AHTCS Blog

When is a Section 8 tenant considered “Moved out”?

Evan Einhorn — Tue, 01 May 2012 15:30:19 +0000

You may have thought that in affordable housing when you received the keys that the tenant was considered to be moved out, but that is simply not the case. A property cannot wait on moving out a tenant because they didn’t receive their keys, especially when they know that the unit has been vacated. [...]

Clarification of HUD Approved Training Expenses

Evan Einhorn — Tue, 01 May 2012 15:07:38 +0000

I understand why Owners of HUD subsidized properties and Management companies are sometimes afraid to spend money on training their staff. Some folks had some questions about whether or not the classes would be considered HUD approved training expenses and others had concerns they are afraid to spend too much on training for fear their [...]

New TRACS 202D Release & Implementation Schedule

Evan Einhorn — Mon, 26 Mar 2012 16:02:51 +0000

Based on the most recent TRACS industry meeting, we were told about the new schedule for the release of TRACS 202D. As always this schedule is subject to change but for now the scheduled stands:

Vendor Testing is to commence on: December 1 – This means that the affordable housing software vendors, Contract Administrators and [...]

Just Some of the New TRACS 202D Changes

Evan Einhorn — Wed, 21 Mar 2012 16:16:50 +0000

The most recent TRACS 202d Industry meeting held on March 13th & 14th was two days of great information. HDS Software was nice enough to sponsor the first unsanctioned HUD meeting where we covered the TRACS 202d Final Specifications. Mary and Jed did a great job of going over the changes of the TRACS 202D [...]

New HUD Protected Class Rule

Evan Einhorn — Wed, 21 Mar 2012 12:46:40 +0000

On January 30, 2012 HUD Secretary Shaun Donovan announced new regulations to ensure equal access to housing for all Americans regardless of sexual orientation, gender identity or marital status.

These new regulations were published in the Federal Register on February 3, 2012 with an effective date of March 3, 2012. These regulations apply to all [...]

The ADA Guidelines Requiring Pool Lifts in HUD Subsidized Property

Evan Einhorn — Fri, 16 Mar 2012 17:03:33 +0000

I had a client email me to ask if he was required by the ADA compliance to install a pool lift;

“One of our properties is in the process of building a pool which will open in May. It is a Tax Credit property. Do we have to install a lift chair due to the [...]

Does Your Tenant Selection Plan Go Far Enough

Evan Einhorn — Sat, 25 Feb 2012 15:13:53 +0000

When a tenant requires services that you don’t offer, does the tenant then need to consider assisted living rather than independent living? Does your Tenant Selection Plan (TSP) address whether your community is an independent living facility versus an assisted living community?

Recently a Section 8 property manager called me about a situation she had [...]

Unit Inspections for Section 8 Housing

Evan Einhorn — Sun, 12 Feb 2012 19:30:43 +0000

I hate cleaning…well, I hate some aspects of it. I don’t mind vacuuming or mopping the floors…but I know I dislike dusting which makes me sneeze. No Matter how much I dislike cleaning, it is imperative to have well maintained affordable housing units. Having a clean and well maintained property contributes to a healthy environment [...]

MOR’s May Be Suspended, But Let’s Pretend They Weren’t!

Evan Einhorn — Sat, 21 Jan 2012 21:13:06 +0000

As you may or may not have noticed, nobody from HUD or your Contract Administrator is knocking on your door to perform your annual management occupancy review (MOR). This past year all of the performance-based contracts went out for re-bid. Some PBCA’s were happy with the results but most were not. The eleven PBCA awards [...]

How to Deal with Extended Absence or Abandonment in Section 8

Evan Einhorn — Tue, 20 Dec 2011 21:32:55 +0000

I recently received a call from a client asking how long should a resident be considered a tenant if they are only there 6 months a year. What is a reasonable amount of time before you determine that this tenant has been gone for a while? Is it 2 weeks, 4 weeks…what is the limit [...]

Just Announced — HUD Releases 2012 Income Limits

Evan Einhorn — Fri, 02 Dec 2011 16:15:03 +0000

The U.S. Department of Housing and Urban Development (HUD) has just released the 2012 Income Limits for both LIHTC and Section 8 however they are on separate web pages. The MTSP income limits are to only be used by projects financed with tax-exempt housing bonds – referred to by HUD as Multifamily Tax Subsidy Projects [...]

Carbon Monoxide Detector Mandates

Evan Einhorn — Thu, 01 Dec 2011 02:54:51 +0000

“Safety First”…is one of those phrases we hear quite often…especially if you have kids or loved ones. When it comes to where we live, no matter what type of affordable housing we live in there resides the possibility of the silent killer…Carbon Monoxide. HUD has created a division called Healthy Homes Program to combat this [...]

AHTCS, LLC provides HUD Section 8 file audit and file reviews

Evan Einhorn — Wed, 16 Nov 2011 02:45:24 +0000

AHTCS, LLC will perform a complete HUD Section 8 file audit of your resident files to determine errors, weaknesses, lapses in performance, missing or inadequate documentation, etc. Upon completion of the file audit, we will complete all required corrective actions that must be completed to correct the Errors/Findings. The file audit is based on the [...]

October TRACS Industry Working Group Meeting

Evan Einhorn — Mon, 31 Oct 2011 01:32:29 +0000

Our TRACS industry meeting began on a sad note: Willie Spearman, Gail Williamson and Deb Lear have announced their retirement from HUD. These three individuals have made large contributions to the multifamily housing industry. They will be sorely missed!

Also discussed at the TRACS industry 202D working group meeting last week was how to address [...]

Best practices for affordable housing Section 8 Owner/Agents that work!

Evan Einhorn — Tue, 11 Oct 2011 15:03:27 +0000

I have attempted to assemble a list of best practices observed by O/A’s that work with multifamily affordable housing. The list is not all inclusive or in order of importance. The ideas presented are merely another tool to assist O/A’s in the challenging role of retaining tenants and trying to keep units fully occupied by [...]

Implementing an Integrated Pest Management Strategy for Affordable Housing Properties

Evan Einhorn — Thu, 29 Sep 2011 13:44:46 +0000

My kids can be pests but that is story for a different day. Pests on a property are certainly no joking matter.

Maintaining your property is no easy feat and when you add the unpredictable and uninvited guests…well it can be an arduous task to get rid of them. Having the right strategy for pest [...]

Revised EIV Notice 2011-21 Issued – August 19, 2011

Evan Einhorn — Sat, 20 Aug 2011 01:33:52 +0000

Housing Notice 2011-21, Enterprise Income Verification (EIV) System, was issued today, August 19, 2011. This Notice supersedes Notices H 2008-03, H 2009-20, and H 2010-10. The Notice is posted on our website at: http://www.ahtcsonline.com/Industry Links/HUD Notices/HUD_Notice-H11-21.pdf.

The revised Notice:

Clarifies that IPAs may use printed EIV documents when auditing an owner’s compliance (An IPA is [...]

Save Money, Save the Environment going “Green” at your Affordable Housing Property

Evan Einhorn — Mon, 01 Aug 2011 17:53:25 +0000

I think it should be clear now to everyone that conservation or “Going Green” as they say, isn’t just for those “Hippie” types and not just a trend. Conservation is our overdue way of showing respect for our environment. Respecting our environment and capitalizing on this new way of life can also be achieved at [...]

There are no Vacancies for Sexual Predators in Affordable Housing

Evan Einhorn — Fri, 01 Jul 2011 01:23:30 +0000

There is no doubt about it, I am a “News Hound”. I watch the news all of the time. One of the most gripping headlines always includes how a woman or a child was assaulted by a sexual predator. MSNBC has even created a long going documentary called “To Catch a Predator”.

I have [...]

Landlord Refuses to Rent to a Woman with Children

Evan Einhorn — Tue, 31 May 2011 17:35:18 +0000

I recently read the most appalling article where HUD brought charges to the owner of a five-unit apartment building in Lebanon, NH, for violating the Fair Housing Act because the landlord allegedly refused to rent one of the units to a family with children. HUD is pursuing these charges on behalf of a mother with [...]

Planting the Seed in Affordable Housing

Evan Einhorn — Mon, 11 Apr 2011 00:45:07 +0000

Looking out of my office window and anticipating the snow’s disappearance, I am anxiously awaiting the emergence of my flowering bulbs. I was reminded of how my three little boys and I planted the seeds and bulbs last year. Even more important was the memory of how much fun it was when we all worked [...]

CA’s obligation to reconcile the Voucher with the property

Evan Einhorn — Mon, 14 Mar 2011 14:06:23 +0000

In the past year or so I have had two clients who after several months of having their vouchers revised by their CA, were not given any reason for the revision and when they inquired as to why their voucher was revised they were simply told to “figure it out on their own”. I got [...]

Preparing for your next Physical REAC Inspection

Evan Einhorn — Mon, 07 Mar 2011 19:03:20 +0000

You wouldn’t believe how many affordable housing property owners & property managers I have spoken to who were in a state of panic because they were getting ready for their REAC inspection. My advice to those is just be prepared the best you can. Easier said than done, huh? Not really. My first suggestion is [...]

What should be included in the EIV “Master File?”

Evan Einhorn — Wed, 16 Feb 2011 20:35:29 +0000

Let us discuss which EIV reports should be maintained in the file. There is no doubt that HUD’s RHIIP initiative (through EIV) has done a great job to reduce over-payments and underpayments to HUD. On the other hand, a great responsibility has been added to the O/A in regard to HUD reporting. I must say, [...]

Section 8 Renewal Guide and M2M Operating Procedures

Evan Einhorn — Tue, 08 Feb 2011 20:42:51 +0000

Section 8 Renewal Guide and M2M Operating Procedures Guide Set Policy for Renewing Section 8 Project Based Contracts (RHIIP Listserv Posting # 247)

The policy document for renewing Section 8 contracts not subject to restructuring is the Section 8 Renewal Guide that is posted on the HUD website at http://www.hud.gov/offices/hsg/mfh/mfhsec8.cfm. This Guide and the [...]