Woods Landing
Content
Concerning the debt service coverage this is an RD property with full rental assistance. RD will advise us of the allowable cash flow and will allow us to set rents accordingly. Actual DCR will be whatever is determined by them.
Report for the Woods Landing Apartments in Damascus, Virginia
Page 37
CAPTURE RATES A total of 40 units are to be provided at the proposed development. Thus, this figure represents 69.0 percent of total need. The 40 one-bedroom units represent 92.0 percent of the calculated net need. The capture rates presented above are based on the assumption that the property is considered to be entering the market as if new, rather than a fully occupied project with little or no displacement of tenants expected. Similarly, the methodology is relatively conservative in that a conservative market area is defined, that demand is based on households aged 65 years and older (where the property is open to households aged 62 and older, and also to the handicapped and disabled), and that no potential demand from beyond the primary market area is included in the calculations. Thus, these capture rates are not considered unreasonable.
ABSORPTION RATES Based on the above, the project could expect to lease-up over a period dictated by the rehabilitation schedule, plus 60 days, or so.
JOHN WALL AND ASSOCIATES - an independent licensee of JWA, Inc - CARY, NORTH CAROLINA 919.233.0670
TAB A
(Documentation of Development Location)
TAB A.1
(Qualified Census Tract Certification)
SECTION NOT APPLICABLE
TAB A.2
(Revitalization Area Certification)
TAB A.2
(Location Map)
615 Mock Avenue, Damascus, - Google Maps
http://maps.google.com/maps?hl=en&q=615+Mock+Avenue,+Damascus,...
Address 615 Mock Ave Damascus, VA 24236
1 of 1
2/4/2011 10:56 AM
TAB A.2
(Surveyor’s Certification of Proximity To Public Transportation)
SECTION NOT APPLICABLE
TAB B
(Partnership or Operating Agreement)
Woods Landing VA Limited Partnership
Co-General Partners:
Gary D. Ellis (162/3 %) Melvin B. Melton (162/3 %) Timothy L. Gunderman (162/3 %) 50.00 %
Initial Limited Partners:
Gary D. Ellis (162/3 %) Melvin B. Melton (162/3 %) Timothy L. Gunderman (162/3 %) 50.00 %
TAB C
(VA SCC Certification)
TAB D
(Principal’s Previous Participation Certification)
TAB E
(Nonprofit Questionnaire)
SECTION NOT APPLICABLE
TAB F
(Architect’s Certification)
TAB G
(Relocation Assistance Guidelines)
Relocation Assistance Guidelines
In general, owners of projects which funding includes federal monies should adhere to regulations set forth under the Uniform Relocation Assistance Act of 1970 (URA), which objectives are: To provide uniform, fair and equitable treatment of tenants whose real property is acquired or who are displaced in connection with federally funded projects To ensure relocation assistance is provided to displaced tenants to lessen the emotional and financial impact of displacement To ensure that no individual or family is displaced unless decent, safe, and sanitary (DSS) housing is available within the displaced tenant's financial means To help improve the housing conditions of displaced tenants living in substandard housing To encourage and expedite acquisition by agreement and without coercion
VHDA guidelines are similar to URA; however, our guidelines focus on residents/tenants who are displaced as a direct result of the rehabilitation, demolition and/or construction of LIHTC projects. VHDA guidelines must be followed to qualify for Low Income Housing Tax Credits (LIHTC) and will be incorporated by reference in and enforced by the Contract to Enforce Representations. Furthermore, violation of these guidelines will result in a penalty against future Reservation Applications.
Owner’s Responsibility to Tenants
Permanent Relocation: A tenant is displaced (permanent relocation) if he/she cannot return to his/her original unit. If a tenant is displaced, then the owner must provide the tenant Advisory Services and Moving Cost Reimbursement (Full Relocation Assistance). Advisory Services Include: Providing referrals for tenants to replacement properties Providing tenants with written information Providing appropriate translation and counseling for tenants who are unable to read and understand notices Communicating the name and telephone number of a contact person who can answer questions or provide other needed help Providing transportation for tenants needing to look at other housing, especially those who are elderly or disabled Giving special consideration to the needs of families with school age children Extending regular business hours, including evenings and weekends, so that tenants won’t have to miss work
Page 1 of 6
Moving Cost Reimbursement Owner’s moving cost reimbursement to the tenant is limited to $100.00 if either of the following applies: a. b. A tenant has minimal possessions and occupies a dormitory style room, or A tenant’s move is performed by an agency at no cost to the tenant
If neither ‘a’ nor ‘b’ above applies, and the tenant opts to move his/her belongings, the reimbursement to the tenant may be based on one or a combination of the following:
1. 2.
Based on the Federal Highway Administration’s Fixed Residential Moving Cost Schedule (see Virginia) Based on tenant’s actual reasonable moving and related expenses
The Fixed Residential Moving Cost Schedule includes moving costs and utility connection expenses and is based on the number of rooms of furniture, not the number of bedrooms per unit. ‘Tenant’s actual reasonable moving and related expenses’ are defined as i. The lower of two bids or estimates prepared by a commercial mover; or ii. Receipted bills for labor and equipment Hourly labor rates should not exceed the rates paid by a commercial mover to employees performing the same activity and, equipment rental fees should be based on the actual rental cost of the equipment but not to exceed the cost paid by a commercial mover. Temporary Relocation: A tenant who is temporarily relocated is not displaced if he/she can return to the original unit, e.g. the unit occupied by the tenant. The owner does not have to provide Advisory Services, as noted above; however, the property owner 1. Guarantees that the tenant can return to his/her same unit 2. Pays the tenant’s moving costs to and from the temporary location (two moves) A. The tenant may agree in writing to permanently relocate to the unit which has been designated their temporary unit. If the tenant agrees to permanently relocate to the temporary unit, then management is responsible for costs of one move. Said agreement shall be kept by management in the tenant file; or B. May agree in writing to permanently relocate to ‘another newly renovated unit’ (two moves). Said agreement shall be kept by management in the tenant file The owner must contact any tenant who has been temporarily relocated for longer than one year and provide to the tenant Advisory Services and Moving Cost Reimbursement (Full Relocation Assistance). This assistance will be in addition to assistance the tenant has already received for temporary relocation and may not be reduced by the amount of temporary relocation assistance already received.
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Tenant Notices (Full Communication of Plans) Whether a tenant is permanently or temporarily relocated, the owner must inform him/her in writing of relocation and renovation plans as soon as possible. Open communication with tenants is helpful for both the owner and tenants as it helps to minimize rumors and misunderstandings. The following notices are required:
Note: It may be necessary for the owner to arrange for an interpreter or interpreters to help non-English speaking tenants understand the owner’s plans for the property.
1. Notice of Intent to Acquire. A Notice of Intent to Acquire is an owner’s written communication to a tenant to be displaced, which clearly sets forth the owner’s intent to acquire the property; it also establishes eligibility for relocation assistance. 2. General Information Notice. As soon as feasible, a tenant scheduled to be displaced shall be furnished with a general written description of the owner’s relocation program which does at least the following:
Informs the tenant that he or she may be displaced for the project and generally describes the relocation payment(s) for which the tenant may be eligible, the basic conditions of eligibility, and the procedures for obtaining the payment(s); Informs the tenant to be displaced that he or she will be given reasonable relocation advisory services, including referrals to replacement properties, help in filing payment claims, and other necessary assistance to help the tenant to successfully relocate; Informs the tenant to be displaced that he or she will not be required to move without at least 120 days advance written notice (see paragraph 4 of this section); Informs the tenant to be displaced that any tenant who is an alien, not lawfully present in the United States, is ineligible for relocation advisory services and relocation payments; and Describes the tenant’s right to appeal the owner’s assistance determination
3. Notice of Relocation Eligibility. Eligibility for relocation assistance shall begin on the date of a Notice of Intent to Acquire, the initiation of negotiations, or actual acquisition, whichever occurs first. When this occurs, the owner shall promptly notify all tenants in writing of their eligibility for applicable relocation assistance. 4. 120-Day Notice. No lawful tenant shall be required to move unless he or she has received at least 120 days advance written notice of the earliest date by which he or she may be required to move. Virginia State law requires a 120-day vacate notice for all condo and co-op conversions and for any change in the use of buildings with at least four rental units. These guidelines extend that notice period to all rental units vacated as a result of acquisition, rehabilitation or demolition that will displace existing tenants. Content of 120-day Notice - The 120-day notice shall either state a specific date as the earliest date by which the tenant may be required to move or state that the tenant will receive a further notice indicating, at least 30 days in advance, the specific date by
Page 3 of 6
which he or she must move. If the 120-day notice is issued before a comparable replacement dwelling is made available (i.e. tenant given a specific address), the notice must state clearly that the tenant will not have to move earlier than 30 days after such a dwelling is made available. In unusual circumstances, a tenant may be required to vacate the property on less than 120 days advance written notice if the owner determines that a 120-day notice is impracticable, such as when the tenant's continued occupancy of the property would constitute a substantial danger to his/her health or safety. A copy of the owner’s determination shall be included in the applicable tenant file. 5. 30-Day Notice. The 30-day notice shall state (1) the specific date by which the tenant is required to move; (2) if applicable, the address to which the tenant will be relocated; (3) if applicable, the date on which the move-in inspection will be completed; and (4) if applicable, the date that the tenant will receive keys to his/her unit. Processing Tenant Moving Cost Reimbursement Claims To support claims for relocation, the tenant must provide documentation, including bills, certified prices, appraisals and other evidence of expenses. In addition:
Owners must provide reasonable assistance necessary to complete and file tenants’ claims for payment. Moving cost reimbursements shall be made upon receipt of billing documentation from the tenant. Owners must provide expedited return of security deposits or allow tenants to apply security deposits to the last month’s rent. Owners must make advanced payments, if a tenant demonstrates the need, in order to avoid or reduce a hardship. If the owner disapproves all or part of a payment claimed or refuses to consider the claim on its merits because of untimely filing or other grounds, it shall promptly notify the claimant in writing of its determination, the basis for its determination and the procedures for appealing that determination. An owner shall not propose or request that a displaced tenant waive his or her rights or entitlements to relocation assistance and benefits.
Owner’s Responsibility to VHDA
At Reservation Application and/or 120 days prior to commencing rehab, owners are required to submit a Renovation and Relocation Plan (the Plan) to VHDA’s Tax Credit Allocation Department and make copies available to tenants. The Plan should be property specific, comprehensive, updated as changes are made and include, at a minimum: 1. 2. 3. 4. 5. The name, address and contact person for the owner and management company The scope of the work to be completed, phasing, including estimated timetables Planned measures to minimize construction impact on occupied units Projected rents and rental policies after rehab, if applicable Advisory services to be offered, if permanent relocation
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6. Summary determination as to Moving Cost Reimbursement (rent roll format; by tenant, by unit) Owners must document compliance, including in each tenant’s file all documentation related to relocation, including notices and canceled checks. No later than 30 days after the last tenant is relocated (based on timeline provided to VHDA in the Renovation and Relocation Plan), the owner must provide to VHDA, the final summary schedule of moving costs made to tenants (rent roll format; by tenant, by unit), along with a Certification by the owner that it has met VHDA Moving Cost Reimbursement and Relocation Assistance Guidelines.
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REQUIRED NOTICE WHEN BUILDINGS UNDERGO CHANGE Section 55-222 of the Code of Virginia requires 120 days’ notice to tenants being vacated from any building containing at least 4 residential units, if the building is to be renovated, demolished, sold on a contract requiring an empty building, or converted to hotel, motel, apartment hotel, or other commercial use. Furthermore, the Virginia Condominium Act requires in Section 55-79.94(b), as amended in 1980, that tenants of all complexes being converted to condominiums be given 120 days’ notice to vacate. For buildings containing fewer than 4 residential units, VHDA requires the same 120-day vacate notice to tenants. Virginia Code Section 55-222
A TENANCY FROM YEAR TO YEAR MAY BE TERMINATED BY EITHER PARTY GIVING THREE MONTHS' NOTICE, IN WRITING, PRIOR TO THE END OF ANY YEAR OF THE TENANCY, OF HIS INTENTION TO TERMINATE THE SAME. A TENANCY FROM MONTH TO MONTH MAY BE TERMINATED BY EITHER PARTY GIVING 30 DAYS' NOTICE IN WRITING, PRIOR TO THE NEXT RENT DUE DATE, OF HIS INTENTION TO TERMINATE THE SAME. HOWEVER, 120 DAYS' WRITTEN NOTICE IS REQUIRED IF THE TERMINATION IS DUE TO REHABILITATION OR A CHANGE IN THE USE OF ALL OR ANY PART OF A BUILDING CONTAINING AT LEAST FOUR RESIDENTIAL UNITS. CHANGES SHALL INCLUDE BUT NOT BE LIMITED TO CONVERSION TO HOTEL, MOTEL, APARTMENT HOTEL OR OTHER COMMERCIAL USE, PLANNED UNIT DEVELOPMENT, REHABILITATION, DEMOLITION OR SALE TO A CONTRACT PURCHASER REQUIRING AN EMPTY BUILDING. THIS 120-DAY NOTICE REQUIREMENT SHALL NOT BE WAIVED; HOWEVER, A PERIOD OF LESS THAN 120 DAYS MAY BE AGREED UPON BY BOTH THE LANDLORD AND TENANT IN A WRITTEN AGREEMENT SEPARATE FROM THE RENTAL AGREEMENT OR LEASE EXECUTED AFTER SUCH NOTICE IS GIVEN AND APPLICABLE ONLY TO THE 120-DAY NOTICE PERIOD. WHEN SUCH NOTICE IS TO THE TENANT IT MAY BE SERVED UPON HIM OR UPON ANYONE HOLDING UNDER HIM THE LEASED PREMISES, OR ANY PART THEREOF. WHEN IT IS BY THE TENANT IT MAY BE SERVED UPON ANYONE WHO, AT THE TIME, OWNS THE PREMISES IN WHOLE OR IN PART, OR THE AGENT OF SUCH OWNER, OR ACCORDING TO THE COMMON LAW. THIS SECTION SHALL NOT APPLY WHEN, BY SPECIAL AGREEMENT, NO NOTICE IS TO BE GIVEN; NOR SHALL NOTICE BE NECESSARY FROM OR TO A TENANT WHOSE TERM IS TO END AT A CERTAIN TIME.
THE WRITTEN NOTICE REQUIRED BY THIS SECTION TO TERMINATE A TENANCY SHALL NOT BE CONTAINED IN THE RENTAL AGREEMENT OR LEASE, BUT SHALL BE A SEPARATE WRITING. ************
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TAB H
(PHA/Section 8 Notification Letter)
TAB I
(Local CEO Letter)
TAB J
(Homeownership Plan)
SECTION NOT APPLICABLE
TAB K
(Site Control DocumentationDocumentation of Most Recent Real Estate Tax Assessment – Acq. Rehab. Only)
EXHIBIT “A”
TAB L
(Plan of Development Certification Letter)
SECTION NOT APPLICABLE
TAB M
(Zoning Certification Letter)
EXHIBIT “A”
TAB N
(Copies of 8609’s To Certify Developer Experience)
8609 Summary w/Unit #s (Certify Developer Experience) Development Name Oxford Square Apartments Tazewell Square Apartments Hunters Blind Apartments Indian Hills Apartments Morgan Hills Apartments Kings Square Apartments TOTAL NUMBER 8609 UNITS No Units 87 56 24 60 48 28 303
TAB Q
(Documentation of Rental Assistance)
TAB R
(Documentation of Operating Budget)
TAB S
(Documentation of Project Budget)
TAB T
(Documentation of Financing Sources)
TAB U
(Documentation – include any as applicable to development:)
• • • To Request Exception To Restriction-Pools With Little/No Increase In Rent Burdened Population Of site location in an urban development area as defined in §15.2-2223.1 of the Code of Virginia Of the development participating in a locally adopted affordable housing dwelling unit program area as described in either §15.2-2304 or §15.2-2305 of the Code of Virginia
SECTION NOT APPLICABLE
TAB V
(Nonprofit or LHA Purchase Option or Right of First Refusal)
SECTION NOT APPLICABLE
TAB W
(Original Attorney’s Opinion)
TAB Y
(Marketing Plan for units meeting accessibility requirements of HUD section 504)
Woods Landing Apartments Marketing Plan for Units Which Conform to Section 504 of the Rehabilitation Act
This Marketing Plan for Units Which Conform to Section 504 of the Rehabilitation Act (the “Marketing Plan”) has been designed to convey to current and potential residents with disabilities that Woods Landing Apartments will be a new rental housing experience, with a commitment to excellent management and resident service, as well as an expectation of resident responsibility. Therefore, the majority of this plan will address ways in which property management will endeavor to secure qualified tenants, ensure quality tenancy, and effective management and maintenance of the property. The Management Agent will be responsible for the management of Woods Landing Apartments. GEM Management Inc. (GEM), the Management Agent, will be responsible for all of the traditional management functions, including rent collection, maintenance, record keeping, reports, development of budgets, and monitoring resident income qualifications. Additionally, GEM Management will be responsible for the development and management of community and resident services program.
I. Affirmative Marketing GEM is pledged to the letter and the spirit of the U.S. policy of the achievement of equal housing opportunity throughout the Nation and will actively promote fair housing in the development and marketing of this project. GEM, it’s Officers, Directors and employees will not discriminate on the basis of race, creed, color, sex, religion, familial status, elderliness, disability or sexual orientation in its programs or housing. They will also comply with all provisions of the Fair Housing Act (42 U.S.C. 3600, et. Seq.). Any employee who has discriminated in the acceptance of a resident will be subject to immediate dismissal. All persons who contact the office will be treated impartially and equally with the only qualification necessary for application acceptance being income and credit, and conformity with the requirements of the Section 8 Program and Tax Credit programs. All interested parties will be provided a copy of the apartment brochure. Any resident who has questions not answered by the housing staff will be referred to the Regional Director or the Director Property Management of GEM Management. Any unit which is designated as a unit for people with disabilities and that conforms to Section 504 of the Rehabilitation Act will be held vacant for sixty day (60). GEM Management will document its marketing efforts to find households with qualified disabilities. If a qualified tenant is not found, the marketing evidence will be submitted to VHDA. VHDA may then allow the property management company to accept applicants that are qualified households that agree to sign a waiver stating that they agree to move to the next available unit should a qualified 504 tenant apply.
II. Marketing and Outreach Locating people with disabilities to occupy the units which conform to the requirements of Section 504 of the Rehabilitation Act will be accomplished as follows: 1. Networking GEM will contact local centers for independent living and disability services boards and other service organizations via phone and printed communication. The contacts will include the following organizations:
1
• • • • • •
Department of Rehabilitative Services (276) 676-5565 Virginia Senior Navigator (804) 525-7728 People Incorporated of Southwest VA (276) 623-9000 Virginia Board for People with Disabilities (804-786-0016) Virginia Vocational and Rehabilitation Agency (804-662-7000) Centers for Independent Living Disability Resource Center (540-373-2559) Access Independence (540-662-4452) Virginia Rehab Association (804-662-7075)
•
2. Print Media Print media sources will also be identified in the Town of Damascus / Washington County area that cater to people with disabilities as well as the public at large. These sources may include, but are not limited to, rental magazines such as the Apartment Shoppers Guide, Apartments For Rent, local newspapers, etc.. All advertising materials related to the project will contain the Equal Housing Opportunity logotype, slogan or statement, in compliance with the Fair Housing Act, as well as the fact the units for people with disabilities are available.
3. Resident Referrals An effective Resident Referral program will be set up, in which current residents are rewarded for referring friends, coworkers, and others who may have disabilities to the property. These referrals are generally the best form of advertising as it attracts friends who will want to reside together, thus binding the community. Residents will be offered incentives, to be determined, for referring qualified applicants who rent at the property. Flyers will be distributed to residents along with the project newsletter announcing the tenant referral program.
4. Marketing Materials Additional marketing materials are needed in order to further support the specific marketing effort to people with disabilities. All printed marketing materials will include the EHO logo. The marketing will also emphasize the physical and administrative compliance with Americans with Disabilities Act. These marketing materials include: • Brochures –A simple, two color brochures can be produced at low cost which will effectively sell the apartments and community. This brochure will include the floor plans, a listing of features and amenities. The floor plans should be printed in as large a format as possible.
2
• Flyers - As mentioned earlier, a flyer campaign can be used effectively to market the community. Each flyer should incorporate graphics as well as a small amount of copy and should be designed to generate traffic.
• Resident Referral - The least expensive form of advertising is through Resident Referrals. A flyer should be created and distributed to all residents. ($50 per referral, paid upon move in). In addition to being distributed to all residents, the referral flyer should be left in the Management office and should be included in the move in packet. (People are most inclined to refer their friends in the first few weeks of their tenancy.) The flyers should be changed several times each year to reflect the season or any type of special referral program.
III. Public and Community Relations Equal Housing Opportunity promotions - all Site Signage containing the EHO logo and Fair Housing posters are displayed in English and Spanish in the Rental Office. GEM Management encourages and supports an affirmative marketing program in which there are no barriers to obtaining housing because of race, color, religion, national origin, sex, elderliness, marital status, personal appearance, sexual orientation, family responsibilities, physical or mental handicap, political affiliation, source of income, or place of residence or business. Additionally, a public relations program will be instituted to create a strong relationship between management and local disability organizations, neighborhood civic organizations, churches, mosques, and synagogues, city officials, and other sources of potential qualified residents still to be identified.
IV. Tenant Selection and Orientation The first contact with the management operations is an important one in attracting qualified residents; therefore the management/leasing offices should convey a sense of professionalism, efficiency, and cleanliness. The management/leasing office is designed to provide a professional leasing atmosphere, with space set aside specifically for resident interviews and application assistance. The leasing interviews will be used to emphasize the respect afforded to the resident and the responsibilities which the resident will be expected to assume. Times of Operation - the Woods Landing Management Office will be open Monday through Friday from 8:00 A.M. – 4:30 P.M. Applicants will be processed at the Management Office in accordance with approved criteria. Move-in process and orientation to property - applicants meet with the Housing Manager or designated staff to discuss programs available on the property and will be supplied relevant information to assist them in their move. On-site staff will check previous landlord and personal references, verify income, perform criminal/sex offender and credit background checks for each application taken. Tenant Selection will include minimum income limits assigned by the Owner. New tenants will be given an orientation to the property including a review of the rules and regulations, information on the area, proper use of appliances, move-out procedures, maintenance procedures, rent payment procedures, energy conservation, grievance procedures and a review of the Lease documents.
Tenant Selection Criteria
3
Tenant Selection will include maximum income standards under the Low-Income Tax Credit and Section 8 programs. New tenants will be given an orientation to the property including a review of the rules and regulations, information on the area, proper use of appliances, move-out procedures, maintenance procedures, rent payment procedures, energy conservation, grievance procedures and a review of the Lease documents. Application Processing Application processing will be done by the housing staff at the Management Office, well versed in Fair Credit Law. As stated before, the processing will include a review of prior landlord references, personal references, criminal/sex offender and credit reporting and income verification. The on-site staff will make further review for inaccuracies in the application. The annual income and family composition are the key factors for determining eligibility. However, the Property Manager will also use the following criteria in selecting applicants for occupancy: Applicants must be individuals, not agencies or groups. Applicants must meet the current eligibility income limits for tax credits and any other program requirements. Note- If the applicant's denial is based upon a credit report, the applicant will be advised of the source of the credit report in accordance with the Federal Fair Reporting Act. Guidelines published by the Federal Trade Commission suggest that apartment managers fall under the provisions of the Act and are obligated to advise the person refused an apartment for credit reasons, the name and address of the credit reporting firm in writing. The credit report will not be shown to the applicant, nor will specific information be revealed. We process the Rental Applications through a credit bureau to determine the credit worthiness of each applicant. If the score is below your threshold, but you have determined the applicant has no bad credit and no negative rental history and no criminal history and enough income to qualify, then you can conditionally approve the application after you have contacted the prior landlord. In these cases, the application must be reviewed by the Associate Director before final approval. We process the Rental Application through a credit bureau to determine any possible criminal conduct. Convictions will be considered, regardless of whether "adjudication" was withheld. A criminal background check will be used as part of the qualifying criteria. An applicant will automatically be denied if; • • There is a conviction for the manufacture, sale, distribution, or possession with the intent to manufacture, sell or distribute a controlled substance within the past five years. There is evidence in the criminal history that reveals that the applicant has developed a pattern of criminal behavior, and such behavior presents a real or potential threat to residents and/or property. The application will be suspended if an applicant or member of the applicant's family has been arrested for a crime but has not yet been tried. The application will be reconsidered, within the above guidelines, after such legal proceedings have been concluded.
•
Applicants must provide complete and accurate verification of all income of all family members. The household’s annual income may not exceed the applicable limit and the household must meet the subsidy or assisted Income Limits as established for the area in which Woods Landing Apartments is located. The annual income is compared to the area’s Income Limits to determine eligibility.
4
Family composition must be compatible for units available on the property. Applicants must receive satisfactory referrals from all previous Landlords. Applicants must provide verification of full-time student status for all individuals listed on the application as full-time student for tax credit units. Applicants must not receive a poor credit rating from the Credit Bureau and other credit reporting agencies and must demonstrate an ability to pay rent on time. Applicants must provide a doctor's statement and/or other proof of any handicap or disability if required. Applicants must provide a birth certificate or other acceptable HUD approved forms of documentation for all household members. Applicants must fill out the Application for Lease and all verification forms truthfully. Applicants must provide all information required by current Federal regulations and policies. Applicants must have the demonstrated ability to maintain acceptable housekeeping standards. Applicants must have the demonstrated ability to pay the rent for the proposed unit, without spending a disproportionate amount of income for rent. Applicants must meet current Federal program eligibility requirements for tax credits and any other programs. Preference will be given to those households whose family members are handicapped or disabled for housing in the units specifically designated for the handicapped or disabled. Applicants who meet the above criteria will be placed on a waiting list based on the date and time of their application. If an applicant turns down a unit for any reason, the applicant will be moved to the bottom of the waiting list. If the applicant turns down a unit for any reason a second time, the applicant will be removed from the waiting list.
5
Report for the Woods Landing Apartments in Damascus, Virginia
Page 37
CAPTURE RATES A total of 40 units are to be provided at the proposed development. Thus, this figure represents 69.0 percent of total need. The 40 one-bedroom units represent 92.0 percent of the calculated net need. The capture rates presented above are based on the assumption that the property is considered to be entering the market as if new, rather than a fully occupied project with little or no displacement of tenants expected. Similarly, the methodology is relatively conservative in that a conservative market area is defined, that demand is based on households aged 65 years and older (where the property is open to households aged 62 and older, and also to the handicapped and disabled), and that no potential demand from beyond the primary market area is included in the calculations. Thus, these capture rates are not considered unreasonable.
ABSORPTION RATES Based on the above, the project could expect to lease-up over a period dictated by the rehabilitation schedule, plus 60 days, or so.
JOHN WALL AND ASSOCIATES - an independent licensee of JWA, Inc - CARY, NORTH CAROLINA 919.233.0670
TAB A
(Documentation of Development Location)
TAB A.1
(Qualified Census Tract Certification)
SECTION NOT APPLICABLE
TAB A.2
(Revitalization Area Certification)
TAB A.2
(Location Map)
615 Mock Avenue, Damascus, - Google Maps
http://maps.google.com/maps?hl=en&q=615+Mock+Avenue,+Damascus,...
Address 615 Mock Ave Damascus, VA 24236
1 of 1
2/4/2011 10:56 AM
TAB A.2
(Surveyor’s Certification of Proximity To Public Transportation)
SECTION NOT APPLICABLE
TAB B
(Partnership or Operating Agreement)
Woods Landing VA Limited Partnership
Co-General Partners:
Gary D. Ellis (162/3 %) Melvin B. Melton (162/3 %) Timothy L. Gunderman (162/3 %) 50.00 %
Initial Limited Partners:
Gary D. Ellis (162/3 %) Melvin B. Melton (162/3 %) Timothy L. Gunderman (162/3 %) 50.00 %
TAB C
(VA SCC Certification)
TAB D
(Principal’s Previous Participation Certification)
TAB E
(Nonprofit Questionnaire)
SECTION NOT APPLICABLE
TAB F
(Architect’s Certification)
TAB G
(Relocation Assistance Guidelines)
Relocation Assistance Guidelines
In general, owners of projects which funding includes federal monies should adhere to regulations set forth under the Uniform Relocation Assistance Act of 1970 (URA), which objectives are: To provide uniform, fair and equitable treatment of tenants whose real property is acquired or who are displaced in connection with federally funded projects To ensure relocation assistance is provided to displaced tenants to lessen the emotional and financial impact of displacement To ensure that no individual or family is displaced unless decent, safe, and sanitary (DSS) housing is available within the displaced tenant's financial means To help improve the housing conditions of displaced tenants living in substandard housing To encourage and expedite acquisition by agreement and without coercion
VHDA guidelines are similar to URA; however, our guidelines focus on residents/tenants who are displaced as a direct result of the rehabilitation, demolition and/or construction of LIHTC projects. VHDA guidelines must be followed to qualify for Low Income Housing Tax Credits (LIHTC) and will be incorporated by reference in and enforced by the Contract to Enforce Representations. Furthermore, violation of these guidelines will result in a penalty against future Reservation Applications.
Owner’s Responsibility to Tenants
Permanent Relocation: A tenant is displaced (permanent relocation) if he/she cannot return to his/her original unit. If a tenant is displaced, then the owner must provide the tenant Advisory Services and Moving Cost Reimbursement (Full Relocation Assistance). Advisory Services Include: Providing referrals for tenants to replacement properties Providing tenants with written information Providing appropriate translation and counseling for tenants who are unable to read and understand notices Communicating the name and telephone number of a contact person who can answer questions or provide other needed help Providing transportation for tenants needing to look at other housing, especially those who are elderly or disabled Giving special consideration to the needs of families with school age children Extending regular business hours, including evenings and weekends, so that tenants won’t have to miss work
Page 1 of 6
Moving Cost Reimbursement Owner’s moving cost reimbursement to the tenant is limited to $100.00 if either of the following applies: a. b. A tenant has minimal possessions and occupies a dormitory style room, or A tenant’s move is performed by an agency at no cost to the tenant
If neither ‘a’ nor ‘b’ above applies, and the tenant opts to move his/her belongings, the reimbursement to the tenant may be based on one or a combination of the following:
1. 2.
Based on the Federal Highway Administration’s Fixed Residential Moving Cost Schedule (see Virginia) Based on tenant’s actual reasonable moving and related expenses
The Fixed Residential Moving Cost Schedule includes moving costs and utility connection expenses and is based on the number of rooms of furniture, not the number of bedrooms per unit. ‘Tenant’s actual reasonable moving and related expenses’ are defined as i. The lower of two bids or estimates prepared by a commercial mover; or ii. Receipted bills for labor and equipment Hourly labor rates should not exceed the rates paid by a commercial mover to employees performing the same activity and, equipment rental fees should be based on the actual rental cost of the equipment but not to exceed the cost paid by a commercial mover. Temporary Relocation: A tenant who is temporarily relocated is not displaced if he/she can return to the original unit, e.g. the unit occupied by the tenant. The owner does not have to provide Advisory Services, as noted above; however, the property owner 1. Guarantees that the tenant can return to his/her same unit 2. Pays the tenant’s moving costs to and from the temporary location (two moves) A. The tenant may agree in writing to permanently relocate to the unit which has been designated their temporary unit. If the tenant agrees to permanently relocate to the temporary unit, then management is responsible for costs of one move. Said agreement shall be kept by management in the tenant file; or B. May agree in writing to permanently relocate to ‘another newly renovated unit’ (two moves). Said agreement shall be kept by management in the tenant file The owner must contact any tenant who has been temporarily relocated for longer than one year and provide to the tenant Advisory Services and Moving Cost Reimbursement (Full Relocation Assistance). This assistance will be in addition to assistance the tenant has already received for temporary relocation and may not be reduced by the amount of temporary relocation assistance already received.
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Tenant Notices (Full Communication of Plans) Whether a tenant is permanently or temporarily relocated, the owner must inform him/her in writing of relocation and renovation plans as soon as possible. Open communication with tenants is helpful for both the owner and tenants as it helps to minimize rumors and misunderstandings. The following notices are required:
Note: It may be necessary for the owner to arrange for an interpreter or interpreters to help non-English speaking tenants understand the owner’s plans for the property.
1. Notice of Intent to Acquire. A Notice of Intent to Acquire is an owner’s written communication to a tenant to be displaced, which clearly sets forth the owner’s intent to acquire the property; it also establishes eligibility for relocation assistance. 2. General Information Notice. As soon as feasible, a tenant scheduled to be displaced shall be furnished with a general written description of the owner’s relocation program which does at least the following:
Informs the tenant that he or she may be displaced for the project and generally describes the relocation payment(s) for which the tenant may be eligible, the basic conditions of eligibility, and the procedures for obtaining the payment(s); Informs the tenant to be displaced that he or she will be given reasonable relocation advisory services, including referrals to replacement properties, help in filing payment claims, and other necessary assistance to help the tenant to successfully relocate; Informs the tenant to be displaced that he or she will not be required to move without at least 120 days advance written notice (see paragraph 4 of this section); Informs the tenant to be displaced that any tenant who is an alien, not lawfully present in the United States, is ineligible for relocation advisory services and relocation payments; and Describes the tenant’s right to appeal the owner’s assistance determination
3. Notice of Relocation Eligibility. Eligibility for relocation assistance shall begin on the date of a Notice of Intent to Acquire, the initiation of negotiations, or actual acquisition, whichever occurs first. When this occurs, the owner shall promptly notify all tenants in writing of their eligibility for applicable relocation assistance. 4. 120-Day Notice. No lawful tenant shall be required to move unless he or she has received at least 120 days advance written notice of the earliest date by which he or she may be required to move. Virginia State law requires a 120-day vacate notice for all condo and co-op conversions and for any change in the use of buildings with at least four rental units. These guidelines extend that notice period to all rental units vacated as a result of acquisition, rehabilitation or demolition that will displace existing tenants. Content of 120-day Notice - The 120-day notice shall either state a specific date as the earliest date by which the tenant may be required to move or state that the tenant will receive a further notice indicating, at least 30 days in advance, the specific date by
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which he or she must move. If the 120-day notice is issued before a comparable replacement dwelling is made available (i.e. tenant given a specific address), the notice must state clearly that the tenant will not have to move earlier than 30 days after such a dwelling is made available. In unusual circumstances, a tenant may be required to vacate the property on less than 120 days advance written notice if the owner determines that a 120-day notice is impracticable, such as when the tenant's continued occupancy of the property would constitute a substantial danger to his/her health or safety. A copy of the owner’s determination shall be included in the applicable tenant file. 5. 30-Day Notice. The 30-day notice shall state (1) the specific date by which the tenant is required to move; (2) if applicable, the address to which the tenant will be relocated; (3) if applicable, the date on which the move-in inspection will be completed; and (4) if applicable, the date that the tenant will receive keys to his/her unit. Processing Tenant Moving Cost Reimbursement Claims To support claims for relocation, the tenant must provide documentation, including bills, certified prices, appraisals and other evidence of expenses. In addition:
Owners must provide reasonable assistance necessary to complete and file tenants’ claims for payment. Moving cost reimbursements shall be made upon receipt of billing documentation from the tenant. Owners must provide expedited return of security deposits or allow tenants to apply security deposits to the last month’s rent. Owners must make advanced payments, if a tenant demonstrates the need, in order to avoid or reduce a hardship. If the owner disapproves all or part of a payment claimed or refuses to consider the claim on its merits because of untimely filing or other grounds, it shall promptly notify the claimant in writing of its determination, the basis for its determination and the procedures for appealing that determination. An owner shall not propose or request that a displaced tenant waive his or her rights or entitlements to relocation assistance and benefits.
Owner’s Responsibility to VHDA
At Reservation Application and/or 120 days prior to commencing rehab, owners are required to submit a Renovation and Relocation Plan (the Plan) to VHDA’s Tax Credit Allocation Department and make copies available to tenants. The Plan should be property specific, comprehensive, updated as changes are made and include, at a minimum: 1. 2. 3. 4. 5. The name, address and contact person for the owner and management company The scope of the work to be completed, phasing, including estimated timetables Planned measures to minimize construction impact on occupied units Projected rents and rental policies after rehab, if applicable Advisory services to be offered, if permanent relocation
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6. Summary determination as to Moving Cost Reimbursement (rent roll format; by tenant, by unit) Owners must document compliance, including in each tenant’s file all documentation related to relocation, including notices and canceled checks. No later than 30 days after the last tenant is relocated (based on timeline provided to VHDA in the Renovation and Relocation Plan), the owner must provide to VHDA, the final summary schedule of moving costs made to tenants (rent roll format; by tenant, by unit), along with a Certification by the owner that it has met VHDA Moving Cost Reimbursement and Relocation Assistance Guidelines.
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REQUIRED NOTICE WHEN BUILDINGS UNDERGO CHANGE Section 55-222 of the Code of Virginia requires 120 days’ notice to tenants being vacated from any building containing at least 4 residential units, if the building is to be renovated, demolished, sold on a contract requiring an empty building, or converted to hotel, motel, apartment hotel, or other commercial use. Furthermore, the Virginia Condominium Act requires in Section 55-79.94(b), as amended in 1980, that tenants of all complexes being converted to condominiums be given 120 days’ notice to vacate. For buildings containing fewer than 4 residential units, VHDA requires the same 120-day vacate notice to tenants. Virginia Code Section 55-222
A TENANCY FROM YEAR TO YEAR MAY BE TERMINATED BY EITHER PARTY GIVING THREE MONTHS' NOTICE, IN WRITING, PRIOR TO THE END OF ANY YEAR OF THE TENANCY, OF HIS INTENTION TO TERMINATE THE SAME. A TENANCY FROM MONTH TO MONTH MAY BE TERMINATED BY EITHER PARTY GIVING 30 DAYS' NOTICE IN WRITING, PRIOR TO THE NEXT RENT DUE DATE, OF HIS INTENTION TO TERMINATE THE SAME. HOWEVER, 120 DAYS' WRITTEN NOTICE IS REQUIRED IF THE TERMINATION IS DUE TO REHABILITATION OR A CHANGE IN THE USE OF ALL OR ANY PART OF A BUILDING CONTAINING AT LEAST FOUR RESIDENTIAL UNITS. CHANGES SHALL INCLUDE BUT NOT BE LIMITED TO CONVERSION TO HOTEL, MOTEL, APARTMENT HOTEL OR OTHER COMMERCIAL USE, PLANNED UNIT DEVELOPMENT, REHABILITATION, DEMOLITION OR SALE TO A CONTRACT PURCHASER REQUIRING AN EMPTY BUILDING. THIS 120-DAY NOTICE REQUIREMENT SHALL NOT BE WAIVED; HOWEVER, A PERIOD OF LESS THAN 120 DAYS MAY BE AGREED UPON BY BOTH THE LANDLORD AND TENANT IN A WRITTEN AGREEMENT SEPARATE FROM THE RENTAL AGREEMENT OR LEASE EXECUTED AFTER SUCH NOTICE IS GIVEN AND APPLICABLE ONLY TO THE 120-DAY NOTICE PERIOD. WHEN SUCH NOTICE IS TO THE TENANT IT MAY BE SERVED UPON HIM OR UPON ANYONE HOLDING UNDER HIM THE LEASED PREMISES, OR ANY PART THEREOF. WHEN IT IS BY THE TENANT IT MAY BE SERVED UPON ANYONE WHO, AT THE TIME, OWNS THE PREMISES IN WHOLE OR IN PART, OR THE AGENT OF SUCH OWNER, OR ACCORDING TO THE COMMON LAW. THIS SECTION SHALL NOT APPLY WHEN, BY SPECIAL AGREEMENT, NO NOTICE IS TO BE GIVEN; NOR SHALL NOTICE BE NECESSARY FROM OR TO A TENANT WHOSE TERM IS TO END AT A CERTAIN TIME.
THE WRITTEN NOTICE REQUIRED BY THIS SECTION TO TERMINATE A TENANCY SHALL NOT BE CONTAINED IN THE RENTAL AGREEMENT OR LEASE, BUT SHALL BE A SEPARATE WRITING. ************
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TAB H
(PHA/Section 8 Notification Letter)
TAB I
(Local CEO Letter)
TAB J
(Homeownership Plan)
SECTION NOT APPLICABLE
TAB K
(Site Control DocumentationDocumentation of Most Recent Real Estate Tax Assessment – Acq. Rehab. Only)
EXHIBIT “A”
TAB L
(Plan of Development Certification Letter)
SECTION NOT APPLICABLE
TAB M
(Zoning Certification Letter)
EXHIBIT “A”
TAB N
(Copies of 8609’s To Certify Developer Experience)
8609 Summary w/Unit #s (Certify Developer Experience) Development Name Oxford Square Apartments Tazewell Square Apartments Hunters Blind Apartments Indian Hills Apartments Morgan Hills Apartments Kings Square Apartments TOTAL NUMBER 8609 UNITS No Units 87 56 24 60 48 28 303
TAB Q
(Documentation of Rental Assistance)
TAB R
(Documentation of Operating Budget)
TAB S
(Documentation of Project Budget)
TAB T
(Documentation of Financing Sources)
TAB U
(Documentation – include any as applicable to development:)
• • • To Request Exception To Restriction-Pools With Little/No Increase In Rent Burdened Population Of site location in an urban development area as defined in §15.2-2223.1 of the Code of Virginia Of the development participating in a locally adopted affordable housing dwelling unit program area as described in either §15.2-2304 or §15.2-2305 of the Code of Virginia
SECTION NOT APPLICABLE
TAB V
(Nonprofit or LHA Purchase Option or Right of First Refusal)
SECTION NOT APPLICABLE
TAB W
(Original Attorney’s Opinion)
TAB Y
(Marketing Plan for units meeting accessibility requirements of HUD section 504)
Woods Landing Apartments Marketing Plan for Units Which Conform to Section 504 of the Rehabilitation Act
This Marketing Plan for Units Which Conform to Section 504 of the Rehabilitation Act (the “Marketing Plan”) has been designed to convey to current and potential residents with disabilities that Woods Landing Apartments will be a new rental housing experience, with a commitment to excellent management and resident service, as well as an expectation of resident responsibility. Therefore, the majority of this plan will address ways in which property management will endeavor to secure qualified tenants, ensure quality tenancy, and effective management and maintenance of the property. The Management Agent will be responsible for the management of Woods Landing Apartments. GEM Management Inc. (GEM), the Management Agent, will be responsible for all of the traditional management functions, including rent collection, maintenance, record keeping, reports, development of budgets, and monitoring resident income qualifications. Additionally, GEM Management will be responsible for the development and management of community and resident services program.
I. Affirmative Marketing GEM is pledged to the letter and the spirit of the U.S. policy of the achievement of equal housing opportunity throughout the Nation and will actively promote fair housing in the development and marketing of this project. GEM, it’s Officers, Directors and employees will not discriminate on the basis of race, creed, color, sex, religion, familial status, elderliness, disability or sexual orientation in its programs or housing. They will also comply with all provisions of the Fair Housing Act (42 U.S.C. 3600, et. Seq.). Any employee who has discriminated in the acceptance of a resident will be subject to immediate dismissal. All persons who contact the office will be treated impartially and equally with the only qualification necessary for application acceptance being income and credit, and conformity with the requirements of the Section 8 Program and Tax Credit programs. All interested parties will be provided a copy of the apartment brochure. Any resident who has questions not answered by the housing staff will be referred to the Regional Director or the Director Property Management of GEM Management. Any unit which is designated as a unit for people with disabilities and that conforms to Section 504 of the Rehabilitation Act will be held vacant for sixty day (60). GEM Management will document its marketing efforts to find households with qualified disabilities. If a qualified tenant is not found, the marketing evidence will be submitted to VHDA. VHDA may then allow the property management company to accept applicants that are qualified households that agree to sign a waiver stating that they agree to move to the next available unit should a qualified 504 tenant apply.
II. Marketing and Outreach Locating people with disabilities to occupy the units which conform to the requirements of Section 504 of the Rehabilitation Act will be accomplished as follows: 1. Networking GEM will contact local centers for independent living and disability services boards and other service organizations via phone and printed communication. The contacts will include the following organizations:
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• • • • • •
Department of Rehabilitative Services (276) 676-5565 Virginia Senior Navigator (804) 525-7728 People Incorporated of Southwest VA (276) 623-9000 Virginia Board for People with Disabilities (804-786-0016) Virginia Vocational and Rehabilitation Agency (804-662-7000) Centers for Independent Living Disability Resource Center (540-373-2559) Access Independence (540-662-4452) Virginia Rehab Association (804-662-7075)
•
2. Print Media Print media sources will also be identified in the Town of Damascus / Washington County area that cater to people with disabilities as well as the public at large. These sources may include, but are not limited to, rental magazines such as the Apartment Shoppers Guide, Apartments For Rent, local newspapers, etc.. All advertising materials related to the project will contain the Equal Housing Opportunity logotype, slogan or statement, in compliance with the Fair Housing Act, as well as the fact the units for people with disabilities are available.
3. Resident Referrals An effective Resident Referral program will be set up, in which current residents are rewarded for referring friends, coworkers, and others who may have disabilities to the property. These referrals are generally the best form of advertising as it attracts friends who will want to reside together, thus binding the community. Residents will be offered incentives, to be determined, for referring qualified applicants who rent at the property. Flyers will be distributed to residents along with the project newsletter announcing the tenant referral program.
4. Marketing Materials Additional marketing materials are needed in order to further support the specific marketing effort to people with disabilities. All printed marketing materials will include the EHO logo. The marketing will also emphasize the physical and administrative compliance with Americans with Disabilities Act. These marketing materials include: • Brochures –A simple, two color brochures can be produced at low cost which will effectively sell the apartments and community. This brochure will include the floor plans, a listing of features and amenities. The floor plans should be printed in as large a format as possible.
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• Flyers - As mentioned earlier, a flyer campaign can be used effectively to market the community. Each flyer should incorporate graphics as well as a small amount of copy and should be designed to generate traffic.
• Resident Referral - The least expensive form of advertising is through Resident Referrals. A flyer should be created and distributed to all residents. ($50 per referral, paid upon move in). In addition to being distributed to all residents, the referral flyer should be left in the Management office and should be included in the move in packet. (People are most inclined to refer their friends in the first few weeks of their tenancy.) The flyers should be changed several times each year to reflect the season or any type of special referral program.
III. Public and Community Relations Equal Housing Opportunity promotions - all Site Signage containing the EHO logo and Fair Housing posters are displayed in English and Spanish in the Rental Office. GEM Management encourages and supports an affirmative marketing program in which there are no barriers to obtaining housing because of race, color, religion, national origin, sex, elderliness, marital status, personal appearance, sexual orientation, family responsibilities, physical or mental handicap, political affiliation, source of income, or place of residence or business. Additionally, a public relations program will be instituted to create a strong relationship between management and local disability organizations, neighborhood civic organizations, churches, mosques, and synagogues, city officials, and other sources of potential qualified residents still to be identified.
IV. Tenant Selection and Orientation The first contact with the management operations is an important one in attracting qualified residents; therefore the management/leasing offices should convey a sense of professionalism, efficiency, and cleanliness. The management/leasing office is designed to provide a professional leasing atmosphere, with space set aside specifically for resident interviews and application assistance. The leasing interviews will be used to emphasize the respect afforded to the resident and the responsibilities which the resident will be expected to assume. Times of Operation - the Woods Landing Management Office will be open Monday through Friday from 8:00 A.M. – 4:30 P.M. Applicants will be processed at the Management Office in accordance with approved criteria. Move-in process and orientation to property - applicants meet with the Housing Manager or designated staff to discuss programs available on the property and will be supplied relevant information to assist them in their move. On-site staff will check previous landlord and personal references, verify income, perform criminal/sex offender and credit background checks for each application taken. Tenant Selection will include minimum income limits assigned by the Owner. New tenants will be given an orientation to the property including a review of the rules and regulations, information on the area, proper use of appliances, move-out procedures, maintenance procedures, rent payment procedures, energy conservation, grievance procedures and a review of the Lease documents.
Tenant Selection Criteria
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Tenant Selection will include maximum income standards under the Low-Income Tax Credit and Section 8 programs. New tenants will be given an orientation to the property including a review of the rules and regulations, information on the area, proper use of appliances, move-out procedures, maintenance procedures, rent payment procedures, energy conservation, grievance procedures and a review of the Lease documents. Application Processing Application processing will be done by the housing staff at the Management Office, well versed in Fair Credit Law. As stated before, the processing will include a review of prior landlord references, personal references, criminal/sex offender and credit reporting and income verification. The on-site staff will make further review for inaccuracies in the application. The annual income and family composition are the key factors for determining eligibility. However, the Property Manager will also use the following criteria in selecting applicants for occupancy: Applicants must be individuals, not agencies or groups. Applicants must meet the current eligibility income limits for tax credits and any other program requirements. Note- If the applicant's denial is based upon a credit report, the applicant will be advised of the source of the credit report in accordance with the Federal Fair Reporting Act. Guidelines published by the Federal Trade Commission suggest that apartment managers fall under the provisions of the Act and are obligated to advise the person refused an apartment for credit reasons, the name and address of the credit reporting firm in writing. The credit report will not be shown to the applicant, nor will specific information be revealed. We process the Rental Applications through a credit bureau to determine the credit worthiness of each applicant. If the score is below your threshold, but you have determined the applicant has no bad credit and no negative rental history and no criminal history and enough income to qualify, then you can conditionally approve the application after you have contacted the prior landlord. In these cases, the application must be reviewed by the Associate Director before final approval. We process the Rental Application through a credit bureau to determine any possible criminal conduct. Convictions will be considered, regardless of whether "adjudication" was withheld. A criminal background check will be used as part of the qualifying criteria. An applicant will automatically be denied if; • • There is a conviction for the manufacture, sale, distribution, or possession with the intent to manufacture, sell or distribute a controlled substance within the past five years. There is evidence in the criminal history that reveals that the applicant has developed a pattern of criminal behavior, and such behavior presents a real or potential threat to residents and/or property. The application will be suspended if an applicant or member of the applicant's family has been arrested for a crime but has not yet been tried. The application will be reconsidered, within the above guidelines, after such legal proceedings have been concluded.
•
Applicants must provide complete and accurate verification of all income of all family members. The household’s annual income may not exceed the applicable limit and the household must meet the subsidy or assisted Income Limits as established for the area in which Woods Landing Apartments is located. The annual income is compared to the area’s Income Limits to determine eligibility.
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Family composition must be compatible for units available on the property. Applicants must receive satisfactory referrals from all previous Landlords. Applicants must provide verification of full-time student status for all individuals listed on the application as full-time student for tax credit units. Applicants must not receive a poor credit rating from the Credit Bureau and other credit reporting agencies and must demonstrate an ability to pay rent on time. Applicants must provide a doctor's statement and/or other proof of any handicap or disability if required. Applicants must provide a birth certificate or other acceptable HUD approved forms of documentation for all household members. Applicants must fill out the Application for Lease and all verification forms truthfully. Applicants must provide all information required by current Federal regulations and policies. Applicants must have the demonstrated ability to maintain acceptable housekeeping standards. Applicants must have the demonstrated ability to pay the rent for the proposed unit, without spending a disproportionate amount of income for rent. Applicants must meet current Federal program eligibility requirements for tax credits and any other programs. Preference will be given to those households whose family members are handicapped or disabled for housing in the units specifically designated for the handicapped or disabled. Applicants who meet the above criteria will be placed on a waiting list based on the date and time of their application. If an applicant turns down a unit for any reason, the applicant will be moved to the bottom of the waiting list. If the applicant turns down a unit for any reason a second time, the applicant will be removed from the waiting list.
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