811 Project Rental Assistance Owners/Property Managers

Welcome Owners/Property Managers!

We are excited to have you as partners in the 811PRA program!

Please note the following:

Eligible Property Applicants:

• Owners/Property Managers experienced with Low Income Housing Tax Credit (LIHTC) properties.
• Owners/Property Manager familiar with the HUD 4350.3 Handbook and have the ability to use the HUD Tenant Rental Assistance Certification System (TRACS) and Enterprise Income Verification System (EIV).

Eligible Residents:

• Extremely low-income households with incomes at or below 30% of Area Median Income (AMI); which consist of at least non-elderly adult with a disability, 18 years of age or older and less than 62 years of age at the time of admission into the property. The person with the disability must be eligible for community-based, long-term services as provided through Medicaid waivers, Medicaid state plan options, state funded services or other appropriate services.

Eligible Units:

• Current or new projects that meet the program requirements for 9% LIHTC, or 4% LIHTC combined with MSHDA direct lending programs.
• 811PRA will be targeted to units restricted to 50% AMI or below.

Key Considerations:

• No more than 25% of a project's total units:
  • May receive 811PRA assistance;
  • May be used for supportive housing for persons with disabilities;
  • May have any occupancy preference for persons with disabilities.
• 811PRA funds must not go to units already restricted to persons with disabilities using other sources of subsidies or that have received subsidies six months prior to receiving PRA funds.
• Certain federal overlays may apply to 811PRA-funded projects including, but not limited to, federal accessibility standards, environmental analysis, federal prevailing wage, and energy efficiency requirements.
• 811PRA funds cannot be used for capital development expenses.
• If an 811PRA beneficiary transitions, the unit must be retained as an 811PRA unit for another eligible tenant.
• Properties will be required to sign a Memorandum of Understanding with the lead services agency.
• This is a rental assistance program, not a loan program. Eligible properties will receive an award through the 811PRA program for project-based rental assistance. The 811PRA units will then be rented to eligible persons, referred by DHHS.

To participate in the 811PRA program the following process must be followed:

Step One: The owner must have received financing for the development via a competitive process through MSHDA LIHTC financing. The development must have a minimum of five (5) units.

Step Two: The owner or property manager must submit the MSHDA 811PRA Preliminary Assessment Tool to the MSHDA 811PRA staff.

Step Three: MSHDA 811PRA staff will contact owner/property manager to discuss the project and schedule a site-visit.

Step Four: Once the proposal is reviewed and approved, an 811PRA Preliminary Award Letter will be issued. The letter will outline the conditions to be met prior to signing the Agreement to enter into a Rental Assistance Contract (ARAC) or Rental Assistance Contract (RAC).

Contract Execution Documents: Information Here

Property Management Forms and Materials:

General Administration

HUD Handbook 4350.3: 811PRA occupancy requirements and procedures, property management procedures and the rights and responsibilities of in-place tenants and property owners.

EIV Instructions: Link to HUD EIV Instructions website.

TRACS Instructions: Link to HUD TRACS Instructions website.

Program Guidelines: 811PRA Program requirements. All properties under a Rental Assistance Contract are subject to the requirements as applicable.

Definitions and Acronyms: Helpful reference resource.

Tenant Selection Plan-Addendum: This is required for all current LIHTC properties.

Memorandum of Understanding with Lead Agency & Service Coordinator: Required document.

HUD 50059-Owner Cert of Compliance: Owner's Cert. of Compliance with HUD's Tenant Eligibility and Rent Procedures

HUD 52670-Owner's Cert and Application for Voucher Payment: The deadline for transmission of vouchers/HUD-52670, and all related TRACS files supporting the voucher is the 10th day of the month directly preceding the voucher payment month.
      Example, August voucher TRACS transmission would be due to MSHDA on July 10th.

HUD 92458-Rent Schedule: Submitted to MSHDA when requesting changes to rent or utility allowances.

Notice of Vacancy: Required to be sent to MSHDA for each vacancy, or soon-to-be vacant 811PRA unit.

UPCS Form: HUD UPCS Form to be used in inspections.

Extended Leave Addendum: Addendum to Lease Agreement

Fair Housing
MSHDA Affirmative Marketing Plan: Must be provided to applicant, upon request.

HUD 928.1-Fair Housing Poster: Must be placed in the office where referrals occur.

Required Forms that Must Be Provided to Tenants Before Move-in

HUD 9887 & HUD-9887A-Release of Info and Fact Sheet: Required to be completed and signed by Applicant.

HUD 92236-PRA Model Lease: To be used for each 811PRA unit.

HUD 91067-VAWA Lease Addendum: Must be signed by the tenant

HUD 90106-Move-In/Out Inspection Form: Applicant must be given the opportunity to be present for the move-in unit inspection.

Waiver of Presence During Move-In Inspection: If Applicant waives their right to be present, this form must be completed and signed by the tenant. Signed form is to be placed in tenant's file.

Resident Rights and Responsibilities: Required to be provided to Applicant.

HUD: How Your Rent is Determined: Required to be provided to Applicant.

HUD: EIV & You Brochure: Required to be provided to Applicant.

HUD 27061-H-Race & Ethnicity Form: Required to be provided to Applicant; Optional for Applicant to complete.

HUD 92006-Add'l Contact Info: Required to be provided to Applicant; Optional for Applicant to complete.

Required Notices that May Be Used During Tenant Recertification

HUD 4350.3 Exhibit 7-1: Initial Notice (Annually).

HUD 4350.3 Exhibit 7-2: First Notice (120-day).

HUD 4350.3 Exhibit 7-3: Second (90-day) - Provided as-needed.

HUD 4350.3 Exhibit 7-4: Third (60-day) - Provided as-needed.

Review/Monitoring/Compliance

Suggested 811PRA File Outline: Ensures 811PRA tenant files are complete and contain all required information and forms.

On-Site Preparation: Information to be discussed during monitoring visit.
Tenant File Review: Document which will be used during monitoring visit.
Monitoring Questions: Items to be covered during monitoring visits.
Compliance Guidelines: Compliance guidance.

Referral to Property:

MSHDA and Michigan Department of Health and Human Services (MDHHS) have a referral system to identify prospective 811PRA tenants, qualify those tenants (both income and disability status), and assist the prospective tenant with selecting one or more property specific waiting lists among those properties that have 811PRA units once they become available.

A Rental Assistance Contact (RAC) is the contractual obligation with HUD for the property to provide a specific number of 811PRA units. Notices of vacancies must be made to MSHDA for all units committed in the RAC that are not yet occupied at initial occupancy or unit turnover. The owner/property manager must notify MSHDA as soon as they are aware that a vacant unit(s) is coming available, but at a minimum within seven calendar days from vacancy. When notified of an available unit, MSHDA will work with MDHHS and other referral agents to identify one or more eligible 811PRA applicant(s) from the wait list for the property. The eligible applicant(s) will be notified that a unit is available. The applicant(s) will then have seven calendar days to notify MSHDA and/or owner/property manager know whether they are interested in the unit.

To ensure the unit is leased in a timely manner, MSHDA will only refer 811PRA applicants that have been verified by MSHDA to have all of their necessary back-up documentation and are ready to fill out a property application.

Additional 811PRA Resources

Questions? Please contact:

Cathy Sheets
811PRA Specialist
517.335.9848
sheetsc@michigan.gov