HCV Rent Calculation

PURPOSE: With this solid, hands-on 3-day training in better rent calculation performance, you and your staff can beat the clock for HUD's nationwide visits by RIM (Rental Integrity Monitoring) and improve your PHA's scores on two SEMAP indicators. Final rule changes regarding EIV mandatory implementation are incorporated in this seminar. This seminar was recently updated to include information on PIH 2013-03 and 2013-04.

All students will also receive a free Earned Income Disallowance Kit (EID) Kit. The kit will provide your staff with simplified methods to accurately qualify families for the EID, calculate the exclusion amount correctly, and track throughout the up to 48 month qualifying period.

LEARNING OUTCOMES: Upon completion of the Housing Choice Voucher (HCV) Rent Calculation Training, using HUD regulations and guidance, you should be able to:

• Identify the types of income that must be included in or excluded from annual income using 24 CFR Section 7 of the 50058, learning activities, and narrative instruction
  • Identify types of income that are included in and excluded from annual income, including federally mandated exclusions
  • Calculate annual income including annualizing income figures, rounding, and net vs. gross income
  • Determine when to impute sanctioned welfare, calculate the imputed amount, and understand how to offset imputed welfare with new income
  • Determine how to treat different types of income including self-employment, seasonal, sporadic, periodic payments, and lump sums 
  • Calculate the incremental increase for state and local training program income and understand when to exclude that incremental increase
• Calculate and track the earned income disallowance (EID) using 24 CFR, NMA’s EID worksheet, learning activities, discussion, and narrative instruction
  • Identify the individual qualifying criteria to receive the EID
  • Calculate the incremental increase
  • Identify challenges and strategies for tracking EID in both the initial exclusion period and the phase-in period
• Identify assets and calculate income from assets using 24 CFR, Section 6 of the 50058, learning activities, and narrative instruction
  • Calculate the cash value, market value, and anticipated income of assets
  • Calculate imputed asset income when the total cash value of assets exceeds $5000
  • Identify which assets are included and which are not
  • Calculate the market value, cash value and net rental income for rental property
  • Identify assets disposed of for less than fair market value and calculate the amount to be imputed for two years from the date of sale
• Calculate adjusted income by correctly deducting HUD-defined allowances and expenses from annual income using 24 CFR, Section 8 of the 50058, learning activities, and narrative instruction
  • Identify who qualifies for the dependent and elderly/disabled allowances
  • Calculate the childcare allowance, the income cap (when it applies), and identify who qualifies and what expenses qualify for the deduction 
  • Calculate the disability assistance expense, income cap, 3% threshold, and identify who qualifies and what expenses qualify for the deduction
  • Calculate the medical expense deduction, 3% threshold, and identify who qualifies and how to set policies for what expenses qualify
  • Determine how family composition effects qualifications for a deduction and calculate adjusted income using the 5 major HUD deductions
• Recognize the requirements for verification of income, allowances, and expenses using the HUD verification guidebook and narrative instruction
  • Discuss HUD’s verification hierarchy and how it relates to PHA practice
  • Understand the importance of documentation in the verification process 
  • Identify the role of HUD’s EIV system and when to use it in the verification process
• Calculate rent using annual and adjusted income in learning activities using Sections 9, 10, and 12 of the 50058 as well as narrative instruction
  • Calculate TTP using total monthly income, minimum rent, welfare rent, and adjusted monthly income
  • Determine the role of the utility allowance and when a family would receive a utility reimbursement payment
  • Demonstrate an awareness of the minimum rent range and the process for minimum rent hardship exemptions
  • Calculate rent to owner
  • Calculate the maximum rent at initial occupancy
  • Calculate the HAP and family share for an HCV family using the payment standard, utility allowance, and maximum rent 
  • Calculate prorated rent for mixed families