Special Applications Center
Helpful Resources & Document Library
Find the information you need related to the repositioning of public housing with the Special Applications Center.
Proposed Removal Action | All Required HUD Forms | Requirement Notes |
| Inventory Removal Application | Required for all SAC applications | |
| Section 18 Demolition and/or Disposition Application | Required for all disposition and/or demolition applications | |
| Section 18 Demolition and/or Disposition application based on Physical Obsolescence* | This form includes Section 18 Total Development Cost (TDC) and Rehab Cost Estimate Addendum, required for all removals under physical obsolescence | |
| Section 32 Homeownership Application | Required for all Homeownership applications | |
| Section 33 Required Conversion Application | Required for all Conversion applications | |
| Section 22 Voluntary Conversion Application | Required for all Voluntary Conversion | |
| Eminent Domain Application | Required for Eminent Domain applications | |
| Part 200 Retention Application | Required for all Retentions under 2 CFR 200.311 | |
| Notification of Future ACC Development / Public Housing Closeout | HUD-5837 | Required for the removal of all remaining public housing units and future ACC unit development |
*Not required for Section 18 de minimis demolitions.
**Required when a PHA wishes to enter into a settlement agreement in lieu of a court proceeding with a Taking Body after the Taking Body has taken the first step to condemn public housing).
| Proposed Removal Action | HUD Tool | Notes |
| Section 33 Conversion or Section 22 Conversion* | Spreadsheet to assist in the cost comparison of Public Housing vs. HCV for all Conversion applications . | |
| Section 18 Disposition and/or Demolition application based on Physical Obsolescence | Total Development Cost | The 0-3 Year Rehab Cost Estimate year must match the same year of the TDC used. HUD TDC charts are for dwelling units with 0-6 bedrooms and TDC varies by locality (i.e., nearest City) and structure type (i.e., detached/semi-detached, row house, walkup, elevator). |
| Section 32 Homeownership Helpful Tools |
| Tools to put together a Homeownership Plan and Section 32 application |
Guides to Repositioning | |
| Guide for Medium/Large PHAs | (251+ public housing units) |
| Guide for Small PHAs | (51 - 250 public housing units) |
| Guide for Very Small PHAs | (50 or fewer public housing units) |
Handouts | |
| Guidance for Housing Finance Agencies (HFA's) and PHA's Ground Leases and Purchase Options to establish LIHTC Site Control | |
| Public Housing Closeout FAQs (March 2022) | |
| Repositioning Options: Summary of Key Characteristics | This chart compares the key program characteristics of each main repositioning option, from eligibility for TPVs to impact on Faircloth |
| Choice Neighborhoods: Repositioning & Beyond | This document provides information about developing mixed-income housing through Choice Neighborhoods grants |
| Common Repositioning Financing Sources | This document provides a list of common financing sources that PHAs may want to consider when conducting rehabilitation or new development |
| Community Supportive Services (CSS) Programs and Repositioning | This chart provides information about the impact various repositioning strategies have on CSS programs and participants |
| DDTF and ARF Summary | This chart explains some of the key elements of Demolition Disposition Transition Fees (DDTF) and Asset Repositioning Fees (ARF) |
| Energy Performance Contracts (EPC) and SAC Application | This document provides information about requirements related to EPC debt when PHAs propose to remove units from the public housing inventory through SAC applications (i.e., demolition, disposition, voluntary conversion) |
| Determining Capital Needs | This document is intended to help PHA understand the differences between a RAD Capital Needs Assessment and a Section 18 Physical Needs Assessment |
| Environmental Reviews for Non-RAD Repositioning | An introduction to the environmental review requirements for non-RAD repositioning |
| Establishing an Owner Entity | This document provides information on establishing a separate legal entity (owner entity) to further a PHA’s repositioning goals |
| Faircloth FAQs | This document provides answers to frequently asked questions regarding PHA’s Faircloth Limit |
| How PHAs Can Leverage Partnerships with Housing Finance Agencies | This memo encourages PHAs to engage with their state HFAs |
| Pensions and Administrative Considerations | This document provides tips for PHAs to consider when analyzing their pension and administrative costs as part of their repositioning strategy |
| Repositioning and Public Housing Funds | This document provides answers to frequently asked questions regarding the use of Public Housing Funds for repositioning |
| Repositioning for Residents | This document provides answers to frequently asked questions that Public Housing residents may have regarding repositioning |
| ACC | Annual Contributions Contract, a grant agreement between the owner and the PHA, which governs the development of PBV units and commits the PHA to execute a PBV HAP contract upon timely completion of such development in accordance with the terms of the Agreement. | ||
| ACS | American Community Survey, an annual survey conducted by the U.S. Census Bureau that provides statistical insight into the lives of U.S. citizens. | ||
| ADA | Americans with Disabilities Act prohibits the discrimination against people with disabilities as it regards to employment, transportation, public accommodations, communications and access to state and local government' programs and services. | ||
| AHS | American Housing Survey is sponsored by the HUD and conducted by the U.S. Census Bureau. The survey is the most comprehensive national housing survey in the United States. | ||
| AHAP | Agreement to Enter a Housing Assistance Payment Contract between the owner and the PHA. The HAP contract was entered into following new construction or rehabilitation of the contract units by the owner pursuant to an Agreement. | ||
| AHP | Affordable Housing Program grants are awarded by Federal Home Loan Banks through a competitive application process to bank members working with housing developers or community organizations to create rental or homeownership opportunities for lower-income households. | ||
| AMP | Asset Management Project, a group of Public Housing projects designated by a Public Housing authority as an operating affinity group. | ||
| ARF | Asset Repositioning Fee is a form of Operation Subsidy paid following triggering event that progressively decreases over a period of two (disposition) to three (demolition) years. | ||
| Brownfields | Brownfields are vacant or underutilized industrial and commercial properties that are environmentally contaminated. | ||
| Budget Authority | A budget authority has the permission by law to enter financial obligations. | ||
| Capital Fund | Program administered by HUD’s Office of Public and Indian Housing that provides annual grants via formula to all Public Housing authorities for Public Housing development, financing, modernization, and management improvements. High-performing Public Housing authorities receive a bonus under the formula. | ||
| CDBG | Community Development Block Grant program, a flexible program administered by HUD that provides communities with resources to address a wide range of unique community development needs. | ||
| CFFP | Capital Fund Financing Program, an initiative of HUD’s Office of Public and Indian Housing that allows a Public Housing authority to borrow private capital (through a bond or conventional bank loan) to make improvements to its Public Housing in return for pledging, subject to appropriations, a portion of its future-year annual Capital Funds for debt-service payments. | ||
| CFP | The Capital Fund Program provides financial assistance in the form of grants to public housing agencies (PHAs) to carry out capital and management activities including those listed in Section 9(d)(1) of the United States Housing Act of 1937 (1937 Act). Capital Fund grants can also be entered into with resident management corporations (RMCs) (see 24 CFR 964.225(h)). CFP financial assistance may also be provided to mixed-finance projects that contain public housing units provided Amendments are entered into under the Mixed Finance ACC Amendment and Capital Fund ACC Amendment. Regulations on Capital Funds are at 24 CFR part 905. | ||
| CFR | Code of Federal Regulations is the codification of the general and permanent rules published in the Federal Register by the departments and agencies of the Federal Government. It is divided into 50 titles that represent broad areas subject to Federal regulation. Codes most relevant to SAC are the following:
Codes that are less common, but relevant to SAC applications:
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| CHAP | Commitment to Enter into a Housing Assistance Payment Contract (under RAD), a document executed by HUD and the Public Housing Authority or owner for projects that have been selected during the Rental Assistance Demonstration competition under the first component of the Demonstration. The CHAP describes the terms under which HUD will enter into a housing assistance payment (contract). This could also be understood as HUD’s authorization to the Public Housing authority to continue with their plan to convert one or more projects or asset management projects from Public Housing to project-based Section 8 assisted housing. | ||
| Closing | The step in the transaction during which any converting units are released from legacy contracts (e.g., the Public Housing Annual Contributions Contract), the new project-based rental assistance (PBRA) or project-based voucher (PBV) contract and RAD Use Agreement are executed, any debt and/or equity financing agreement is entered into, and the terms and conditions are recorded. The closing is the event at which conversion of subsidy takes place; “conversion” has not occurred until the completion of closing. | ||
| CNA | Capital Needs Assessment, an instrument that HUD uses to capture data on the physical condition of Public Housing properties to project a project’s future capital investment needs in the short and long terms. Submitting a CNA is required for the Rental Assistance Demonstration, except where new construction is proposed. See PNA. A CNA and PNA are quite similar but vary based on the format and on the requirements of each program. | ||
| CNI or Choice Neighborhood | Choice Neighborhoods Initiative, a program administered by HUD to fund local collaborative initiatives to transform high-poverty areas into mixed-income neighborhoods. Choice Neighborhoods program leverages significant public and private dollars to support locally driven strategies that address struggling neighborhoods. | ||
| CPD | Community Planning and Development is an office within HUD. | ||
| Contract Rent | The total amount of rent specified in the Housing Assistance Payment contract as payable to the owner for a unit occupied by an eligible family. | ||
| CSS | Community Supportive Services is a division of the HUD HOPE VI program. Public housing residents living at HOPE VI sites to be revitalized can partake in CSS programs. | ||
| Davis Beacon | Statutory requirement that persons working on federally assisted projects be paid at least minimum prevailing wage rates. | ||
| DDA | Application reference number provided in the HUD IMS/PIC management system for all SAC applications, the DDA is characterized by seven unique digits to identify each application, for example: “DDA0012874” is an application number. | ||
| DDTF | Demolition and Disposition Transitional Funding, a program administered by HUD to replace the RHF program that provides 5 years of funding for units removed from a PHA’s inventory due to demolition or disposition on or after October 1, 2013. This funding is included in the PHA’s annual Capital Fund grant and follows the same obligation and expenditure requirements as that program. Also, see RHF. | ||
| DOFA | Date of Full Availability occurs when at least 95% of the units in a development are ready to be occupied (i.e., have certificates of occupancy). The DOFA is especially critical as it establishes when a development can access operating subsidy from a PHA’s Operating Fund. | ||
| DOT | Declaration of Trust is a restrictive covenant on projects assisted through a Public Housing Annual Contributions Contract (ACC) that obligates PHAs to operate public housing projects in accordance with the ACC, the United States Housing Act of 1937, and HUD regulations and requirements. When a property is disposed of and no longer owned by the PHA the DOT will get removed. | ||
| DSC | Debt Service Coverage, a measure of the cashflow available to pay current debt obligations, measured as the ratio of net operating income to total debt service. | ||
| ELIHPA and LIHPRHA | The Emergency Low Income Housing Preservation Act (ELIHPA) of 1987 and the Low-Income Housing Preservation and Resident Homeownership Act of 1990 (LIHPRHA) were laws put in place to preserve the viability of affordable Section 236 properties. | ||
| EA | Environmental Assessment is the assessment of the environmental consequences of a plan, policy, program, or actual projects prior to the proposed action. | ||
| EDSC | Elderly/Disabled Services Coordinator Program is a community supportive service by HUD for public housing residents. EDSC is not the same as the former ROSS-Elderly & Persons with Disabilities Program or current ROSS-Service Coordinators Program that is awarded by competition through the SuperNOFA each year. Only PHAs that received funding in 1995 through the EDSC program are eligible to receive operating subsidy to fund this activity. At that point, the group of eligible PHAs was frozen and only those PHAs could receive renewals of this funding. | ||
| Environmental Review or ER | An environmental review is the process of reviewing a project and its potential environmental impacts to determine whether it complies with the National Environmental Policy Act (NEPA) and related laws and authorities. All HUD-assisted projects are required to undergo an environmental review to evaluate environmental impacts. Part 58 and Part 50 are the sections of HUD regulations that implement that National Environmental Policy Act (NEPA). Part 50 applies to programs where HUD performs the environmental reviews, and Part 58 applies to programs that allow a responsible entity to perform the environmental reviews. Part 50 applies when program legislation does not delegate the authority to assume responsibility to the local government, such as FHA or HUD Multifamily housing programs. Part 58 applies when legislation for a program allows local governments to assume authority. | ||
| EUL | Estimated Useful Life is an estimate of the average number of years an asset is considered useable before its value is fully depreciated. | ||
| EPC | Energy Performance Contract, a HUD financing technique that allows Public Housing authorities to contract with performance contractors to fund the installation of energy conservation measures in Public Housing in return for future cost-savings from reduced energy consumption, in lieu of the Public Housing authority incurring upfront capital expenses for energy improvements. The savings in future operating costs becomes available to repay the loan. | ||
| Fair Housing Act | 1968 act (amended in 1974 and 1988) providing HUD Secretary with fair housing enforcement and investigation responsibilities | ||
| FASS | Financial Assessment Subsystem, the information management system used by HUD to collect and report data from Public Housing authorities on their performance, including the physical and financing performance of Public Housing projects collected by the Real Estate Assessment Center. | ||
| FEMA | Federal Emergency Management Administration is agency of the United States Department of Homeland Security. FEMA supports citizens and emergency personnel to build, sustain, and improve the nation's capability to prepare for, protect against, respond to, recover from, and mitigate all hazards (such as hurricanes, fires, earthquakes, and more). | ||
| FFY or FY | Federal Fiscal Year or Fiscal Year for the U.S. federal government runs from Oct. 1 to Sept. 30. FFY/FY may also be referred to as the financial year, or sometimes budget year is used in government accounting, it is annual budgeting and annual contributions from operating and capital funds. | ||
| FHA | Federal Housing Administration, a HUD agency that insures single-family, health care, and multifamily mortgage loans originated by FHA-approved lenders. Multifamily loans can be used for construction, rehabilitation, acquisition, and refinancing of non-luxury apartments. | ||
| FHEO | Office of Fair Housing and Equal Opportunity, tasked with responding to and eliminating housing discrimination. | ||
| FHLB | Federal Home Loan Bank; the FHLB system consists of 11 FHLBs, which are government-sponsored enterprises involved in housing and community economic development. | ||
| FMR | Fair Market Rent, the rent, including the cost of utilities (except telephone), as established by HUD, pursuant to this subpart, for units of varying sizes (by number of bedrooms), that must be paid in the market area to rent privately owned, existing, decent, safe and sanitary rental housing of modest (non-luxury) nature with suitable amenities. The fair market rents (FMRs) for existing housing are determined by HUD and are used in the Section 8 Housing Choice Voucher program (HCV program) (part 982 of this title), Section 8 project-based assistance programs and other programs requiring their use. In the HCV program, the FMRs are used to determine payment standard schedules. In the Section 8 project-based assistance programs, the FMRs are used to determine the maximum initial rent (at the beginning of the term of a housing assistance payments contract). | ||
| FMV | Fair Market Value is the determined price a property would sell for on the open market. Typically, HUD SAC will accept an independent appraiser or tax assessor’s opinion for FMV estimate of a property. | ||
| FO | Field Office is an Office within HUD. Each PHA has a local FO that they report to. The FO an assist with your SAC application. | ||
| FOIA | Freedom of Information Act a federal law for the freedom of information that requires the full or partial disclosure of previously unreleased information and documents controlled by the United States government upon request. | ||
| FONSI | Finding of No Significant Impact is a determination by the Responsible Entity that the project is not an action that will result in a significant impact on the quality of the human environment. | ||
| FSS | Family Self-Sufficiency a HUD program that is administered by public housing agencies (PHAs) with the help of program coordinating committees (PCCs). Supportive services most commonly provided to FSS program participants are childcare, transportation, remedial education, and job training. The major components of the FSS program are a contract of participation between the PHA and the family, an individualized training and services plan for each participating family member, and an interest-bearing escrow account. | ||
| FYE | Fiscal Year End refers to the completion of a one-year, or 12-month, accounting period. The federal governments FYE ends on September 30 of each calendar year. | ||
| Green Building | An approach to building, rehabilitation, repairs, maintenance, and property operations that is more sustainable than traditional approaches to such activities and results in a project that is more energy efficient, costs less to operate, has better indoor air quality, and reduces its overall impact on the environment. | ||
| Gross Rent | The value equal to the Contract Rent plus Utility Allowance. This amount is not paid to the owner, but an amount used to determine the Contract Rent. | ||
| HAP | Housing Assistance Payment contract, which is used in the Section 8 voucher program and constitutes the legal agreement between a Section 8 project’s ownership entity and either HUD or the Public Housing authority that manages the Section 8 vouchers to provide housing assistance payments on behalf of eligible tenant households. The HAP contract specifies the covered units as well as the terms and procedures by which HUD subsidy payments are made to the property. | ||
| HOME | Home Investment Partnership Program, administered by HUD’s Office of Community Planning and Development to provide housing funds to units of general local governments and states for new construction, rehabilitation, acquisition of standard housing, assistance to homebuyers, and tenant-based rental assistance. | ||
| HFA | Housing Finance Agency, a state or local organization that provides housing assistance through low-interest mortgage loans, financed by the issuance of tax-exempt agency bonds, or Low-Income Housing Tax Credits, based on their allocation by the U.S. Department of the Treasury. | ||
| HOPE VI | HUD program administered by the Office of Public and Indian Housing (PIH) to provide HOPE VI Revitalization grants to Public Housing authorities to fund capital costs of major rehabilitation, new construction, and other physical improvements; demolition of severely distressed Public Housing; acquisition of sites for offsite construction; and community and supportive-service programs for residents, including those relocated as a result of revitalization efforts. The Office of Public and Indian Housing is no longer providing new HOPE VI grants. | ||
| HCC | Housing Construction Cost is the sum of the following HUD-approved costs related to the development of a Public Housing project: dwelling unit hard costs (including construction and equipment), builder's overhead and profit, the cost of extending utilities from the street to the Public Housing project, finish landscaping, and the payment of Davis-Bacon wage rates. HCC is used as an eligibility threshold in determining RAD rents. | ||
| HCV | Housing Choice Voucher, a Section 8 program of the Office of Public and Indian Housing through which Public Housing authorities (PHAs) receive Federal funds from HUD to administer HCVs locally. A family that is issued a housing voucher is responsible for finding a suitable housing unit of the family’s choice where the owner agrees to rent under the program. This unit may include the family’s present residence. Subsidy in the HCV program is based on local payment standards that reflects the cost to lease a unit in the local housing market. If the rent is less than the payment standard, the family generally pays 30 percent of adjusted income for rent. | ||
| HQS | Housing Quality Standards is the HUD minimum quality standards for dwelling units occupied by families receiving project-based voucher program assistance. | ||
| HUD | U.S. Department of Housing and Urban Development, the primary Federal agency responsible for administering programs to support affordable housing, fair housing, homeownership, and community development nationally and on Native American lands, as well as research on housing and development issues. | ||
| HUD-VASH or VASH | HUD-Veterans Affairs Supportive Housing is a collaborative program which pairs HUD’s Housing Choice Voucher (HCV) rental assistance with VA case management and supportive services for homeless Veterans. These services are designed to help homeless Veterans and their families find and sustain permanent housing and access the health care, mental health treatment, substance use counseling, and other supports necessary to help them in their recovery process and with their ability to maintain housing in the community. | ||
| Jobs Plus Initiative Program or JPI | Jobs Plus is a HUD initiative program for public housing residents to develop locally-based, job-driven approaches to increase earnings and advance employment outcomes through work readiness, employer linkages, job placement, educational advancement technology skills, and financial literacy for residents of public housing. | ||
| LIHTC | Low-Income Housing Tax Credit, a program established in Section 42 of the IRS Code that allows projects to receive a credit against Federal tax owed. Project owners bring in investors as limited partners in return for the investor(s) providing funds to the owners to help build or renovate housing that will be rented to lower income households for a minimum period of years. There are two types of credits, both of which are available over a 10-year period: a 9% credit on construction and rehabilitation costs, and a 4% bond credit on acquisition costs and all development costs partially using below-market financing. | ||
| LTV | Loan to Value, calculated as the ratio of the balance of a loan divided by the value of the collateral, which is usually the appraised fair market value of the property for an acquisition loan, the improved value of the property for a rehabilitation loan, and the total cost of construction for a new construction loan. | ||
| Mixed-Finance Project | A Public Housing project that has been developed with a combination of private financing and Public Housing development funds in accordance with 24 CFR Part 905 (Subpart F). | ||
| Mod Rehab | Section 8 Moderate Rehabilitation program, administered by Public Housing authorities to provide project-based rental assistance to low-income families living in privately owned rental properties previously rehabilitated pursuant to a Housing Assistance Payment contract between the owner and the Public Housing authority. The conversion of Mod Rehab projects to the Rental Assistance Demonstration is part of the second component of the program and is not part of this study. | ||
| MTW | Moving to Work, a demonstration program administered by the Office of Public and Indian Housing that provides Public Housing authorities (PHAs) the opportunity to design and test innovative, locally designed strategies that use Federal dollars more efficiently, help residents find employment and become self-sufficient, and increase housing choices for low-income families. MTW gives PHAs exemptions from many existing Public Housing and voucher rules and more flexibility with how they use their Federal funds. MTW PHAs are expected to use the opportunities presented by MTW to inform HUD about ways to better address local community needs. | ||
| NEPA | National Environmental Policy Act is a law that requires federal agencies to assess the environmental effects of their proposed actions prior to making decisions | ||
| NN | HUD’s Neighborhood Networks Program was one of the first federal initiatives aimed at promoting self-sufficiency and providing technology access to residents living in HUD Federal Housing Administration (FHA)-insured and -assisted communities. | ||
| NOFA | A Notice of Funding Opportunity (NOFO) is a funding opportunity that federal entities release for organizations to apply for a funding award, and there are certain eligibility criteria for each NOFO. NOFOs are published each fiscal year (FY) on www.Grants.gov for HUD’s Discretionary Funding Programs. NOFOs describe the type of funding available on a competitive basis and provides information on submission of an application, typically up to 30 to 90 days from the date of the NOFO publication on grants.gov. | ||
| NOI | Net Operating Income, which equals all revenue from the property minus all reasonably necessary operating expenses. | ||
| NSP | Neighborhood Stabilization Program, a grant program administered by HUD’s Office of Community Planning and Development for the purpose of stabilizing communities that have suffered from housing foreclosures and residential property abandonment. The program works by purchasing and redeveloping foreclosed and abandoned homes and residential properties. | ||
| OCAF | Operating Cost Adjustment Factor, established by HUD and applied to the existing contract rent, less the portion of the rent paid for debt service. The OCAF may not be negative. This is also known as the annual rate of increase in Section 8 housing contract rents as determined and published by HUD. | ||
| OFFP | Operating Fund Financing Program, administered by the Office of Public and Indian Housing to allow Public Housing authorities to borrow private capital to finance development and modernization of Public Housing communities by using a portion of their Operating Fund reserve balances to collateralize financing and pay debt service and customary financing costs where the financing is used for Public Housing development or modernization (including Public Housing mixed-finance developments). | ||
| OGC | The HUD Office of General Counsel provides legal opinions, advice and services with respect to all departmental programs and activities. OGC represents the agency in litigation and enforcement actions; provides legal services in connection with the development, preparation and presentation of the Department's legislative initiatives; has primary responsibility for the development of HUD program regulations; and assists in the development of HUD programs and policies. | ||
| OMB | U.S. Office of Management and Budget, which oversees the management of the Federal budget. | ||
| Operating Fund or OFND | The Operating Fund Program was established for the purposes of the operation and management of Public Housing. Additionally, all maintenance activities specifically listed in Section 9(e) of the 1937 Act are eligible Operating Fund activities. Public Housing authorities (PHAs) also may use operating funds for unforeseeable and unpreventable emergencies that include damage to the physical structure of the PHA’s housing stock, such as damage as a result of a natural occurrence such as a windstorm or flood. Although damages caused by unforeseen emergencies may eventually be covered under a warranty, with insurance proceeds, or through disaster funds, PHAs may use operating funds to cover the expenses incurred prior to receipt of warranty, insurance, or disaster proceeds. After receipt of warranty, insurance, or disaster proceeds, the PHA must reimburse their operating account for any expenses that were initially covered with operating funds up to the amount received. | ||
| Operating Fund Reserves | Consist of the balance of surplus funds accumulated through operation of Public Housing, assistance from the Operating Fund, and operating receipts as defined in the Annual Contributions Contract. | ||
| Part 200 or Retention | Part 200 Retentions of public housing property, see 2 CFR Part 200. PHAs can repositioning public housing real property under retention when the real property is no longer used or was never used for public housing dwelling purposes. The property is free from Public Housing Use Restrictions. See HUD Notice 2016-20 for more information. | ||
| PBRA | Project-Based Rental Assistance, a Section 8 Program administered by HUD’s Office of Multifamily Housing. Under the terms of a PBRA contract between HUD and a project owner, HUD provides a housing assistance subsidy that makes up the difference between what an eligible tenant household can afford and the approved contract rent for an adequate housing unit in a multifamily project. Eligible tenants must pay the highest of 30 percent of adjusted income, 10 percent of gross income, the portion of welfare assistance designated for housing, or the minimum rent established by HUD. PBRA contracts are attached to specific housing units and are not portable for the tenant. Public Housing authorities are not party to a PBRA contract unless the authority is a project owner. | ||
| Payment Standard | The maximum monthly assistance payment for a family assisted in the HCV program (before deducting the total tenant payment). Payment Standards must be within 80% to 110% of the FMR. | ||
| PBV | Project-Based Vouchers, Section 8 vouchers that are attached to specific housing units and administered as part of a Public Housing authority’s (PHA) Housing Choice Voucher program. Under the PBV program, a PHA enters into an assistance contract with the project owner for a specified number of units and for a specified length of time. The PHA refers families to the project owner to fill project vacancies. Because PBV assistance is tied to the unit, when a family moves from the PBV unit, the assistance remains with the unit. | ||
| PHA | Public Housing Authority, also known as a Public Housing Agency (which can be any state, county, municipality, or other governmental entity or public body) that administers programs under the United States Housing Act of 1937, which could include Public Housing and Housing Choice Vouchers. It should be noted that many PHAs also act as local Redevelopment Authorities and are then referred to as Redevelopment and Housing Authorities. | ||
| PHAS | Public Housing Assessment System, the HUD system to measure the performance of all Public Housing authorities administering the Public Housing program, per 24 CFR Part 902. It includes components for assessing the physical, financial, and management performance of each Public Housing authority. | ||
| PIC or IMS/PIC | PIH Information Center or Inventory Management System/Public and Indian Housing Information Center is an online data-tracking system for public housing properties. PHAs must use IMS/PIC to apply to HUD to remove public housing property (buildings, units, and vacant land) from their inventories. | ||
| PH | Public Housing was established to provide decent and safe rental housing for eligible low-income families, the elderly, and persons with disabilities. Public housing comes in all sizes and types, from scattered single-family houses to high rise apartments for elderly families. There are approximately 970,000 households living in public housing units, managed by some 3,300 PHAs. The U.S. Department of Housing and Urban Development (HUD) administers Federal aid to local PHAs that manage the housing for low-income residents at rents they can afford. HUD furnishes technical and professional assistance in planning, developing, and managing these developments. | ||
| PIH | Office of Public and Indian Housing, a HUD office responsible for the development and maintenance of Public Housing and Native American housing programs. | ||
| PMT | PHA Mortgaged Transactions occur when Public Housing authorities’ mortgage or otherwise encumber their Public Housing real estate and other property to secure financing transactions, as allowed under Section 30 of the United States Housing Act of 1937. | ||
| PNA | Physical Needs Assessment, an instrument that HUD uses to capture data on the physical condition of Public Housing properties in order to project a project’s future capital investment needs in the short and long terms, typically used for Section 18 dispositions. See CNA. A CNA and PNA are quite similar but vary based on the format and on the requirements of each program. | ||
| Public Housing | A type of housing assistance administered by the Office of Public and Indian Housing that was established to provide decent and safe rental housing for eligible low-income families, the elderly, and persons with disabilities. Public Housing comes in all sizes and types, from scattered single-family houses to high rise apartments for elderly families. Approximately 1.2 million households live in Public Housing units, managed by some 3,300 Public Housing authorities that manage the housing for low-income residents at rents they can afford. HUD furnishes technical and professional assistance in planning, developing, and managing these developments. | ||
| RAB | A Resident Advisory Board provides the PHA and its residents a forum for sharing information about the Agency’s Annual Plan and repositioning of public housing proposals. RABs must be consulted in the repositioning process and proof of RAB consultation must be submitted in all SAC applications. | ||
| RAD | Rental Assistance Demonstration, established under the Consolidated and Further Continuing Appropriations Act of 2012 to stem the potential loss of Public Housing and other subsidized housing units due to the growing backlog of unfunded capital needs. The program has two components: the first component focuses on the conversion of existing Public Housing to project-based Section 8 assistance, and the second component focuses on existing Section 8 projects that are being phased out. | ||
| RAD Blend or RAD/Section 18 Blend | RAD and Section 18 “blended” repositioning strategy, portion of the units convert under RAD and convert under Section 18 | ||
| RAD Use Agreement | The document specifying the affordability and use restrictions on the covered project, which will be coterminous with the HAP contract and will be recorded prior to the lien of the first mortgage and structured to survive foreclosure. The RAD Use Agreement is used only in connection with Public Housing conversions under RAD. | ||
| RAP | Rental Assistance Payment, a housing assistance program that preceded and is similar to the Section 8 housing assistance program and the Rent Supp program. The conversion of RAP projects to the Rental Assistance Demonstration is part of the second component of the program and is not part of this study. | ||
| RCC | RAD Conversion Commitment, a commitment provided by HUD to an active RAD project to officially convert the Public Housing to Section 8 under the RAD program. The RCC is provided when HUD completes its underwriting of the project and approves the conversion’s financing plan. | ||
| REAC | Real Estate Assessment Center, a HUD office that conducts inspections of properties that are owned, insured, or subsidized by HUD, including Public Housing and multifamily assisted housing, to determine whether the affordable housing stock is meeting the standard of being decent, safe, sanitary, and in good repair. REAC Inspection Scores range from 0 to 100 points. REAC also reviews the financial performance of the projects and provides Financial Assessment Subsystem scores. | ||
| Rent Supp | Rent Supplement, a program similar to Rental Assistance Payment and Section 8 in which HUD makes payments to owners of private housing on behalf of qualified low-income tenants. The conversion of Rent Supp projects to the Rental Assistance Demonstration is part of the second component of the program and is not part of this study. | ||
| Responsible Entity or RE | The responsible entity that assumes the responsibility for environmental review, also assumes the decision-making and action that would otherwise apply to HUD under NEPA and other provisions of law that further the purposes of NEPA, as specified at Part 58. | ||
| RHF | Replacement Housing Factor funds are Capital Fund grants in two 5-year increments that are awarded by HUD to Public Housing authorities that have removed units from inventory for the sole purpose of developing new Public Housing units. RHF is being replaced by the Demolition and Disposition Transitional Funding (DDTF) program. Also, see DDTF. | ||
| RMI | Removed from Inventory means public housing property (buildings, units, and vacant land) is removed from the public housing inventory, when this occurs the IMS/PIC sub-module is used. | ||
| ROSS | Resident Opportunity and Self Sufficiency (ROSS) is a grant program for public housing residents with supportive services, resident empowerment activities, and assistance in becoming economically self-sufficient. If a public housing resident move out of public housing they are no longer eligible to participate in ROSS. | ||
| RROF | Request for Release of Funds and certification process must be done during environmental review. The local HUD Field Office must receive RROF and certification form. When the responsible entity is conducting an environmental review on behalf of a recipient (typically a PHA during SAC repositioning), as provided for in 24 CFR part 58.10, the recipient must provide the responsible entity with all available project and environmental information and refrain from undertaking any physical activities or choice limiting actions until HUD (or the State, if applicable) has approved its request for release of funds. A notice of intent to RROF must be submitted with a public comment period. | ||
| SEMAP | Section Eight Management Assessment Program, the system used to measure the performance of PHAs administering the Section 8 Housing Choice Voucher Program, per 24 CFR Part 985. | ||
| SAC | Special Applications Center is a Center within in HUD under Public and Indian Housing (PIH). The SAC reviews public housing repositioning applications that pertain to repositioning under Section 18 (Demolition, Disposition, De Minimis Demolition, Eminent Domain); Section 18/RAD blends; Section 32 (Homeownership); Section 22 (Voluntary Conversion, Streamlined Voluntary Conversion); Section 33 (Required Conversions); and Part 200 (Retention). | ||
| Section 3 | Section 3 of the United States Housing Act of 1937, obligates PHAs to afford resident access to jobs and contracting opportunities created by federal funding | ||
| Section 5(h) | Section 5(h) of the United States Housing Act of 1937, Permits PHAs to sell all or part of a public housing development to eligible residents | ||
| Section 8 Housing Assistance | The “Section 8” Housing Choice Voucher, Project-Based Rental Assistance Program, and Project-Based Voucher Program is the Federal Government’s major program for assisting very-low-income families, the elderly, and the disabled to afford decent, safe, and sanitary housing in the private market. In both types of Section 8 Programs, rental units must meet minimum standards of health and safety. A housing subsidy is paid directly to the landlord on behalf of the participating family. The family then pays the difference between the actual rent charged by the landlord and the amount subsidized by the program. (See HCV and PBRA and PBV.) | ||
| Section 9 | Section 9 of the United States Housing Act of 1937, refers PHAs federally assisted public housing units. | ||
| Section 18 Demolition/ Disposition | Section 18 of the United States Housing Act of 1937, allows for the demolition or disposition of public housing. It is a management strategy option for Public Housing projects that have difficulties associated with physical deterioration or the overall deterioration of the surrounding community, or that were built to a standard that is no longer acceptable for the general public. | ||
| Section 22 | Section 22 of the United States Housing Act of 1937, allows for Voluntary Conversions and Streamlined Voluntary Conversion (SVC). | ||
| Section 32 | Section 32 of the United State Housing Act of 1937, allows public housing dwelling units to be made available for homeownership (purchase by low-income families as their principal residence) | ||
| Section 33 | Section 33 of the United States Housing Act of 1937, allows for Required Conversion of public housing. | ||
| SLR | Subsidy Layer Review is undertaken to ensure the amount of assistance provided by HUD is not more than necessary to make the PBV project feasible in consideration of all other governmental assistance. See HUD Notice 2013-11. | ||
| SVC | Streamlined Voluntary Conversions allow small PHAs with 250 or fewer public housing units to convert to tenant-based housing choice voucher (HCV) assistance through streamlined authority. Under SVC, PHAs are not required to complete the conversion assessment described in Section 22 of the 1937 Act and 24 CFR part 972, Subpart B. Notably, PHAs are not required to complete the cost-test or to evidence that the conversion is cost-effective. SVC authority gives small PHAs greater flexibility to respond to local needs, allows them to pursue private financing, and provides greater housing choice and mobility to assisted households. See PIH Notice 2019-05. | ||
| Tenant Based Voucher or TBV | Tenant Based Vouchers are fully portable and tied to the family. TBV is a form of Section 8 affordable housing for very low-income families (i.e., families with incomes below 50% of AMI) and a few specific categories of families with incomes up to 80% of AMI. PHAs apply for TBVs by responding to notices of funding availability (NOFAs) published in the Federal Register. Each NOFA identifies allocation areas, amount of funds available per area, and the selection criteria for rating and ranking applications. | ||
| TDC | The Total Development Cost (TDC) pertains to a development project’s sources and uses budget. In the case of HUD-funded development projects, HUD determines the TDC for a Public Housing project based on unit construction costs (as listed in nationally recognized residential construction cost indices), bedroom size, and structure types for all of the Public Housing units in the project. HUD also sets a maximum TDC that restricts the amount of HUD funding that can be contributed to a unit (but other funding can be added from private sources). HUD publishes annual TDC limits. More information about HUD’s TDC calculations, including procedures HUD uses for establishing TDC limits can be found at 24 CFR 905. and procedures for the Annual posting of TDC limits on HUD's webpages, can be found in PIH Notice 2011-38. See also HUD's TDC Limits Workbook and TDC costs limits from 2021, 2020, 2019, 2018, 2017, 2016 and 2015. | ||
| Tenant Protection Voucher or TPV | Tenant Protection Vouchers are provided to protect HUD-assisted families from hardship as the result of a variety of actions that occur in HUD’s Public Housing (Low-Rent), the Multifamily Housing portfolios, and Moderate Rehabilitation properties. Under current HUD policy, TPVs may also be issued in connection to such actions for vacant units that have been occupied by a HUD-assisted family in the past 24 months. | ||
| TTP | Total Tenant Payment, the minimum amount a family must contribute toward rent and utilities. | ||
| UPCS | Uniform Physical Condition Standards, Public Housing Assessment System standards used to measure the physical condition of public and assisted housing. | ||
| TRACS | Tenant Rental Assistance Certification System (TRACS) is a HUD computer system developed to help improve financial controls over assisted housing programs by automating manual procedures and incorporating automated controls. | ||
| UFAS | Uniform Federal Accessibility Standards are standards for facility accessibility by individuals with a physical disability, for federal and federally funded facilities. The standards define the requirements under the Architectural Barriers Act of 1968, UFAS applies to public housing units built or altered with federal grants or loans. | ||
| URA | Uniform Relocation Assistance and Real Property Acquisition Act (URA) is a federal law that establishes minimum standards for federally funded programs and projects that require the acquisition of real property (real estate) or displace persons from their homes, businesses, or farms. The URA's protections and assistance apply to the acquisition, rehabilitation, or demolition of real property for Federal or federally funded projects. | ||
| Utility Allowance | HUD’s or the Contract Administrator’s estimate of the average monthly utility bills (except telephone) for an energy-conscious household. This estimate considers only utilities paid directly by the tenant. If all utilities are included in the rent, there is not a utility allowance. The HAP contract (and the PBV tenancy addendum) lists the utilities provided to the contract units, by bedroom type, including a listing of the utilities covered by the owner and those to be covered by the tenant. | ||
| USHA | United State Housing Act of 1937 provided for subsidies to be paid from the U.S. government to local public housing agencies (PHA) to improve living conditions for low-income families. | ||
| VA | The U.S. Department of Veteran Affairs provides veterans with benefits and services such as health care, education, home loans, life insurance, and more. See www.VA.gov. | ||
| VMS | Voucher Management System supports the information management needs of the Housing Choice Voucher (HCV) management functions performed by the Financial Management Center (FMC) and the Financial Management Division (FMD) of the Office of Public and Indian Housing and the Real Estate Management Center (PIH-REAC). primary purpose is to provide a central system to monitor and manage the Public Housing Agency (PHAs) use of vouchers. The VMS collects PHA data that enables HUD to fund, obligate, and disburse funding in a timely manner, based on actual PHA use. | ||
SAC Notices | Description |
| PIH 2024-41 | Withdrawal of Section 22-Streamlined Voluntary Conversion Notice |
| PIH 2024-40 | Demolition and/or disposition of public housing property, eligibility for tenant-protection vouchers, and associated requirements including RAD/Section 18 Blends guidance |
| PIH Notice 2020-23 | Use of Proceeds under Section 18 Disposition or Section 22 Voluntary Conversion |
| PIH Notice 2019-10 | Required Conversion Notice |
| PIH 2019-05 | Streamlined Voluntary Conversion Notice |
| PIH 2018-04 | Demolition and/or disposition of public housing property, eligibility for tenant-protection vouchers and associated requirements |
| PIH Notice 2017-24 | Guidance on Third-Party Agreements Encumbering Public Housing Property |
| PIH Notice 2016-20 | Requirements Related to Retaining Public Housing Property under 2 CFR part 200 |
| PIH Notice 2012-8 | Eminent Domain Requirements |
Related Notices | Description |
| Notice H 2025-01/ PIH 2025-03 (HA) | Rental Assistance Demonstration – Supplemental Notice 4C |
| PIH Notice 2024-16 | Implementation of the Federal Fiscal Year (FFY) 2024 Funding Provisions for the Housing Choice Voucher Program |
| PIH Notice 2021-37 and PIH 2017-22 | Guidance on Eligibility for Asset-Repositioning Fee (ARF) when Public Housing Units Are Approved for Demolition, Disposition, or Transitioned to Homeownership |
| PIH Notice 2020-19 | Rent Reasonableness—Defining Assisted Units for the Housing Choice Voucher and Project-Based Voucher Programs |
| PIH 2021-10 and PIH 2018-09 | Fiscal Year HCV Funding Provisions. Explains requirements related to Section 8 housing choice vouchers (known as Tenant Protection Vouchers (TPVs) which PHAs may be eligible to receive based on certain unit removals processed by the SAC |
| PIH 2019-14 (HA) | Declaration of Trust (DOT) and Annual Contributions Contract (ACC) requirements. |
| PIH 2019-13 | Explains Public Housing Closeout Requirements |
| PIH Notice 2016-22 | Environmental Review Requirements for PHAs |
| PIH 2017-21 | Implementation Guidance: Housing Opportunity Through Modernization Act of 2016 (HOTMA) - Housing Choice Voucher (HCV) and Project-Based Voucher (PBV) Provisions |
| 2011-69 (HA) | Prohibition on Exceeding Statutory Limitation of the Number of Public Housing Units |
| PIH Notice 2016-13 | Guidance on Property and Casualty Loss Insurance Issues |
| PIH Notice 2012-48 | HUD Funding for Non-Presidentially Declared Natural Disasters |
Recent / Upcoming Training Opportunities
| Title | Description | Date & Time | Registration Information |
| Repositioning Office Hours | Subject Matter Experts from HUD’s Office of Recap, SAC, Voucher Program, and Field Operations will be available to answer questions about repositioning — particularly questions that other PHAs would benefit from having HUD staff address in a live recorded webinar. | May 15, 2024 | |
| Below Fair Market Value (FMV) Dispositions | Learn more about the use restrictions for a below FMV disposition application that may be imposed by HUD SAC on an affordable housing future use, or another commensurate public benefit. | April 24, 2024 | |
| Resident Engagement and Repositioning | Learn why resident engagement matters and how PHAs can meaningfully engage with their residents on public housing reinvestment/repositioning decisions. PHAs will leave this webinar better able to empower, support, and transparently engage with residents throughout a redevelopment process. | March 27, 2024 |
Repositioning Public Housing Trainings
These informative trainings provide guidance on various aspects of repositioning public housing.
| Title | Description | Associated Materials |
| Overview | Overview of Public Housing Repositioning options | |
| Determining Physical Obsolescence under Section 18 | Deep dive to help determine physical obsolescence review for Section 18 demolition application pursuant of 24 CFR 970.15 and HUD Notice 2018-04 | |
| Section 18 Demolition & Disposition | This presentation provides an overview of Section 18 demolition and disposition applications for when the PHA is looking to repositioning their public housing property under 24 CFR 970.17 or 24 CFR 970.15 | |
| Streamlined Voluntary Conversion | Overview of Streamlined Voluntary Conversion under Section 22 available for PHAs with 250 units or fewer looking to remove their remaining public housing units from ACC | Presentation Video |
HUD Exchange Trainings
Pubplic Housing Repositioning: Wednesday Webinar Series
Pubplic Housing Repositioning: Wednesday Webinar Series
This webinar series is relevant to PHA directors, staff, residents, board members, and others working with PHAs to develop and execute a repositioning strategy.
| Title | Description | Associated Materials |
| Choice Neighborhoods and Repositioning | Introduces participants to Choice Neighborhoods, HUD's signature place-based program and discussed how it works with repositioning. | |
| Common PHA Board Questions | Discusses common questions raised by Public Housing Agency (PHA) Boards during the conversion process such as how to maintain control of the property, potential impacts on a PHAs administrative funds, and dealing with long-term liabilities. | |
| Developing a Repositioning Strategy | Discusses the tips and techniques for establishing a repositioning strategy for your PHA, reviewed HUD's repositioning resources, and discussed common reasons why a PHA may decide to reposition. | |
| Environmental Review Procedures | Discusses environmental review procedures as PHAs plan and implement public housing repositioning. This webinar outlines basic processes, responsibilities, and actions needed to complete a repositioning transaction. Also, covers covered common questions and how the environmental review process might vary for SVC, Section 18, and RAD. | |
| Faircloth-to-RAD Development | PHAs can learn how to leverage Faircloth-to-Rental Assistance Demonstration (RAD) development process to build new, affordable housing in their communities. | |
| Homeownership Programs | Explains how PHAs can further affordable homeownership in their communities through federal housing programs and assistance. | |
| How to Prepare and Submit a SAC Application | Learn how to prepare and submit an Inventory Removals Application (i.e., Section 18 Demo/Dispo, Section 22 Voluntary Conversion or SVC, Section 32 Homeownership) to the SAC via the HUD-52860 forms and Inventory Management/Public Housing Information Center (IMS/PIC) system. | |
| Mixed Finance Development | Helping PHAs identify opportunities to use public & private financing to support the development of public housing and to better understand mixed-finance in the context of Faircloth-to-RAD developments. | |
| Options for 50-and-Under | Discusses the special repositioning tools and resources available to PHAs with 50 or fewer units and common barriers to repositioning that these small PHAs encounter. | |
| Options for Scattered-Site Units | This webinar discusses requirements for PHAs interested in removing units through the Section 18 scattered-site criteria in Notice PIH 2018-04 and the process for either disposing of the units or preserving them for Project-Based Voucher assistance. | |
| PHA/Developer Roles | HUD brought in two seasoned developers and repositioning experts, Mike Andrews and Kathleen Foster, to discuss the various developer needs associated with repositioning Public Housing. They discuss the type and level of assistance that a PHA may need in order to reposition its properties will vary depending on internal PHA capacity and existing workloads; the plans for repositioning (e.g., no-debt, debt, or tax-credit); and, the repositioning tool the PHA anticipates using (e.g., RAD, Section 18, Section 22. | |
| Preservation Strategies | Discusses preservation strategies for public housing units by reviewing the various options available for PHAs interested in preserving public housing units that need rehab. It started with a one-hour presentation from HUD program experts, followed by another hour of participant questions and answers. | |
| Proceeds Notice | Discusses the uses of proceeds when a Public Housing Authority (PHA) sells any property under the rules of Section 18 or Section 22. | |
| Project-Based Voucher Program Overview | Overview of options for PHAs looking to learn more about Project-Based Voucher. | |
| Public Housing Program Closeout | Options for PHAs looking to closeout their public housing program under Notice PIH 2019-13. | |
| RAD and Section 18 New Blend Options | Discusses frequently asked questions and the process for combining RAD and Section 18 asset repositioning strategies. | |
| Repositioning Non-Dwelling Property: Overview of Tools and Strategic Tips | Overview of repositioning non-dwelling public housing real property (i.e., vacant land, community buildings, administrative buildings, maintenance/storage buildings). | |
| Resident Considerations | Overview of requirements for resident notification, consultation, and relocation for the various repositioning tools and reviews resources for tenants. | |
| Resident Relocation for Repositioning | PHAs can learn the relocation requirements when undertaking a disposition, demolition, or conversion action that requires permanent or temporary resident relocation. | |
| Streamlined Voluntary Conversion | This SVC webinar discusses the requirements and process for completing a streamlined voluntary conversion for Public Housing Agencies (PHAs) with 250 or fewer units and related topics. |
PHA Asset Repositioning Post-Closing How-To Videos
This webinar series is relevant to PHA directors, staff, residents, board members, and others working with PHAs to develop a post-closing strategy and discuss common issues and activities that occur post-repositioning.
Visit this link for all videos in this series. Topics include the following:
| Title | Description | Associated Materials |
| How to Apply OCAF for RAD PBV | Addresses a common issue that occurs after a Rental Assistance Demonstration (RAD) conversion. The video walks you through how to apply the Operating Cost Adjustment Factor (OCAF) to adjust contract rents for RAD PBV units. The video includes a short tutorial on how to use the optional excel-based tool that is available on the RAD Resource Desk. | Recording |
| First Year Funding Overview | Covers what PHAs should expect with respect to funding in the first full year after a public housing property converts under RAD Component 1 from public housing to PBV. The video discusses the importance of completing and submitting the survey that HUD distributes, in August or September, during the project’s first full year of PBV housing choice voucher (HCV) funding. | Recording |
| Phase-in of Tenant Rents | Covers the basic requirements that PHAs must follow during a RAD conversion to establish a tenant rent phase-in process. In some circumstances, rents may increase for families when the property converts from public housing to PBV. This video discusses the options PHAs may consider when designing their tenant rent phase-in policy. | Recording |
| Independent Entity (IE) Approval Process | Covers how a PHA requests HUD approval for an Independent Entity (IE). The video discusses the basics of what an IE is, when it is needed, and the functions an IE can perform. The video also reviews how an IE is approved and highlights things PHAs should consider when selecting an IE. | Recording |
| VMS and PIC Reporting | Helps PHAs understand post-reporting requirements after a RAD conversion as they move from asset management to the HCV program. The video discusses the two HUD systems where PHAs are required to report RAD PBV data – Public Housing Information Center (PIC) and Voucher Management System (VMS). | Recording |
| So, You Had a Rental Assistance Demonstration Project-Based Voucher (RAD-PBV) Closing. Now What? | Outlines key post-closing responsibilities that all PHAs must complete after closing a RAD conversion. The video walks through submitting the three-day documents, the final closing docket online, and the Form 50058 End of Participation documents. It also reviews processing Earned Income Verification and dealing with tenant debts, understanding the use of capital funds and operation reserves post-closing, and filling out information to submit on the RAD Completion Certification. | Recording |
| Supporting Resident Organizations | Explains what resident organizations are and how they are funded. The video outlines what needs to be included in the written agreement and offers guidance on resolving conflict between a resident organization and a project owner. | Recording |
| Grandfathered Tenants vs. New Tenants | Outlines the rights and responsibilities of families using PBV as a result of a RAD transaction. The video details the different requirements as it relates to tenant rent for families living at the covered project at the time of RAD conversion, sometimes referred to as “grandfathered tenants.” The video also reviews and compares the tenant rent rules that apply to all families that move into a PBV unit after a grandfathered tenant family leaves the unit. | Recording |
| Do you Need an Independent Entity? | Focuses on when an Independent Entity (IE) is needed by reviewing the definition of “PHA-Owned” units and when the definition applies. The video then discusses seven scenarios to apply the definition of a “PHA-Owned” unit, reviews when the definition applies, and when a legal opinion is required. | Recording |
| Rental Assistance Demonstration (RAD) Choice Mobility and Regular PBV Mobility Rules | Explains Choice Mobility for RAD-PBV, often referred to as the “family right to move.” The video covers alternative requirements for RAD-PBV, Choice Mobility for RAD-PBRA tenants, the requirements PHAs have to inform residents of their Choice Mobility rights, and presents an overview of how Choice Mobility works for both owners and residents. | Recording |
| PHA Board Review of Rental Assistance Demonstration (RAD) Operating Budgets | Outlines the key responsibilities of the PHA Board in the year-end review of the operating budget, specifically for the PBV provisions under RAD. | Recording |
Asset Repositioning Webinar Series
| Title | Description | Associated Materials |
| An Introduction | This is a 13-minute video introduction to asset repositioning options | Recording |
| Medium and Large PHAS | An illustration of major program tools for Medium to Large PHAs | Recording |
| Small PHAs | This webinar explores major repositioning tools for small PHAs | Recording |
Public Housing Repositioning Strategies Webinar Series
This webinar series is geared towards small PHAs, but there is useful repositioning information for all PHAs. Visit this link for all videos in this webinar series. Topics include:
| Title | Associated Materials |
| Part 1: Introduction to Repositioning | Recording |
| Part 2: Section 18 and Streamlined Voluntary Conversion | Recording |
| Part 3: Project Based Vouchers and Decision Tree | Recording |
Introduction to Repositioning Webinar Series
This four-part webinar series helps participants learn various affordable housing strategies to assess their public housing portfolios and determine the best repositioning tool to address their local needs.
| Title | Associated Materials |
| Part I: Introduction to Repositioning | Recording | Slides | Transcript |
| Part 2: Section 18 and Streamlined Voluntary Conversion | Recording | Slides | Transcript |
| Part 3: Project-Based Vouchers and Decision Tree | Recording | Slides | Transcript |
| Part 4: Public Housing Program Closeout and Case Studies | Recording | Slides | Transcript |
Who must the PHA consult with before submitting a repositioning application to the SAC?
- Public Housing Residents*
- Local Government*
- Local Government letter of support
*The PHA must always notify and consult with residents and the local government chief executive officer about the repositioning action proposed, including when the land is vacant. Additionally, the Board Resolution must be signed AFTER all resident and government consultation is complete.
What are the resident notification requirements for each repositioning type?
Pre-Application:
- RAD Information Notice (RIN)
- 2 Resident Meetings (this is a separate meeting from the Annual Plan consultation meeting with residents)
- PHA submits resident comments and PHA responses with application
At CHAP:
- PHA must update Annual PHA Plan or issue a Plan Amendment
- PHA conducts at least one more resident meeting
Pre-Financing Plan:
- At least 1 meeting after concept call and before FP submission
Pre-Application:
- PHA must update Annual PHA Plan or issue a Plan Amendment
- Resident consultation *required before application
- Resident consultation required before Board Resolution is Signed
After HUD Approval:
- 90 Day Notice before relocation
Pre-Application:
- PHA must update Annual PHA Plan or issue a Plan Amendment
- Significant Resident participation in the Planning process
After HUD Approval:
- 90 Day Notice before relocation (or General Information Notice if Uniform Relocation Act applies)
- Tenant Briefing (if unit is PBV)
Is the PHA required to notify the public before repositioning?
- Yes. PHAs must notify the public at a hearing and/or describe their repositioning in a PHA Plan if required. PHAs’ Boards of Commissioners must approve the repositioning. If you want to attend the public board meeting, ask your property manager, or check your PHA’s website for the board agendas. Residents are encouraged to attend and participate. If your PHA has a Resident Board Member, this person may be a good contact with whom to share your concerns.
Is the PHA required to consult with their residents before repositioning?
- Yes. Before your PHA applies for SVC or Section 18, your PHA must consult impacted residents, any Resident Council, and the Resident Advisory Board. Your PHA must have a meaningful way to consult with residents, such as in-person or virtual meetings. During this consultation, you can learn about the plans, ask questions, express concerns, and provide written comments. The PHA submits tenant comments with responses to HUD. For SVC, an added requirement is that your PHA must hold at least one meeting with residents of each site (and any Resident Council). At the meeting, your PHA must explain SVC requirements and distribute a draft SVC plan.
What is Comparable Replacement Housing?
- Decent, safe, and sanitary.
- Functionally equivalent to (and equal or better than) your present home.
- Actually available for you to rent.
- Affordable.
- Reasonably accessible to your place of employment.
- Generally as well located with respect to public and commercial facilities, such as schools and shopping, as your present home.
- Not subject to unreasonable adverse environmental conditions.
- Available to all persons regardless of race, color, religion, sex, or national origin.
What are comparable housing options that a PHA can offer residents?
- Section 8 tenant-based HCV assistance (mobility option) (portability possible, pending moving costs)*
- Project-based assistance (Section 8 PBV/PBRA or Public Housing)**
- Unit operated or assisted by the PHA at a comparable rental rate.
*HUD provides Tenant Protection Vouchers (TPVs) (Section 8) as relocation resource. If PHA receives TPVs, PHA must offer them to eligible residents.
**The same unit can be offered as HCV comparable housing, provided it meets HQS. If future rehab will result in temporary relocation, the PHA must plan for this. Families must be fully protected at same rent.
What are residents’ rights when public housing is “repositioned”?
- The PHA must consult with residents prior to repositioning the application and prior to a signed Board Resolution.
- The PHA must offer you comparable housing.
- Resident provisions differ between RAD and Section 18 or SVC repositioning options:
- Right to Return
- Rent in Phase
- Protections for over-income families
- Protections for over-housed families
- Resident Procedural Rights
- Resident Participation and Funding
- Choice Mobility
- Continuation of Community Supportive Services (CSS): Family Self-Sufficiency (FSS), ROSS, Job Plus
- Right to Return not program required
- Rent Phase-In not allowed under the HCV program
- PHA must offer “comparable housing” for over-income families
- PHA must offer “comparable housing” for over-housed families
- Resident Procedural Rights are not program required
- Resident Participation and Funding are not program required
- Required under the HCV Program
- HCV residents are not eligible for ROSS or Jobs Plus
- Typically, residents can continue to participate in Family Self-Sufficiency (FSS) with a PBV or tenant-based voucher
What are resident relocation provision requirements?
- Public Housing residents displaced by demolition or disposition must be offered comparable housing that meets HQS (including over-housed or over-income families). The right to return to the property is not always program required. See more information under the question” “What are resident’s rights when public housing is “repositioned”?”.
What do over-housed and appropriate-sized mean?
- Families that are over-housed (i.e., family living in a unit with more bedrooms than the family is qualified for according to the PHA’s standard) will be offered an appropriate-sized unit during relocation, if the family wishes to remain in the over-housed unit size, they must pay the difference in rent.
Inventory Removal Application Forms & Tools (SAC)
SAC applications for public housing inventory removal actions processed by HUD’s Special Applications Center (SAC) and must comply with the submission requirements of form HUD-52860 and any required HUD-52860 addendums based on the specific type of removal action. Certain repositioning options such as conversions require a cost comparison to be done and removals under physical obsolescence require a rehab cost estimate threshold to be met looking at allowable Total Development Costs (TDC).
Submission Requirements
- Submit application via IMS/PIC Online in inventory removals module (will be assigned DDA number)
- Complete all Applicable Fields in IMS/PIC
- Upload Supporting Documents per HUD-52860 forms, label documents by section name/number
- Complete & Upload Physical Copy of HUD-52860 Form & Addendum(s)
- Sign and upload the HUD-52860 Form & Addendum(s)
- Refer to applicable Regulations, Notices, Program Guidance for proposed removal
NOTE: The HUD-52860 form does not apply to removals (conversions) under HUD’s Rental Assistance Demonstration (RAD) program. PHAs are still required to submit certain information about their RAD applications in IMS/PIC (which will result in a “DDA” number).
For forms, see "Required Forms" above
Application Tools
The 0-3 Year Rehab Cost Estimate year must match the same year of the Total Development Cost (TDC) used. HUD TDC charts are for dwelling units with 0-6 bedrooms and TDC varies by locality (i.e., nearest City) and structure type (i.e., detached/semi-detached, row house, walkup, elevator). Annual TDC Limits: (2023) (2022) (2021) (2020) (2019) (2018) (2017) (2016) (2015)
Spreadsheet to assist in the cost comparison of Public Housing vs. HCV for all Conversion applications (not SVC).Cost Comparison Spreadsheet (MS-Excel) (conversions)
Tools to put together a Homeownership Plan and Section 32 application.