterthananyoneelse!
$17BILLIONinrepairsareneeded
DataSource:CalculationsbasedonNYCHAPhysicalNeedsAssessment(PNA),2011
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+StabilityofSection8Funding
= ResidentRights+PermanentAffordability
ofPublicHousing
Solution:PACT
PermanentAffordabilityCommitmentTogether(PACT)
BenefitsofPACT:FundingforApartmentRepairs
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PhotosofscheduledRADimprovementsatOceanBay(Bayside)
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Residentsenjoy:NewbathroomsNewkitchensCentralA/C
Laundryrooms
Samplerenovatedexterior
ü PACTWill: x PACTWillNot:
• NOTprivatizeyourbuildings
• NOT displaceNYCHAfamilies
• NOT raiseNYCHAresidents’rentabove30%ofhouseholdincome
• NOTdemolishpublichousing
• Helpsecuremillionsofdollarsformajorrepairs(includingapartmentinteriors,roofing,moldremediation,andfaçaderepair)
• Ensurepermanentaffordability
• Maintainresidentrightsinlinewithpublichousingprotections
SettingtheRecordStraight
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PACTTimeline
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OngoingResidentEngagementMeetings
January2017
RADApprovalfromHUD
March– June2017 May– July2017 Fall2017
BeginninginFall2017 TimelinetobesetonceNYCHAselectsaDeveloper TargetDate:December2018/
June2019
FirstRoundBuilding&ApartmentInspections
NYCHAreleasesRFP,
DeveloperssubmitProposals
NYCHAevaluatesProposals&
selectsDeveloper
ResidentsmeetwithDevelopertohearplans&provideinput
Residentssignnewlease
Developmentconvertsto
Section8withnewpropertymanagement
Repairsbegin
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NORescreening
LeaseRenewal Consultation RighttoReturn
RightSizing
RighttoOrganize
EarnedIncomeDisregard(EID)
ChoiceMobility
ResidentBusinesses
FundingforResidentParticipation
Language/DisabilityAccessResidentRights
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NewYorkCity(NYC)RentalAssistanceDemonstration
(RAD)RoundtableonResidentRightsandProtections
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WhendoesNYCHAreachouttoresidents?NYCHAmustconsultwithresidentsbeforeapplyingforRADandafterreceivingHUDapproval.Theseongoingengagementmeetingsarepartofthatprocess.
WheredoIlivewhilerepairsarehappening?Repairsareexpectedtotakeplacewithresidents-in-place.However,anyresidenttemporarilyrelocated(forhealthreasons,forexample)hasarighttoreturn.
CanIstayinmyapartmentaftertheconversion?YES.CurrentresidentsarenotsubjecttorescreeningorincomeeligibilitytostayintheprojectafterSection8conversion.
ResidentRightsTenantrightsandpermanentaffordabilityareguaranteed byfederallaw.InNYC,thereareadditionaltenantprotectionscalledtheRADPrinciples.
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Willmyrentchange?Justlikepublichousing,residentswillpay30%ofincometowardsrent.
Willmyleaseberenewed?Aresident’sleasemustberenewedunlesscauseexists.
CanImovewiththeSection8voucher?Oneyearafterconversion,residentscanchoosetoapplyforaportablevoucherandmovetootherSection8housing.
WhatwillhappentotheTenantOrganization?ResidentsmaycontinuetoorganizeandoperateaResidentorganization.
IstherefundingforResidentParticipation?Yes,$25peroccupiedunitperyear,ofwhichatleast$15peroccupiedunitwillgotothelegitimateresidentorganization.
ResidentRights
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ResidentRightsCanImoveintoabiggerapartment?Ifafamilyisinaunitthatistoosmall/largefortheirsize,thefamilycanremainuntilanappropriate-sizedunitbecomesavailable.Whenanappropriate-sizedunitbecomesavailableintheproject,thefamilymustmovetoitwithinareasonableperiodoftime,asdeterminedbyNYCHA.
WhatwillhappentomyEarnedIncomeDisregard(EID)?ResidentswhoareemployedandarecurrentlyreceivingtheEIDexclusionatthetimeofconversionwillcontinuetoreceivetheEIDafterconversion.WhentheEIDexpiresforthosefamilies,therentadjustmentshallnotbesubjecttorentphase-in.
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Whatwillhappentomyhomebusiness?Residentsmayengageinlegalprofit-makingactivities,includingtheoperationofahome-basedbusiness,intheirapartment,providedthatsuchactivitiesareincidentaltotheprimaryuseoftheapartmentasaresidence.
HowwillresidentswhodonotspeakEnglishorhaveadisabilitybeinformedofupdates?LanguageassistancewillbeprovidedtoresidentswhoareLimitedEnglishProficient(LEP)toensurethattheyhavemeaningfulaccesstoPACTresidentnotificationsandmeetings.NYCHAanditsdevelopmentpartnerswillprovidenotificationsaboutmeetingsintheappropriatelanguageormethodforthosewithvisual,hearing,andothercommunicationdisabilities.
ResidentRights
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• RentDetermination• Residentswillcontinuetopay30%oftheiradjustedincome• Ifaresident’srentwillincreasemorethanthegreaterof10%or
$25permonth,theincreasewillbephasedinover5years
• OccupancyStandards• Publichousingoccupancystandardswillapplytocurrent
residents• Newfamiliesmovinginafterconversionwillhavetomeet
Section8occupancystandards• FamiliesmovingoutafterconversionwithaSection8voucher
willbesubjecttoSection8occupancystandards
RentDeterminationandOccupancyStandards
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JoiningaHousehold:PublicHousingRulesApply
• Tenant’srecognizedrelatives:• Spouse/domesticpartnerandtheirminorchildren
• Child,stepchild,parent,step-parent,sibling(includinghalf-brother/sister)
•Grandparent,grandchild• Son-in-law,daughter-in-law,father-in-law,mother-in-law
• Mustpasscriminalbackgroundcheck• Incomeisincludedtodeterminerent• Successionrightsallowed,ifrequirementsaremet
• Writtenpermissionrequired• Canbeanyonebutstayislimitedtooneyear,unlessfosterchildorcaregiver
• Mustpasscriminalbackgroundcheck• Incomeisnot includedtodeterminerent
• Nosuccessionrightstolease
PermanentPermission
TemporaryPermission
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Publichousingruleswillapply
• Partoforiginalhouseholdorhavereceivedwritten“permanentpermission”tomoveintohousehold
• Meetstandardeligibilityforpublichousing(e.g.mentalcapacity,age,criminalbackgroundcheck)
• Musthavelivedinapartmentcontinuously,withpermanentpermission,foratleastoneyearpriortothedatetheleaseholdermovedoutorpassedaway
SuccessionRightstoLease
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TransferPolicy
HowdoesNYCHAassignapartments?
§ UsingtheTSAP(TenantSelectionandAssignmentPlan)system,NYCHAassignsemptyapartmentstothoseonthewaitinglist
§ TSAPallowsNYCHAtoassignrentalprioritiestofamilieswithdifferentneeds,allcompetingforthelimitedpublicresourcethatisaNYCHAsubsidizedapartment
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Howmanypeopleareonthewaitlist?(AsofMay30,2017)
NumberofFamilies
New PublicHousingApplicants 251,434
ResidentTransfers 12,684
Total 264,118
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WhydoesNYCHAusetheTSAPsystem?
§ Federalregulations(24C.F.R.960.202)mandatepublichousingauthoritiesestablishnon-discriminatorypoliciesfortherentalselectionofeligibleapplicantsandtransferringtenants.Thisincludesthewaitlist
§ TSAPwasdesignedtoautomatetherentalsystemandcreateafairtenantselectionprocess
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HowdoItransfer?§ There is no minimum wait time before requesting a transfer
§ The transfer must be for a valid reason specified by NYCHA
§ Transfers are ranked by priority:• T0 (12 categories)• T1 (2 categories)• T2 (6 categories)• T3 (3 categories)• T4 (3 categories)
§ Iftransfershavethesameprioritythenresidentslivingatthedevelopmentwillbeofferedapartmentsbeforeresidentslivingoutsidethedevelopment
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TransferReason–T0HighestPriority
§ Apartmentisuninhabitableduetofire,floodetc.
§ Tenant’sapartmentisunder-occupiedorsoontobeunder-occupied andtenantisrequiredtomoveasaresultofTerminationofTenancyproceeding.
§ Displacedduetodevelopmentrenovationandwishestoreturn(tenantmustfiletransferrequesttoreturnbeforetherenovationiscompleted).
§ Displacedfordevelopmentrenovation,developmentuse,ortherequirementsofaspecialprogram
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T0HighestPriorityPersonswithDisabilities
• Currentlyresidesinnon-accessibleapartment• Needcontinuinghealth/medicalcarewithaspecifichealthcareproviderorfacility
andtraveltimeismorethan60minutesfromcurrentdevelopment• Needcontinuinghomehealthcare,whichNO householdmembercanprovide,
andthatisnotavailablewithin60minutestraveltimefromthecurrentdevelopment
• Needsextrabedroomtoaccommodateapersonwithamedicalconditionthatrequirestheuseofahospitalbedoraccommodatethementalconditionofafamilymember
• Disabledinanon-elevatorbuildingandwantsanapartmentinelevatorbuilding
• Disabledandwantsanapartmentonthe1st or2nd floorinabuildingwithorwithoutanelevator
• Disabledandrequestsreasonableaccommodation
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HowmanyapartmentswillIbeoffered?
WaitList NumberofApartmentOffersBoroughWide 2
Specific Development 1AccessibleApartment 2
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WhatifI’mofferedanapartmentandIdeclineit?1. Theresidenttransferrequestisclosed.2. Theresidentwillnotbeconsideredforanewtransferforoneyearfromthedateof
theclosedstatus,unlessthereisachangeinneed/priorityoftherequest.
Residentisplacedononeofthreetypesofwaitlists
CurrentTSAPSystem
1Transfer
• ExtremelyUnderOccupied(T1D)
•UnderOccupied(T2A)
2Transfer
• ExtremelyOvercrowded(T3A)
•Overcrowded(T4A)
3Transfer
•AllOtherTransfers
4Applicant
•NewApplicant
5Applicant
•NewApplicant
EveryvacancyisfirstofferedtotheT0Prioritytransfersonthewaitlist
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IftherearenoT0prioritiestheapartmentisofferedtonewapplicantsandtransfereesin5wayrotation
StatusofNYCHAWideTransferWaitListasofJune2,2017
TransferwithinDevelopment
Transfer toanotherDevelopment Total %ofTotal
T0Priority 664 266 930 7%
UnderOccupied 5,134 2,923 8,057 64%
Overcrowded 3,195 261 3,456 27%
Other 40 189 229 2%
Total 9,033 3,639 12,672 100%
%ofTotal 71% 29% 100%
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TwinParksWestTransfers
§ PublichousingtransferswillberemovedfromthepublichousingwaitlistwhenthedevelopmentconvertstotheRADprogram(2018/2019).
§ RADChoiceMobility:Providehouseholdswithportabletenant-basedvouchersafterfirstyearofoccupancy.Basedonvoucheravailability.
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