§ 4-49Adjusting rent between regular reexaminations.
§ 4-50Effective dates.
Changes in family and household composition. Residents are required to report all changes in family composition or status to the Housing Manager within 10 calendar days of the occurrence. Failure to report within the 10 calendar days may result in a retroactive rent increase, but not a retroactive credit or rent reduction. In order to qualify for rent reductions, residents must report income decreases promptly. Residents are also required to report interim increases in income if they have been granted interim rent reductions.
The addition of a family member as a result of birth, adoption or court-awarded custody does not require WHA approval. However, the family is required to promptly notify the WHA of the addition [24 CFR 966.4(a)(1)(v)] within 10 calendar days.
A family must request WHA approval to add a new family member [24 CFR 966.4(a)(1)(v)] or other household member or other household member (live-in aide or foster child) [24 CFR 966.4(d)(3)(i)].
If a family member ceases to reside in the unit, the family must inform WHA within 10 business days. This requirement also applies to family members who had been considered temporarily absent, who are now permanently absent.
If a live-in aide, foster child or foster adult ceases to reside in the unit, the family must inform WHA within 10 business days.
Changes affecting income or expense. All families, including those who are paying flat rent, must report an increase or decrease in income for any reason. The family shall report these changes within 10 calendar days of their occurrence.
WHA shall conduct an interim reexamination under the following circumstances:
For families receiving the earned income disallowance (EID), regardless of the WHA policy for increases to income greater than $150. WHA will conduct an interim reexamination at the start, to adjust the exclusion with any changes in income, and at the conclusion of the second twelve-month exclusion period (fifty-percent phase-in period).
If WHA makes a calculation error at admission or at an annual recertification, an interim recertification will be conducted, if necessary, to correct the error.
When a resident reports an increase in income greater than $150 per month.
When a resident reports a decrease in income or changes in allowances and deductions that would reduce rent.
If at the time of the annual reexamination it is not feasible to anticipate a level of income for the next 12 months (e.g., seasonal or cyclic income), WHA will schedule an interim reexamination to coincide with the end of the period for which it is feasible to project income.
Families are not required to, but may at any time, request an interim reexamination based on a decrease in income, an increase in allowable expenses or other changes in family circumstances. Upon such request, WHA will take timely action to process the interim reexamination and recalculate the tenant's rent [24 CFR 960.257(b)] (PH Occ GB, p. 159).
WHA will process an interim increase in rent if the resident has misrepresented or failed to report facts upon which rent is based so that the rent the resident is paying is less than it should have been. The WHA will process an interim increase and apply an increase in rent retroactive to the month following the month in which the misrepresentation occurred.
Decrease in income.
Residents must report a decrease in income for any reason. When a decrease in income is reported and the WHA receives confirmation that the decrease will last less than 30 days, an interim adjustment will not be processed. Residents reporting decreases in income that are expected to last more than 30 days will have an interim adjustment.
Residents granted a reduction in rent under these provisions will be required to report for special reexaminations at intervals determined by the Housing Manager. Reporting is required until income increases or it is time for the next regularly scheduled reexamination, whichever occurs first.
Increase in income.
Residents must report increases in income for any reason. The WHA will process interim rent increases as follows:
Increase in earned income from the employment of a current household member: The WHA will, if the individual is eligible for an earned income disallowance, grant the disallowance.
Increase in income following the granting of an interim rent decrease: The WHA will process an interim rent increase for income increases that follow interim rent reductions.
Increase in unearned income (e.g., COLA adjustment for social security): WHA will process an interim rent increase.
Person with income (from any source) joins the household: The WHA will process an interim rent increase.
Verification. Complete verification of the circumstances applicable to rent adjustments must be documented and approved by the Executive Director or designee.
Residents will be notified in writing of any rent adjustment, including the effective date of the adjustment.
Rent decreases. Rent decreases go into effect the first day of the month following the reported change. Income decreases reported or verified after the tenant accounting cutoff date will be effective the first day of the second month with a credit retroactive to the first month.
Rent increases. The Woonsocket Housing Authority will increase rent between annual reexaminations when the reported increase in the household will be more than $150 per month, except when it is determined that the resident misrepresented income or expenses at the annual reexamination.
