Archive for the ‘File Review’ Category

Pensions/Social Security and Former Spouses

Tuesday, February 22nd, 2011

What, you say, can these things possibly have in common?  Well…not much, except where the money goes!

At a recent SAHMA meeting this topic came up during and Income and Asset Calculation break out session.  It was something that I thought that was not new, so I wanted to make sure that everyone was aware of this part of the handbook.  Chapter Five of the 4350.3 specifically indicates that benefits paid directly to a former spouse as the result of a divocre decree, court order, anulment, etc. are not to be counted as income.  You are required to have the divorce decree and/or other documentation to support this and to be able to determine the actual amount of income.

Make sure that you are calculating income correctly when faced with this issue!

Good luck out there.

Don’t let a review get you down!

Friday, December 10th, 2010

I talked with a manager today about a recent management review (MOR) at her community.  She is one of those few managers who really care about her community, give 100%, and actually gets it right most of the time.  Even though she is out in the middle of nowhere and has struggled with being isolated from other managers and the company in general, she follows policy and strives for perfection. 

Her reaction to the results of her management review really shouldn’t have surprised me.  There were two findings related directly to her files…those items that she actually has control over.  The rest were problems with policies, procedures, forms, etc.  In other words, part of her job that she can’t do anything about.  The “satisfactory” she received was, in her words, “devestating.”  Being told by anyone that the hard work you put into your community every day is “just ok” is hard to hear, but those words coming from the people that oversee said community is disheartening to say the least.

So, hats off to all of you managers out there who give 100% all of the time and never get told thank you.  Great job to those of you who stay late and get there early not to get ahead, but just to keep everything in order.  Kudos to everyone who does this job for more than a reward (good thing since there really are none).  We appreciate you.  Don’t let anyone tell you that you are “just ok” – what you do is hard and none of use would be here without you.

Student Household Members

Saturday, December 4th, 2010

It is just so hard to believe that we are already in December.  It seems like every year time just moves faster and faster.  This is an important time of year for the obvious reasons, but it also gives everyone time to clean up our offices and get ready for the coming up year.  This is a great season for organizing and preparing.  Hopefully we all have a little time this month to take advantage of the upcoming year end.

While it may seem that I am just rambling on about nothing at all important, I do have one tidbit to pass on.  I had a question that came up last week that I thought would share with you.

 “I have a family who has a full-time student living at the dorms; does he count as a family member and does his income count.”

Yes.  College students have been defined by the handbook as members of the household so this student should be counted on the 50059.  Remember that only $480 of wage income from full-time students is counted on the 50059.  This is only if you have documentation of full-time student status and only for income from wages.  All benefit income (like child support and/or social security) still counts on the certification.

Hope that gives everyone to think about this Friday evening, because I’m sure you have nothing better to do than read a blog about affordable housing! 

Happy weekend.

Helpful File Review Hints

Saturday, November 20th, 2010

I just finished up another file review for a community that is about to have an MOR and thought I would share some findings for the benefit of everyone.  This is a very basic list of some common findings from the files I looked at.

  • Don’t forget to look at your lease when preparing for an MOR – the most common errors are:  wrong lease dates, no signature, and incorrect recertification month in paragraph 15
  • Checking accounts use average 6 month balance and savings accounts use the current balance
  • All annual since June 2010 and all Interims since August 2010 MUST have EIV
  • All moves in should have an EIV Existing Tenant Search
  • Don’t forget that any addendum must have HUD approval or you can’t have it in the resident file
  • Make sure the application is thoroughly reviewed – more errors happen because something is not verified that was originally listed on the application

Having a successful MOR is a matter of reviewing your files on a regular basis.  You should not wait until you are notified of an MOR…before a file is put away every piece of paper in it should be reviewed to make sure you aren’t missing anything.

Take a few minutes every day to check a few files and before you know it you’ll be caught up.  It will save you heartache in the long run.

Good luck!

Great Child Support Question

Tuesday, November 16th, 2010

I had a great question today about how to calculate income from child support and thought it was worth sharing.  I often find that child support is the most miscalculated source of income.  Whether this is due to lack of understanding or the huge variance in the way child support payments are actually made I can’t say; nevertheless mistakes abound when it comes to this.

 In the recent example that I reviewed today, the resident had a court order to receive child support in the amount of $230 per month.  The printout from the local courthouse showed that resident had acutally received a large variety of payments every month, none of them actually $230. 

The print out reflected the last 12 payments that were made to the custodial parent…beginning February 2010 and ending August 2, 2010.   The print out was created and effective September 1, 2010. 

Because this history did not reflect an entire year of payments,the best to way to calculate this would be to add up all of the payments received and divide it by the seven months of history provided (Feb – Aug).  Unfortunately, I found that the contract administrator wanted to actually use the print out as the entire annual income, when in fact it was not representative of an entire year of payments received. 

It is important to note that this file should be well documented to notate that the resident did receive any payments prior to the first date on the print out and that the September payment was not actually received at the time the printout was generated.

Don’t forget that when calculating annual income for Section 8 residents, we are obligated to anticipate annual income, but it should be based on the amount actually anticipated to receive.  Because child suport can so often vary in amounts and frequency, this is usually an example of annual income that has to based on actual amounts received.

 Always remember to make sure your calculations make sense, are well documented, and include a calculator tape.

 Happy file reviewing!