§ 26-1Introduction.
§ 26-2Jurisdiction.
§ 26-3Housing Authority mission statement.
§ 26-4Local goals. [24 CFR 982.1]
§ 26-5Purpose of plan. [24 CFR 982.54]
§ 26-6Administrative fee reserve. [24 CFR 982.54(d)(21)]
§ 26-7Rules and regulations. [24 CFR 982.52]
§ 26-8Terminology.
§ 26-9Fair housing policy. [24 CFR 982.54(d)(6)]
§ 26-10Reasonable accommodations policy. [24 CFR 100.202]
§ 26-11Verification of disability.
§ 26-12Applying for admission.
§ 26-13Translation of documents.
§ 26-14Management assessment objectives.
§ 26-15Records for monitoring WHA performance.
§ 26-16Privacy rights. [24 CFR 982.551 and 24 CFR 5.212]
§ 26-17Family outreach.
§ 26-18Owner outreach. [24 CFR 982.54(d)(5)]
The Section 8 Program was enacted as part of the Housing and Community Development Act of 1974, which recodified the U.S. Housing Act of 1937. The Act has been amended from time to time, and its requirements, as they apply to the Section 8 tenant-based assistance program, are described in and implemented throughout this chapter. The Section 8 tenant-based assistance programs are federally funded and administered for the City of Woonsocket by the Woonsocket Housing Authority through its Section 8 housing office.
Administration of the Section 8 Program and the functions and responsibilities of the public housing authority (PHA) staff shall be in compliance with the Woonsocket Housing Authority's Personnel Policy
The jurisdiction of the Woonsocket Housing Authority (WHA) is the City of Woonsocket.
The Woonsocket Housing Authority is dedicated to excellence in providing quality, affordable and safe housing to eligible persons consistent with community needs.
We foster effective and creative partnerships to maximize opportunities that improve economic and personal -being of the people that we serve.
Our agency conducts its business in an efficient, professional and ethical manner without discrimination.
The Woonsocket Housing Authority has adopted the following goals which govern its public housing and housing choice voucher programs:
Provide quality, affordable, equal-opportunity housing consistent with applicant and resident needs.
Ensure a safe, drug-free environment within our community.
Develop a continuum of housing options consistent with community needs.
Advance self-sufficiency and quality of life for participants.
Manage assets in a fiscally responsible and accountable manner.
Promote a positive environment that encourages staff development, participation, and -being.
The purpose of the administrative plan is to establish policies for carrying out the programs in a manner consistent with HUD requirements and local goals and objectives contained in the agency plan. The Housing Choice Voucher Program was implemented on October 1, 1999, and premerger housing voucher tenancies and over-fair-market-rent tenancies converted automatically to housing choice voucher tenancies on that date. All other existing contracts remained in effect until the family's second reexamination after the merger date or when a new lease was executed.
The WHA is responsible for complying with all changes in HUD regulations pertaining to these programs. If such changes conflict with this chapter, HUD regulations will have precedence. The WHA will revise this chapter as needed to comply with changes in HUD regulations. The original plan and any changes must be approved by the Board of Commissioners of the agency, the pertinent sections included in the agency plan, and a copy provided to HUD.
This administrative plan is a supporting document to the WHA Agency Plan, and is available for public review as required by 24 CFR Part 903.
Applicable regulations include:
| 24 CFR Part 5: General Program Requirements | |
| 24 CFR Part 8: Nondiscrimination | |
| 24 CFR Part 982: Section 8 Tenant-Based Assistance: Housing Choice Voucher Program |
Local rules that are made part of this chapter are intended to promote local housing objectives consistent with the intent of the federal housing legislation.
Expenditures from the administrative reserve (operating reserve) for other housing purposes shall not exceed $10,000 per occurrence nor more than $100,000 in the aggregate for each fiscal year without the prior approval of the Woonsocket Housing Authority Board of Commissioners.
This administrative plan is set forth to define the WHA's local policies for operation of the housing programs in the context of federal laws and regulations. All issues related to Section 8 not addressed in this document are governed by such federal regulations, HUD memos, notices and guidelines, or other applicable law. The policies in this chapter have been designed to ensure compliance with the consolidated ACC and all HUD-approved applications for program funding.
The Housing Authority of the City of Woonsocket is referred to as "WHA" or "Housing Authority" throughout this chapter.
"Family" is used interchangeably with "applicant" or "participant" and can refer to a single-person family.
"Tenant" is used to refer to participants in terms of their relation to landlords.
"Landlord" and "owner" are used interchangeably.
"Disability" is used where "handicap" was formerly used.
"Noncitizens Rule" refers to the regulation effective June 19, 1995, restricting assistance to U.S. citizens and eligible immigrants.
The Section 8 Program is also known as the "Housing Choice Voucher Program."
"HQS" means the housing quality standards required by regulations as enhanced by the WHA.
"Failure to provide" refers to all requirements in the first family obligation. See Article XV, Denial or termination of assistance.
"Merger date" refers to October 1, 1999, which is the effective date of the merging of the Section 8 certificate and voucher programs into the Housing Choice Voucher Program.
See the Glossary for other terminology.
It is the policy of the Housing Authority to comply fully with all federal, state, and local nondiscrimination laws and with the rules and regulations governing fair housing and equal opportunity in housing and employment.
The WHA shall not deny any family or individual the equal opportunity to apply for or receive assistance under the Section 8 programs on the basis of race, color, sex, religion, creed, national or ethnic origin, age, familial or marital status, handicap or disability or sexual orientation.
To further its commitment to full compliance with applicable civil rights laws, the WHA will provide federal/state/local information to voucher holders regarding unlawful discrimination and any recourse available to families who believe they are victims of a discriminatory act. Such information will be made available during the family briefing session, and all applicable fair housing information and discrimination complaint forms will be made a part of the voucher holder's briefing packet and available upon request at the front desk.
All Housing Authority staff will be required to attend fair housing training and informed of the importance of affirmatively furthering fair housing and providing equal opportunity to all families, including providing reasonable accommodations to persons with disabilities, as a part of the overall commitment to quality customer service. Fair housing posters are posted throughout the Housing Authority office(s), including in the lobby and interview rooms, and the Equal Opportunity logo will be used on all outreach materials. Staff will attend local fair housing update training sponsored by HUD and other local organization to keep current with new developments.
Except as otherwise provided in 24 CFR 8.21(c)(1), 8.24(a), 8.25, and 8.31, no individual with disabilities shall be denied the benefits of, be excluded from participation in, or otherwise be subjected to discrimination because the WHA's facilities are inaccessible to or unusable by persons with disabilities. Posters and housing information are displayed in locations throughout the WHA's office in such a manner as to be easily readable from a wheelchair.
The Woonsocket Housing Authority's office is accessible to persons with disabilities. Accessibility for the hearing impaired is provided by the State of Rhode Island TTY provider: (800) 745-5555; voice (800) 745-6575.
It is the policy of this WHA to be service-directed in the administration of its housing programs, and to exercise and demonstrate a high level of professionalism while providing housing services to families.
A participant with a disability must first ask for a specific change to a policy or practice as an accommodation of their disability before the WHA will treat a person differently than anyone else. The WHA's policies and practices will be designed to provide assurances that persons with disabilities will be given reasonable accommodations, upon request, so that they may fully access and utilize the housing program and related services. The availability of requesting an accommodation will be made known by including notices on WHA forms and letters. This policy is intended to afford persons with disabilities an equal opportunity to obtain the same result, to gain the same benefit, or to reach the same level of achievement as those who do not have disabilities and is applicable to all situations described in this chapter, including when a family initiates contact with the WHA; when the WHA initiates contact with a family, including when a family applies; and when the WHA schedules or reschedules appointments of any kind.
To be eligible to request a reasonable accommodation, the requester must first certify (if apparent) or verify (if not apparent) that they are a person with a disability under the following ADA definition:
Rehabilitated former drug users and alcoholics are covered under the ADA. However, a current drug user is not covered. In accordance with 24 CFR 5.403, individuals are not considered disabled for eligibility purposes solely on the basis of any drug or alcohol dependence. Individuals whose drug or alcohol addiction is a material factor to their disability are excluded from the definition. Individuals are considered disabled if disabling mental and physical limitations would persist if drug or alcohol abuse discontinued.
Once the person's status as a qualified person with a disability is confirmed, the WHA will require that a professional third party competent to make the assessment provides written verification that the person needs the specific accommodation due to his or her disability and the change is required for him or her to have equal access to the housing program.
If the WHA finds that the requested accommodation creates an undue administrative or financial burden, the WHA will deny the request and/or present an alternate accommodation that will still meet the need of the person.
An "undue administrative burden" is one that requires a fundamental alteration of the essential functions of the WHA (i.e., waiving a family obligation).
An "undue financial burden" is one that, when considering the available resources of the agency as a whole, the requested accommodation would pose a severe financial hardship on the WHA.
The WHA will provide a written decision to the person requesting the accommodation within a reasonable time. If a person is denied the accommodation or feels that the alternative suggestions are inadequate, they may request an informal hearing to review the WHA's decision.
Reasonable accommodation will be made for persons with a disability that requires an advocate or accessible offices. A designee will be allowed to provide some information, but only with the permission of the person with the disability.
All WHA mailings will be made available in an accessible format upon request as a reasonable accommodation.
The WHA will verify disabilities under definitions in the Fair Housing Amendments Act of 1988, Section 504 of the 1973 Rehabilitation Act, and the Americans with Disabilities Act.
All persons who wish to apply for any of the WHA's programs must submit a preapplication via written format, as indicated in our public notice. Applications will be made available in an accessible format upon request from a person with a disability.
To provide specific accommodation to persons with disabilities, upon request the information may be mailed to the applicant and, if requested, it will be mailed in an accessible format.
The full application is completed at the eligibility appointment in the applicant's own handwriting, unless assistance is needed or a request for accommodation is requested by a person with a disability. Applicants will then be interviewed by WHA staff to review the information on the full application form. Verification of disability as it relates to Section 504, Fair Housing Act, or ADA reasonable accommodation will be requested at this time. The full application will also include questions asking all applicants whether reasonable accommodations are necessary.
The Housing Authority has bilingual staff to assist non-English-speaking families in the following languages: Spanish and French.
The WHA operates its housing assistance program with efficiency and can demonstrate to HUD auditors that the WHA is using its resources in a manner that reflects its commitment to quality and service. The WHA policies and practices are consistent with the areas of measurement for the following HUD SEMAP indicators:
| Selection from the waiting list | |
| Reasonable rent | |
| Determination of adjusted income | |
| Utility allowance schedule | |
| HQS quality control inspections | |
| HQS enforcement | |
| Expanding housing opportunities | |
| Payment standards | |
| Annual reexaminations | |
| Correct tenant rent calculations | |
| Precontract HQS inspections | |
| Annual HQS inspections | |
| Lease-up | |
| Family self-sufficiency enrollment and escrow account balances | |
| Bonus indicator deconcentration |
Supervisory quality control reviews will be performed by a WHA Supervisor or other qualified person other than the person who performed the work, as required by HUD, on the following SEMAP factors:
| Selection from the waiting list | |
| Rent reasonableness | |
| Determination of adjusted income | |
| HQS enforcement | |
| HQS quality control |
The annual sample of files and records will be drawn in an unbiased manner, leaving a clear audit trail.
The minimum sample size to be reviewed will relate directly to each factor.
In order to demonstrate compliance with HUD and other pertinent regulations, the WHA will maintain records, reports and other documentation for a time that is in accordance with HUD requirements and in a manner that will allow an auditor, housing professional or other interested party to follow, monitor and/or assess the WHA's operational procedures objectively and with accuracy and in accordance with SEMAP requirements with internal supervisory audits.
Applicants and participants, including all adults in their households, are required to sign the HUD 9886 Authorization for Release of Information. This document incorporates the Federal Privacy Act statement and describes the conditions under which HUD/WHA will release family information.
The WHA's policy regarding release of information is in accordance with state and local laws which may restrict the release of family information.
Any and all information which would lead one to determine the nature and/or severity of a person's disability must be kept in a separate folder and marked "confidential" or returned to the family member after its use. The personal information in this folder must not be released except on an "as needed" basis in cases where an accommodation is under consideration. All requests for access and granting of accommodations based on this information must be approved by the Housing Choice Voucher Program Coordinator.
The WHA's practices and procedures are designed to safeguard the privacy of applicants and program participants. All applicant and participant files will be stored in a secure location which is only accessible by authorized staff.
WHA staff will not discuss family information contained in files unless there is a business reason to do so. Inappropriate discussion of family information or improper disclosure of family information by staff will result in disciplinary action.
The WHA will publicize and disseminate information to make known the availability of housing assistance and related services for very low-income families on a regular basis. When the WHA's waiting list is open, the WHA will publicize the availability and nature of housing assistance for very low-income families in a newspaper of general circulation, minority media, and by other suitable means. Notices will also be provided in Spanish.
To reach persons who cannot read the newspapers, the WHA will distribute fact sheets to the broadcasting media and initiate personal contacts with members of the news media and community service personnel. The WHA will also utilize public service announcements.
The WHA will communicate the status of housing availability to other service providers in the community and advise them of housing eligibility factors and guidelines in order that they can make proper referrals for housing assistance.
The WHA makes a concerted effort to keep private owners informed of legislative changes in the tenant-based program which are designed to make the program more attractive to owners. This includes informing participant-owners of applicable legislative changes in program requirements.
The WHA encourages owners of decent, safe and sanitary housing units to lease to Section 8 families.
The WHA encourages participation by owners of suitable units located outside areas of low poverty or minority concentration.
The WHA conducts periodic meetings with participating owners to improve owner relations and to recruit new owners.
The WHA maintains a list of interested landlords and list of units available for the Section 8 program and updates this list on an ongoing basis. When listings from owners are received, they will be compiled by the WHA staff by bedroom size.
The WHA will maintain lists of available housing submitted by owners in all neighborhoods within the Housing Authority's jurisdiction to ensure greater mobility and housing choice to very-low-income households. The lists of owners and units will be provided at the front desk, mailed on request, and provided at briefings.
The staff of the WHA initiates personal contact with private property owners and managers by conducting formal and informal discussions and meetings.
Printed material is offered to acquaint owners and managers with the opportunities available under the program.
The WHA works with a nonprofit agency which contacts others in the area, identifies families in the program, and counsels the families on their prospective move and services available in the areas in which the family is interested.
The WHA shall periodically:
