HomeMy WebLinkAboutRes HA-89 - Amnd Administrative Plan - Mgmt & Operation of Rental UnitsSTAFF REPORT
PALM DESERT HOUSING AUTHORITY
HOUSING DEPARTMENT
MEETING DATE: January 24, 2019
PREPARED BY: Jessica Gonzales, Senior Management Anal
REQUEST:
Recommendation
Adopt Resolution No. HA- 89 amending the Administrative Plan
for the Housing Authority's affordable residential communities and
authorizing the Executive Director (or his/her designee) to take
appropriate action to implement the Administrative Plan
1) Waive further reading and adopt Resolution No. HA- 89 , which
(a) amends the Administrative Plan for the Housing Authority's affordable
residential communities; and
(b) authorizes the Executive Director or his/her designee to consider, on a
case -by -case basis, waivers to existing policy in matters where the
Authority has discretion, so long as such action complies with local,
state and federal regulations; and
(c) authorize the Executive Director or his/her designee to take any other
actions that he or she deems necessary to administer, facilitate,
modify, establish and implement the Administrative Plan so long as
such action is not inconsistent with the terms thereof or any applicable
local, state and federal regulations.
Housing Commission Recommendation
The Housing Commission reviewed the recommended changes at their regular
meetings, commencing December 13, 2017 through November 14, 2018. The Housing
Commission comments on the proposed amendments to Sections 1-7 and exhibits A
and C were incorporated where appropriate.
Strategic Plan
This request does not apply directly to a specific strategic plan goal, but it furthers the
Housing Authority's mission "to serve the citizens of Palm Desert by providing decent,
safe, sanitary, and affordable housing to qualifying households whose incomes are very
low to moderate including public -private partnerships."
Resolution No. HA 89
January 24, 2019 — STAFF REPORT
Housing Authority — Administrative Plan Policy
Page of
Background Analysis
On July 1, 2008, the Board of the Palm Desert Housing Authority (the "Authority")
considered and adopted the Authority's Administrative Plan (the "Plan") as part of the
Comprehensive Financial Plan for the City of Palm Desert for the budget year 2008-
2009. The Plan does not require annual review, but is returned to the Board for further
review and approval when there are substantial changes or changes issued by the
California Housing and Community Development ("HCD") policy that require action by
the Authority.
The purpose of the Plan is to establish program guidelines, policies and procedures as
they pertain to the units owned, operated, restricted or controlled by the Housing
Authority ("Restricted Units"). This Plan serves as the management plan for the leasing,
improvement, preservation, maintenance and affordability of the Authority's Restricted
Units.
The Authority's policies are derived mainly from state law including fair housing law and
regulations issued by HCD. As affordable housing program regulations and/or local
policy are revised, the Plan will continue to be amended. In the absence of legal
requirements or HCD guidance, industry practice may lead to additional changes in
Authority policy.
The Administrator of the Plan is the Authority regardless of the founding source or
ownership of the Restricted Units. The Executive Director of the Authority or his/her
designee shall have the authority to implement and administer the Plan in accordance
with the terms therein as well as the authorizations provided in the Authority Bylaws and
resolutions. In matters where the Authority has discretion, waivers to existing policy
shall be determined by the Executive Director or his/her designee.
The Authority staff has proposed a number of revisions to the Plan to update various
policies. This includes policies and procedures regarding resident selection, wait list
procedures, household qualification, leasing policies and procedures, recertification
requirements, termination of tenancy, grievance processes and house rules. Additional
modifications have been made across the Plan to update references, eliminate
redundant and inconsistent language and achieve clarity for tenants, applicants,
Authority staff, property management, and other users. The full sections of the Plan
that contain the proposed revisions are included in red -line as an attachment.
The proposed revisions to the Plan will be effective immediately for all new residents
and within ninety (90) days for all existing residents upon proper notice being provided
(from the effective date of the Policy). All residents will be notified within 30 days of the
Plan's adoption.
G \I10USING\Jesaca Gonzales\STAFF REPORTS\2019\PDHA -- Staff Report - Resolution HA_ Amending Admin Plan 1-24-19 doc
Resolution No. HA 89
January 24, 2019 — STAFF REPORT
Housing Authority — Administrative Plan Policy
Page of
The proposed revisions to the Plan for Sections 1-7 and exhibits A and C were provided
for review and comment to the Housing Commission over the last approximately twelve
(12) months. One or more sections were provided in redline format at a meeting,
depending on the length of each section. The Housing Commission had minimal
comments and accepted the revisions to the sections under consideration. While minor
additional revisions have been made to these sections after the Housing Commission's
review, these modifications are non -substantive technical changes for consistency that
were identified as revisions progressed; the revisions to the Plan reviewed by the
Housing Commission are substantially the same as the revisions currently under review
by the Board.
In the interest of the time spent by the previous Housing Commissioners on the Plan,
staff recommends that the Authority Board approve adoption of Resolution No. HA 89
and accept the Authority's proposed revisions to the Plan as well as the authorities
provided therein to the Executive Director or his/her designee for the purpose of the
management and operation of the Restricted Units.
Staff will review the entire revised Plan and remaining section 8 and exhibits once a
quorum of the Housing Commission is attainable. Additionally, any new state
regulations in effect on or after January 1, 2019 that apply to the Plan will be included to
any future updates.
Fiscal Analysis
There is no direct fiscal impact with this request. Any expenditures necessary to
implement the Plan will not affect the General Fund nor exceed the funds in the adopted
Authority budget for fiscal year 2018-2019.
LEGAL REVIEW DEPT. REVIEW FINANCIAL
REVIEW
Reviewed by RWG
Robert H.
Hargreaves
City Attorney
CITY MANAGER
et Moore(Jat Moore ' OLauri Aylaian
'rector of Finance `D rector of Finance City Manager
ATTACHMENTS: Resolution No. HA- 8 9 , Administrative Plan, including Exhibits A-G
Administrative Plan, including Exhibits A — G
Administrative Plan, including Exhibits A — G (Draft Redline)
G \HOUSING\Jessica Gonzales STAFF REPORTS\2019\PDHA -- Staff Report - Resolution HA_ Amending Admin Plan 1-24-19 doc
PALM DESERT HOUSING AUTHORITY MEETING JANUARY 24, 2019
XIV. RESOLUTIONS
A. RESOLUTION NO. HA-89 - A RESOLUTION OF THE PALM DESERT
HOUSING AUTHORITY, AMENDING THE ADMINISTRATIVE PLAN FOR
THE PALM DESERT HOUSING AUTHORITY PERTAINING TO THE
MANAGEMENT AND OPERATION OF THE AFFORDABLE HOUSING
RENTAL UNITS.
Rec: Waive further reading and adopt.
Action: Adopted as amended, consistent with all statutory
requirements, with staff directed to bring back any
additional substantive changes as may be appropriate in
the future. 5-0 (AYES: Harnik, Jonathan, Kelly, Nestande,
and Weber; NOES: None)
-CtY I-iOUSG AUTN 5-C)
ON i ` (94 AOO �
VERIFIED BY: RDK
',")riginal on the with City ( rk's Offic
RESOLUTION NO. HA-89
A RESOLUTION OF THE PALM DESERT HOUSING
AUTHORITY AMENDING THE ADMINISTRATIVE PLAN FOR
THE PALM DESERT HOUSING AUTHORITY PERTAINING TO
THE MANAGEMENT AND OPERATION OF THE AFFORDABLE
HOUSING RENTAL UNITS
THE PALM DESERT HOUSING AUTHORITY HEREBY FINDS,
DETERMINES, RESOLVES AND ORDERS AS FOLLOWS:
Section 1. The Palm Desert Housing Authority (the "Authority") has
established an affordable housing rental program (the "Program") for very low,
low and moderate income households in the City.
Section 2. The Authority has approved an Administrative Plan (the
"Plan") establishing the policies and procedures under which the Authority
currently operates for the administration, management and operations of the
Program.
Section 3. The Administrator of the Plan shall be the Authority
regardless of funding source or ownership of the properties.
Section 4. The Authority wishes to amend the Plan as attached hereto
and incorporated herein by this reference to update the policies and procedures
under which the Authority operates.
Section 5. The Authority herby approves and accepts the amended
Plan as well as the authority provided herein for the purpose of the management
and operation of the properties that may be owned, operated, restricted or
otherwise controlled by the Authority from time to time.
Section 6. The Executive Director of the Authority or his/her designee
shall have the authority to consider on a case -by -case basis waivers to existing
policy in matters where the Authority has discretion, so long as such action
complies with local, state and federal regulations.
Section 7. The Executive Director of the Authority or his/her
designee shall have the authority to take any other actions that he or she deems
necessary to administer, facilitate, modify, establish and implement the
Administrative Plan, so long as such action is not inconsistent with the terms
thereof or any applicable local, state and federal regulations.
RESOLUTION NO. HA 89
PASSED, APPROVED AND ADOPTED by the Palm Desert Housing
Authority, this day of 2019 by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
Susan Marie Weber, Chairman
ATTEST:
Rachelle D. Klassen, Secretary
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ADMINISTRATIVE POLICIES AND PROCEDURES
of the
PALM DESERT HOUSING AUTHORITY
for the Management and Operation of its
AFFORDABLE HOUSING RENTAL UNITS
73-510 Fred Waring Drive
Palm Desert, CA 92260
Phone: (760) 346-0611
Fax: (760) 341-6372
www.cityofpalmdesert.org
Version 2
1/14/2019 4:36 PM
TABLE OF CONTENTS
ABOUT THE AUTHORITY
1.0 DEFINITIONS ....................................................................
2.0 ABOUT THE PLAN ..................................................
2.1 PURPOSE OF PLAN ..........................................
2.2 APPLICABILITY OF PLAN .................................
2.3 ADMINISTRATOR OF THE PLAN ......................
2.4 FISCAL RESPONSIBILITIES ..............................
2.5 EQUAL OPPORTUNITY .....................................
� F PR(�PFRTIF�
.............................
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....1
........................... 2
............... 8
............... 8
............... 8
............... 8
............... 8
............... 8
............... 9
3.0 RESIDENT SELECTION AND WAITING LIST PROCEDURES .........................................10
3.1 WAITING LIST INTEREST REGISTRATION FORM .....................................................10
3.2 ESTABLISHMENT OF WAITING LISTS ........................................................................10
3.3 ELIGIBILITY FOR WAITING LIST ..................................................................................10
3.4 PLACEMENT ON THE WAITING LIST ..........................................................................
10
3.5 NOTIFICATION OF AVAILABLE UNIT ...........................................................................10
3.6 NOTIFICATION BY WAIT LIST ELIGIBLE HOUSEHOLD OF INCOME OR
HOUSEHOLDCHANGES ...............................................................................................11
3.7 WAITING LIST MAINTENANCE AND NOTIFICATION OF CONTINUED
INTEREST .......................................................................................................................
11
3.8 ALL UNITS ARE AFFORDABLE ....................................................................................
11
3.9 PREFERENCES .............................................................................................................
11
3.10 SELECTION FROM THE WAIT LIST UPON UNIT AVAILABILITY ...............................11
3.10.1 Property Income Composition and Income by Unit Allocation .........................12
3.10.2 Unit Under/Over Utilization ...............................................................................12
3.10.3 Offer and Acceptance of a Restricted Unit .......................................................12
3.10.4 Unit Availability and Transfers ..........................................................................12
3.10.4a Emergency Transfer .........................................................................................
12
3.10.4b Disabled Person Accommodation .....................................................................13
3.10.4c Required Transfer .............................................................................................
13
3.10.4d Medical Transfer ...............................................................................................13
3.10.4e Requested Transfers ........................................................................................13
3.11 Conflicts Prohibited .........................................................................................................13
4.0 APPLICATIONS AND HOUSEHOLD QUALIFICATION .........................................................14
4.1 APPLICATION .................................................................................................................
14
4.1.1 Contact Information ..........................................................................................14
4.1.2 Income ..............................................................................................................14
4.1.3 Assets ...............................................................................................................14
4.1.4 Affordable Requirements ..................................................................................14
4.1.5 Applicant Lease Requirements ........................................................................14
4.1.6 Identification ......................................................................................................14
4.1.7 ConsentNerification Forms ..............................................................................14
4.1.8 Application Fee .................................................................................................14
4.1.9 Other Information ..............................................................................................14
4.2 APPLICANT LEASE REQUIREMENTS .........................................................................15
4.2.1 Age Requirements ............................................................................................15
4.2.2 Income HistoryNerification ...............................................................................15
4.2.3 Self-Employment ..............................................................................................15
4.2.4 Lease Income Requirement .............................................................................15
4.2.5 Rental History ...................................................................................................15
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4.2.6Criminal Background ..........................................................................
4.3 AFFORD QUALIFICATION REQUIREMENTS .........................................
4.3.1 Household Income Criteria ..........................................................
4.3.2 No Ownership in Real Property or Mobilehomes ........................
4.3.3 Certification and Recertification of Eligibility ...............................
4.3.4 Proof of Income ...........................................................................
4.3.5 Changes in Income ......................................................................
4.3.6 Primary Residence Requirement ................................................
4 3 7 Other Housing Assistance
....15
....15
....15
....16
....16
....16
....16
....16
16
. . ................................................................................
4.4 CREDIT CHECKS, BACKGROUND CHECKS, AND DOCUMENTATION
VERIFICATIONS 16
4.4.1 Application Certifications and Verifications ......................................................16
4.4.1 a Authorization for Release of Information Form ................................................16
4.4.1 b Application and/or Resident Income Certification ............................................16
4.4.1 c Eligibility Requirements ................................ .........
........................................... 16
4.4.1 d Applicant/Resident Certification .......................................................................16
4.4.1 e Residence HistoryNerification Form ................................................................17
4.4.1 f Verification of Non-Receipt of Child Support ....................................................17
4.4.1 g Verification of Alimony/Family Support .............................................................17
4.4.1 h Other Certification or Verification .....................................................................17
4.4.2 Credit Reports/Background Checks .................................................................17
4.5 ADDITIONAL DOCUMENT SUBMITTAL .......................................................................18
4.6 APPLICATION ACCURACY ...........................................................................................
18
4.7 APPLICATION APPROVAL/DENIAL ..............................................................................18
5.0 LEASING POLICIES AND PROCEDURES ............................................................................19
5.1 RESIDENTIAL LEASE AND ADDENDAI9
5.2 LEASE DEPOSITS .........................................................................................................
20
5.3 LEASE PAYMENTS AND LATE CHARGES .................................................................. 20
5.4 LEASE ADDENDA IN WRITING .....................................................................................21
5.5 LEASE MODIFICATIONS ...................................................... . ...............................
. ........ 21
5.6 PRE-OCCUPANCY INSPECTION .................................................................................
21
5.7 RENTAL RATES .............................................................................................................
21
5.7.1 Setting Rental Rates .........................................................................................21
5.7.2 Rental Rents Based on Standard Occupancy ..................................................21
5.7.3 Household Rent ................................................................................................
21
5.8 MAINTENANCE AND ENTRY TO RESTRICTED UNITS ..............................................21
5.9 LEASE RENEWALS .......................................................................................................
22
5.10 NO SUBLETTING ...........................................................................................................
22
5.11 LIVE-IN AIDES ................................................................................................................ 22
5.12 PETS ..........................................................................................................................22
6.0 RECERTIFICATION REQUIREMENTS ..................................................................................23
6.1 REQUIRED ANNUAL RECERTIFICATION ....................................................................23
6.1.1 Recertification Appointments ............................................................................23
6.1.2 Recertification Documentation .........................................................................23
6.1.3 Annual Recertification Confirmation as a Qualified Household .......................24
6.2 CIRCUMSTANTIAL OR INTERIM RECERTIFICATION ................................................24
6.2.1 Changes in Household Size .............................................................................24
6.2.2 Change of Household Income ..........................................................................24
6.3 TEMPORARY RECERTIFICATION ................................................................................24
6.4 ANNUAL INSPECTIONS ................................................................................................24
6.5 FALSE STATEMENTS AND WILLFUL OMISSIONS .....................................................24
7.0 TERMINATION OF TENANCIES AND MOVE-OUT PROCEDURES ....................................25
7.1 TERMINATION OF TENANCIES OTHER THAN BY EVICTION ...................................25
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7.2
7.3
7.1.1 End of Lease Term ...........................................................................................
25
7.1.2 During a Lease Term ........................................................................................
25
7.1.3 Notices to Vacate for Termination of Tenancies Other than by Eviction ......... 25
7.1.3a Resident Notices to Vacate .............................................................................. 25
7.1.3b Management Notices to Vacate ....................................................................... 25
7.1.4 Move-out Procedures .......................................................................................
25
7.1.4a Notice of Option to Request an Initial Inspection ............................................. 25
7.1.4b Scheduling the Initial Move-out Inspection .......................................................26
7.1.4c Opting Out of a Pre-Inspection .........................................................................26
7.1.4d Inspection Exceptions .......................................................................................26
7.1.4e Inspection Findings ...........................................................................................
26
7.1.4f Finallnspection .................................................................................................26
7.1.5 Maintenance and Repairs Necessary Due to Impending Move-out ................26
TERMINATION OF TENANCY THROUGH TO EVICTION ...........................................26
7.2.1 Reasons for Eviction .........................................................................................
26
7.2.1 a Violations of the Lease .....................................................................................
26
7.2.1 b Non-Payment of Rent .......................................................................................
27
7.2.1 c Misrepresentation of Eligibility Under the Plan ................................................. 27
7.2.2 Eviction Process ............................................................................................... 27
7.2.2a Eviction Notice .................................................................................................. 27
7.2.2b Verification of Occupancy .................................................................................27
7.2.2c Unlawful Detainer ............................................................................................. 27
REFUND OF SECURITY DEPOSIT ...............................................................................27
7.3.1 Notification of Itemized Security Deposit Disposition .......................................27
7.3.2 Resident's Entitlement to Security Deposit ......................................................27
8.0 GRIEVANCE PROCESS .........................................................................................................
28
8.1 GRIEVANCE APPLICABILITY ........................................................................................28
8.2 GRIEVANCES .................................................................................................................
28
8.2.1 Informal Grievance ...........................................................................................
28
8.2.2 Informal Hearing ...............................................................................................
28
8.2.3 Unresolved Grievances .................................................................................... 29
EXHIBITS
EXHIBIT A
EXHIBIT B
EXHIBIT C
EXHIBIT D
EXHIBIT E
EXHIBIT F
EXHIBIT G
..................................................................
..................................................................
..................................................................
..................................................................
..................................................................
............................. 30
............................. 31
............................. 33
............................. 34
............................. 37
............................. 38
............................. 42
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ABOUT THE AUTHORITY
"The mission of the Palm Desert Housing Authority is to serve the citizens of Palm
Desert by providing decent, safe, sanitary, and affordable housing to qualifying
households whose incomes are very low to moderate including public-private
partnerships."
The Palm Desert Housing Authority (Authority) was established in December of 1997 by the Palm
Desert City Council to operate certain affordable rental properties located in Palm Desert acquired
by the former Palm Desert Redevelopment Agency from the Riverside County Housing Authority
(RCHA). Prior to the Agency's acquisition, the RCHA owned and operated the 725 affordable units
for Palm Desert. In 2012, California law eliminated redevelopment agencies throughout the state,
and the City of Palm Desert designated the Authority as the successor housing entity. The
Authority, as successor, now owns over 1,000 affordable rental units. The income levels range from
very low (20 percent of the Riverside County Area Median Income) to moderate (up to 120 percent
of the Riverside County Area Median Income). The City Council members were appointed as the
Authority Board. The Authority Board established a Housing Commission comprised of inembers of
the community to review and advise on matters to come before the Authority Board.
The Authority also works hand in hand with the City toward sustaining the goals and policies
contained in the City's approved Housing Element:
City.
supply.
Goal 1: A variety of housing types that meet all the needs of all income groups within the
Goal 2: The preservation and maintenance of the City's high quality affordable housing
Palm Desert's affordable housing programs are successful in part because of the solid foundation of
policies, procedures and regulatory provisions that have been established. Palm Desert's rental
properties as well as other housing programs have guidelines that provide for all residents to be
treated fairly under fair housing laws, and equitably based on income and family size. The rental
properties, through a coordinated effort with staff, are managed by a contracted professional
property management company in accordance with this Administrative Plan.
The policies, guidelines and standards set forth in this Administrative Plan shall apply to rental
properties owned, operated or controlled by the Authority, and are intended to encourage, maintain
and preserve the supply of affordable housing in the City, the condition of affordable housing in the
City, and the level of compatibility within the community that is expected by the City Council and the
Authority Board.
NOTICE: This Plan is intended to establish policies where the Authority has discretion under the applicable law. This
Plan does not purport to change any of the requirements of Federal or State Law. In the event any discrepancy
between this Plan and applicable law, the law will prevail.
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Administrative Plan
Section 1. DEFINITIONS
Section 1 Definitions
Capitalized terms used herein shall have the following meanings unless the context in which
they are used clearly requires otherwise. Code Sections or statutes that are referenced herein
may be amended from time to time and shall be subject to the then current law unless stated
otherwise.
Adiusted for Familv Size — shall mean a standardized household size for the purposes of renting
units appropriate for family size pursuant to Health and Safety Code Section 50052.5,
which is one person in the case of a studio unit, two persons in the case of a one-
bedroom unit, three persons in the case of a two-bedroom unit, four persons in the case
of a three-bedroom unit, and five persons in the case of a four-bedroom unit.
Affordable Housinq Cost — shall mean a housing cost, as defined by Title 25 CCR Section 6920,
which is calculated pursuant to California Health and Safety Code Section 50052.5, as
such regulations may be amended from time to time.
AMI — shall mean the Area Median Income for Riverside County, as determined and published
annually by the Department of Housing and Community Development for the State of
California ("HCD"), pursuant to California Health and Safety Code Section 50093, and
the regulations promulgated thereunder, or if such agency shall cease to publish such an
index, then any comparable index published by any other federal or state agency which
is approved and/or accepted by the Authority or as established by funding source. The
AMI shall be adjusted for family size in accordance with state regulations adopted
pursuant to California Health and Safety Code Section 50052.5, as amended from time
to time.
Applicant — shall mean a person or household that desires to apply for tenancy at an Authority
Property. See also: Interested Household, Wait List Eligible Household, and Qualified
Household.
Assets — see Household Assets.
Authoritv — shall mean the Palm Desert Housing Authority.
Authoritv Board — shall mean the governing body for the Authority.
Caretaker — see Live-in Aide.
CCR — shall mean the California Code of Regulations.
CFR — shall mean the Code of Federal Requlations.
Child — see Minor.
Child Care Expenses — shall mean a reasonable amount paid by the Household for the care of
Minors under 13 years of age where such care is necessary to enable a family member
to be employed.
C� — shall mean the City of Palm Desert.
Management and Operations — Rental Units Effective TBD
Administrative Plan Section 1 Definitions
Citv Manaqer — shall mean the City Manager for the City of Palm Desert or his or her designee.
Countv — shall mean the County of Riverside, California.
Disabilitv — shall mean a physical or mental impairment that substantially limits one or more of
the major life activities; a record of such impairment; or being regarded as having such
an impairment, as such terms are defined by, and interpreted in accordance with, the
Americans with Disabilities Act.
Disabilitv Proqram Participant — shall mean a Household member who has been determined by
the Commissioner of Social Security to be unable to engage in any substantial gainful
activity by reason of any medically determinable physical or mental impairment that has
lasted or can be expected to last for a continuous period of not less than 12 months or
as more particularly defined under Section 223 of the Social Security Act.
Elderlv Household — shall mean a Household that consists of one or two persons, one of which
is over the age of 55, or otherwise is qualified in accordance with California Civil Code
Section 51.11.
Emerqencv Condition — shall mean any condition in the Restricted Unit or applicable Property
that poses an immediate, verifiable threat to the life, health or safety of the Resident that
cannot be repaired or abated within 24 hours.
Exceptional medical or other expenses — shall mean medical expenses, and/or unusual
expenses, as defined in this Section, which exceed 25 percent of the gross annual
income.
Executive Director — shall mean the Executive Director of the Palm Desert Housing Authority.
Familv — shall also mean `Household' within the Plan unless otherwise stated. See also
Household.
Grievance — A Resident's or Applicant's right to seek review of a decision by an impartial panel
concerning the Management Company's action or failure to act in accordance with the
individual Resident's lease or the Authority's policy and procedures herein described that
adversely affect the individual's rights, duties, welfare, or status.
HCD — shall mean the Department of Housing and Community Development for the State of
California.
HOME funds — shall mean monies allocated under a block grant funding program made
available through HUD through allocations and reallocations, to strengthen public-private
partnerships and to expand the supply of decent, safe, sanitary and affordable housing
with target emphasis on very low-income and low-income families in accordance with the
HOME Investment Partnerships Program regulations provided in 24 CFR Part 92.
Household — shall mean one or more persons intending to occupy or occupying the same
Restricted Unit, as more particularly described in the Occupancy Standards Policy.
Household shall also mean `Family' within the Plan unless otherwise stated.
Management and Operations — Rental Units Effective TBD
Administrative Plan
Section 1 Definitions
Household Assets — shall mean those Assets defined under Title 25 CCR Section 6914
includable as monthly income as prescribed therein.
HUD — shall mean the U.S. Department of Housing and Urban Development.
Income — shall mean income that a person or Household has received or is expected to receive
as more particularly categorized and described below:
Annual Income — shall mean the anticipated total annual income of a Household from all
sources for the 12-month period following the date of determination of income,
computed in accordance with Title 25.
Household Income — shall mean the total of all income received by a Household which is
included under Title 25 CCR Section 6914 less deductions and exemptions
specified therein.
Gross Income — shall have the meaning ascribed to such term in Title 25 CCR
Section 6914, as such regulations may be amended from time to time.
Maximum Household Income — shall mean the Household ncome calculated based on
family size that may be equal to but does not exceed 120 percent of the
Riverside County AMI. Household incomes exceeding 120 percent of the
Riverside County AMI will not be eligible for the Authority's program.
Net Income — for the purpose of determining Affordable Housing Cost or affordable rent,
"net income" shall be computed as provided by Title 25 CCR Section 6916, as
such regulations may be amended from time to time, as follows: the annual gross
income less $300 for each minor and medical expenses which exceed 3 percent
of the annual gross income and unusual expenses, all divided by 12.
For the purposes of this Plan, "Income" shall not include the income of Live-In Aides.
For the purposes of this Plan, "Income" shall include any employment, benefits, family
support and additional bank deposits provided to any member of the Household,
except for items listed under subdivision (b) of Title 25 CCR Section 6914, as
such regulations may be amended from time to time.
For the purposes of this Plan, "Income" shall include net income from the operation of a
business or profession (including self-employment).
For the purposes of this Plan, expenditures for business expansion or amortization of
capital indebtedness shall not be deducted to determine the net income from a
business owned by any Household member.
See also, Income by Unit Allocation, Income Category, Income Level, Low Income
Household, Very Low Income Household, Moderate Income Household, and Qualified
Household.
Income by Unit Allocation — shall mean the allocation provided by the Authority to the
Management Company for the purposes of blending the Qualified Household and
resident incomes among the properties.
Income Cateqorv, — shall mean the average income percentages within each income level. In
the case of Very Low Income shall include Household incomes from 20 percent up to 50
percent in the following categories: 20-24, 25-29, 30-34, 35-39, 40-44, 45 up to 50
Management and Operations — Rental Units Effective TBD
Administrative Plan
Section 1 Definitions
percent; in the case of Low Income shall include Household incomes from 51 percent up
to 80 percent in the following categories: 51-55, 56-60, 61-65, 66-70, 71-75, 76-80
percent; and in the case of Moderate Income shall include Household incomes from 81
percent up to 120 percent as one category.
Income Level — shall mean a Household determined by income to be either very low, low or
moderate income pursuant to the definitions prescribed herein.
Interested Households — shall mean a person or Household that desires to apply for tenancy at
a Property that contains Restricted Units. See also: Applicant.
Jurisdiction — shall mean the legal jurisdiction of the Authority, which is the city limits of the City
of Palm Desert.
Live-in Aide — shall be defined as provided in Title 24 CFR Section 5.403, and shall mean a
person who resides with one or more elderly persons or persons with disabilities, who is
verified by the Authority to be providing essential services to the care and well-being of
such person(s), is not obligated for the support of the person(s), and would not be living
in the Restricted Unit except to provide supportive services. Any person serving as a
Live-in Aide in a Restricted Unit shall (1) execute an affidavit certifying annually that he
or she qualifies as a Live-in Aide under Title 24 CFR Section 5.403; (2) consent to a
back-ground check conducted by the Management Company; and (3) execute an
acknowledgement that he or she only has a right to the Restricted Unit as long as the
applicable Resident needs supportive services and remains a Resident.
Low Income Household — shall mean persons and families meeting the income qualification
limits set forth in California Health and Safety Code Section 50079.5 and Title 25 of the
California Code of Regulations Section 6910, et seq., as the case or context may
require, as such statutes and regulations may be amended from time to time.
Manaqement Companv — shall mean the contracted property management company for the
Authority.
Medical Expenses — shall mean those medical expenses not included as extraordinary or
unusual expenses, which are to be anticipated during the 12-month period for which the
gross income is computed, and which are not covered by insurance (however, premiums
for such insurance may be included as medical expenses). Medical expenses defined
herein shall be deducted for households with a Disability Program Participant and
Elderly Households only.
Minor — shall mean a member of the Household other than the head of household or spouse,
who is under 18 years of age.
Moderate Income Household — shall mean persons and families meeting the income
qualification limits set forth in California Health and Safety Code Section 50093 and Title
25 of the California Code of Regulations Section 6910, et seq., as the case or context
may require, as such statutes and regulations may be amended from time to time.
Notice of Denial — shall mean the notice provided to the Household when it is ineligible, not
qualified or is no longer qualified.
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Administrative Plan Section 1 Definitions
Occupancv Standards Policv — shall mean the occupancy standards for residential units owned,
operated and restricted by the Palm Desert Housing Authority set forth in Resolution No.
HA-84 adopted December 14, 2017, as may be amended from time to time.
Plan — shall mean this Administrative Plan (also referred to as the Plan).
Property — shall mean a multi-family or senior residential apartment community, or any part
thereof, that is owned, operated or controlled by the Authority, including but not limited to
those properties listed in Exhibit A, as may be amended from time to time.
Propertv Manaqer — shall mean the person assigned by the Management Company to
supervise day-to-day operations for a specific affordable residential property.
Public Housinq Aqencv — shall mean any State, County, municipal or other government entity or
public body (or agency or instrumentality thereof) that is authorized to engage in or
assist in the development or operation of housing for Very Low, Low, or Moderate
Income Households.
Qualified Household — shall mean a person or Household whose total household income does
not exceed the limits established by the Plan and who have provided documentation as
required herein to demonstrate he, she or it is qualified to occupy a Restricted Unit.
RCHA — shall mean Riverside County Housing Authority.
Rent — shall mean the amount charged as a fee for occupancy for a particular Restricted Unit
pursuant to the Rental Rate Policy, or any amendment hereto, and categorized below:
Affordable Rent — shall mean rent calculated in accordance with Health and Safety Code
Section 50053 for a Very Low, Low or Moderate-Income Household. Affordable
rent shall include a reasonable allowance for utilities.
Maximum Rent — shall mean the maximum rental rate set for a particular type of unit at a
specific Property, without regard to utility allowance, based on a bi-annual market
survey. Such rate shall be adjusted in the non-surveyed year by the AMI
percentage change as more particularly described in the Rental Rate Policy or
any amendments thereto.
Resident Rent — shall mean the total monthly resident payment to the Authority as
determined by certification, recertification, or outside assistance. Resident Rent
may or may not be the total paid as Unit Rent for a particular unit.
Unit Rent — shall mean the total rent charged for a particular Authority owned, operated
or controlled unit, including those amounts accepted from a third party for the
purposes of rental assistance or housing expense.
Rent Burdened — shall mean a Household that is paying more than 30 percent of Household
Income for rent and utilities.
Rental Rate Policv — shall mean the rental rates for residential units owned, operated and
restricted by the Palm Desert Housing Authority set forth in Resolution No. HA-84
adopted December 14, 2017, as may be amended from time to time.
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Administrative Plan Section 1 Definitions
Resident — shall mean a person or Household that has signed a residential lease to occupy or is
currently occupying a Restricted Unit.
Restricted Units — shall mean an affordable housing unit that is owned by the Authority.
Senior — shall mean a person who is at least 55 years of age or older.
Successor Aqencv — shall mean the Successor Aaencv to the Palm Desert Redevelopment
Aqency
Title 25 — shall mean Title 25 of the California Code of Regulations Section 6910, et seq., as it
pertains to income and household size for Households whose income is very low, low or
moderate, as may be amended from time to time.
Unusual expenses — shall be as defined in 25 CCR Section 6912, and shall mean amounts paid
by the Household for the care of minors under 13 years of age or for the care of disabled
or handicapped household members, but only where such care is necessary to enable a
Household member to be gainfully employed, and the amount allowable as unusual
expenses shall not exceed the amount of income from such employment.
Utilities — shall include electricity, gas, other heating (including hot water heating), refrigeration
and cooking fuels not paid by the Authority. Utilities may include water, trash and sewer
if not paid by the Authority. Telephone, Cable, Digital Services and Internet Connection
costs are not included as utilities.
Utilitv Allowance — shall mean the amount equal to the estimate established by the RCHA of the
monthly cost of a reasonable consumption of such utilities and other services described
in Title 25 CCR Section 6918(c) for the Restricted Unit by an energy-conservative
Household consistent with the requirements of a safe, sanitary, and healthful living
environment applicable for each unit type and equipment (see Exhibit C).
Veteran — shall mean a person who has served in the active armed services of the United
States at any time and who shall have been discharged or released there from under
conditions other than dishonorable, as verified by the Veterans Administration.
Veterans Preference — shall mean the preference that enables a Wait List Eligible Household
that includes a Veteran to be placed on the applicable priority waiting list.
Very Low Income Household — shall mean persons and families meeting the income
qualification limits set forth in California Health and Safety Code Section 50105 and Title
25 of the California Code of Regulations Section 6910, et seq., as the case or context
may require, as such statutes and regulations may be amended from time to time;
provided, however, that such income is at least 20 percent of AMI.
Wait List Eliqible Households — shall mean persons and families who have provided the
documentation and/or information required demonstrating that they meet the minimum
eligibility requirements to be placed on a waiting list. (See Section 3.3)
Management and Operations — Rental Units Effective TBD
Administrative Plan
Section 2 About The Plan
Section 2. ABOUT THE PLAN
Section 2.1 PURPOSE OF THE PLAN. The purpose of the Administrative Plan (the
Plan) is to establish program guidelines, policies and procedures as they pertain to Authority
owned, operated or controlled properties. This plan serves as the management plan for the
rental, improvement, preservation, maintenance and affordability of Authority Restricted Units.
Section 2.2 APPLICABILITY OF THE PLAN. The Plan shall apply to all members of
Interested Households, Wait List Eligible Households, Qualified Households, Applicants and
Residents applying for or residing in properties identified in Exhibit A and any others that may
be subject to the jurisdiction of or managed by the Authority from time to time. Unless otherwise
specified in the Federal or State funding guidelines, the processes outlined herein shall also
apply to the Residents occupying an Restricted Unit who receive Federal or State funding either
directly or indirectly. Federal and State laws shall prevail in the event the policies and
processes set forth herein are inconsistent with any existing or enacted applicable law.
Section 2.3 ADMINISTRATOR OF THE PLAN. The administrator of the Plan shall be
the Authority regardless of funding source or ownership of the Restricted Units. The Executive
Director shall have the authority to implement and administer the Plan in accordance with the
terms herein. In matters where the Authority has discretion, waivers of existing policy shall be
determined by the Executive Director or his or her designee.
Section 2.4 FISCAL RESPONSIBILITIES. Before the beginning of each fiscal year or
as soon as possible after an acquisition of property, the Authority Board will adopt the property
budget. The budget will include a projection of revenue and all expenditures including
professional property management fees prior to being expended. The Authority will follow
procurement procedures in accordance with the City's policies and/or applicable law.
Section 2.5 EQUAL OPPORTUNITY. It is the policy of the Authority and its agents to
comply fully with all federal, state, and local anti-discrimination laws, including but not limited to:
Title VI of the Civil Rights Act of 1964; Title VIII and Section 3 of the Civil Rights Act of 1968 (as
amended by the Community Development Act of 1974); Executive Order 11063 as
strengthened by Congress in 1992; the Fair Housing Act of 1968, as amended; the Age
Discrimination Act of 1975; the Americans with Disabilities Act (ADA) of 1990; the U.S.
Department of Housing and Urban Development regulations governing fair housing and equal
opportunity; and any legislation protecting the individual rights of Residents, Applicants or staff
which may be subsequently enacted.
It is the Authority's policy to post required notices in conspicuous, public locations
throughout the property as required by such notice.
It is the Authority's policy to ensure meaningful access to limited English proficient (LEP)
persons. The Authority may translate certain documents related to the Plan as well as those
required by law to assist persons with LEP. Notwithstanding this provision, the English version
of all documents signed by the Resident will govern. Reasonable, necessary steps will be
provided in order to make certain that no eligible person has their assistance denied, decreased
or terminated simply because they face challenges communicating in English.
Section 2.6 PROPERTIES. Properties include those properties currently owned and
operated by the Authority, listed in Exhibit A as well as any property or development that comes
under the direction, control or is acquired by the Authority. Several of the Authority's properties
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Administrative Plan
Section 2 About The Plan
are restricted to seniors and serve only Elderly Households. All other properties operated by
the Authority are to be open and made available to all Qualified Households.
Management and Operations — Rental Units Effective TBD
Administrative Plan Section 3 Resident Selection Waiting List Procedures
Section 3. RESIDENT SELECTION AND WAITING LIST PROCEDURES
The Authority has found that the demand for its affordable rental housing exceeds supply. In
order to identify Households that have interest in Restricted Units, waiting lists will be
established for each property as herein described. Wait List Eligible Households will be
assigned a position on the waiting list by income category, household size, and any allowable
preference or preferences.
Section 3.1 WAITING LIST INTEREST REGISTRATION FORM. All Interested
Households must complete an interest registration form referred to as a"Guest Card". The
purpose of the form is to allow the Authority to determine placement on the waiting list based on
the information provided by the Interested Household. Interest registration forms will be
accepted by phone, by mail, by physical delivery to the individual property management office.
Section 3.2 ESTABLISHMENT OF WAITING LISTS. For each property except Palm
Village, Santa Rosa, and Carlos Ortega Villa, waiting lists will be maintained for each Income
Category at or below 120 percent of the Riverside County AMI. Waiting lists will be maintained
for Palm Village, Santa Rosa, and Carlos Ortega Villas for each Income Category at or below 80
percent of the Riverside County AMI. Waiting lists for transfers will also be separately
maintained for each property in accordance with this Section 3.
Section 3.3 ELIGIBILITY FOR WAITING LIST. In order for an Interested Household
to become a Wait List Eligible Household and be placed on the waiting list, the Interested
Household must meet income eligibility requirements based on the Riverside County AMI. The
Interested Household will also be required to meet additional permissible criteria established by
the Authority pursuant to Title 25 that include but are not limited to the following:
Section 3.3.1 Must provide Income and Assets for all Household members over
the age of 18 (except for Live-In Aides), which in aggregate does not exceed the current
published Maximum Household Income for the Household size.
Section 3.3.2 Must provide names and ages of all Household members.
Section 3.3.3 Must disclose any allowable preferences and accommodations
at time of interest.
Section 3.3.4 Current address and contact information.
Section 3.4 PLACEMENT ON THE WAITING LIST. All Wait List Eligible Households
will be placed on the appropriate affordable waiting list according to allowable preferences,
current income, and in the date/time order in which the Guest Card was filed and received. Wait
List Eligible Households must update the information provided to the Management Company as
necessary during the wait list period in order to remain a Wait List Eligible Household.
Section 3.5 NOTIFICATION OF AVAILABLE UNIT. Once the Management Company
identifies a Restricted Unit that will become available, Wait List Eligible Households will be
notified by phone or email. In the event that the Management Company cannot reach the Wait
List Eligible Household by phone or email, the Management Company will provide notification
by U.S. mail. The Wait List Eligible Household will have five (5) business days to respond to
this notification. Failure of the Wait List Eligible Household to respond within the above time
frame above will result in removal from the waiting list. In accordance with this Section, it is the
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Administrative Plan Section 3 Resident Selection Waiting List Procedures
Wait List Eligible Household's responsibility to keep the waiting list information current at all
times. In the event contact is not possible due to insufficient or out of date information on file,
the Wait List Eligible Household will no longer be deemed `eligible' and will be removed from the
waiting list without further notice.
Section 3.6 NOTIFICATION BY WAIT LIST ELIGIBLE HOUSEHOLD OF INCOME
OR HOUSEHOLD CHANGES. During the wait list period, any changes to the information
provided by the Wait List Eligible Household must be provided to the Property Manager of the
individual property to ensure its placement on the waiting list under the correct income category
and/or Household size. At the time the updated information is provided, if the revised
household income changes the income category for the Wait List Eligible Household but
remains under 120 percent of the AMI, the Household will remain `eligible' but will be placed at
the `bottom' of the new income category list and notified of the change.
Section 3.7 WAITING LIST MAINTENANCE AND NOTIFICATION OF CONTINUED
INTEREST. Applicants on the waiting list shall confirm every two years that all information is
current and timely. The Wait List Eligible Household must notify the individual property
management office not less than five days (but not more than 60 days) prior to the two-year
anniversary of placement on the list, that the Household wishes to remain on the list (continued
interest). Failure to notify the property management office within the time frame will result in
removal from the waiting list. The Wait List Eligible Households will not be removed from the
waiting list unless: the Household has been on the waiting list for two years and has not
declared its continued interest in the program; the Household fails to respond to a written
request for information; the Household fails to keep the information current (and therefore
makes it impossible for the property management to contact the Household); the Household
misses a scheduled appointment without prior notification to reschedule; the Household
requests in writing or via telephone that the Household's name be removed; the Household's
income or size has exceeded the limits of the program; or any information or documentation that
deems a Wait List Eligible Household to be ineligible (includes the lack of documentation
proving eligibility).
Section 3.8 ALL UNITS ARE AFFORDABLE. No Restricted Units will be intentionally
rented to families above moderate income as defined herein. In the event Restricted Units are
no longer required to be affordable, then the Restricted Units that are identified as above
moderate income, will be rented on a first come, first served basis regardless of income and
family size, at the maximum rent as established by the Rental Rate Policy. Policies of the Plan
apply to all Residents regardless of income or family size.
Section 3.9 PREFERENCES. Each Wait List Eligible Household will be placed on the
applicable affordable waiting list according to income category, household size, the Veterans
Preference, and any other preference required under state or federal law. Such preferences
must be disclosed at such time as the Interested Household has completed the interest
registration form or upon eligibility for said preference, whichever occurs first. An existing
Resident that qualifies for an Emergency Transfer, Disabled Person Accommodation, Required
Transfer, or Medical Transfer pursuant to Section 3.10.4 shall have priority over an Waiting List
Eligible Household.
Section 3.10 SELECTION FROM THE WAIT LIST UPON UNIT AVAILABILITY.
Notwithstanding Section 3.10.4 herein, when a vacancy occurs, a Restricted Unit becomes
available after restoration, or a Resident submits a 30 day notice, a Wait List Eligible Household
will be selected to apply as an Applicant for tenancy in the following manner: first from the
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Administrative Plan Section 3 Resident Selection Waiting List Procedures
appropriate income waiting list that satisfies the property's Income by Unit Allocation, then by
household size appropriate for the Restricted Unit in accordance with the Occupancy Standards
Policy.
The household income of an Applicant at the time a Restricted Unit becomes available
will be used to determine the appropriate income category for the Applicant. If at the time a
Restricted Unit becomes available, the Applicant's income is different than the waiting list
income category they are selected from, they will be returned to a`Wait List Eligible Household'
status and placed on the appropriate income category waiting list in accordance with the waiting
list procedures. The Household will be placed at the `bottom' of the new income category list
and notified of the change.
If there are no Wait List Eligible Households in the appropriate income category for the
available Restricted Unit, the next Wait List Eligible Household will be selected from the next
lower income category or an income category of need for housing.
Upon being selected to apply for tenancy the Applicant will then be required to complete
the application process to determine whether they are a Qualified Household under the Plan
as more particularly described in Section 4 and 5.
Section 3.10.1 Propertv Income Composition and Income bv Unit Allocation.
From time to time the Authority may modify the Resident Income composition of the
property so as to not concentrate a higher percentage of one income level at one
property. The Authority will select Residents by Income in a manner to ensure decent,
safe and sanitary housing and create a suitable living environment that fosters economic
and social diversity in the Resident body as a whole by preparing an allocation for this
purpose (Income by Unit Allocation).
Section 3.10.2 Unit Under/Over Utilization. To avoid overcrowding and prevent
underutilization of Restricted Units, Households will be selected in accordance with the
Occupancy Standards Policy.
Section 3.10.3 Offer and Acceptance of a Restricted Unit. Once an Applicant is
deemed a Qualified Household, the Household will be offered an available Restricted
Unit appropriate for the household composition. The Qualified Household has an option
to accept or decline the Restricted Unit, one time, without any effect on its position on
the waiting list. A Qualified Household that declines more than one Restricted Unit will
be removed from the waiting list, except to the extent the Qualified Household declines
due to a disability or other reasons protected by law.
The Authority will take into consideration the needs of the individual Household's
composition and Fair Housing guidelines when identifying Restricted Units that become
available to the selected Household.
Upon acceptance of the Restricted Unit, the Qualified Household will be notified,
by telephone and/or in writing of the anticipated date the Restricted Unit will be available
for occupancy. Upon acceptance of the Restricted Unit by the Qualified Household, the
Qualified Household will be removed from the waitlist on all other Authority
Communities.
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Administrative Plan Section 3 Resident Selection Waiting List Procedures
Section 3.10.4 Unit Availabilitv and Transfers. The type of Restricted Unit that
becomes available will determine whether the next Wait List Eligible Household is
selected or other special accommodation is made including an existing Resident
transfer. An existing Resident that requests and qualifies for an Emergency Transfer,
Disabled Person Accommodation, Required Transfer, or Medical Transfer to the
available Restricted Unit shall have priority over an Waiting List Eligible Household.
Emergency Transfers will have first priority when an appropriate Restricted Unit
becomes available. If no existing Resident requests and qualifies for an Emergency
Transfer when an appropriate Restricted Unit becomes available, Disabled Person
Accommodations, Required Transfers and Medical Transfers will have priority in that
respective order. Requested Transfers will be added to the bottom of the appropriate
waiting list for the requested property unless the request is being considered both by
management and the Resident for purposes of mutual benefit to the parties.
3.10.4.a. Emerqencv Transfer: A transfer of an existing Resident
that is necessary due to an Emergency Condition.
3.10.4.b. Disabled Person Accommodation: A reasonable
accommodation made in accordance with the Americans with Disabilities Act,
Section 503 of the Rehabilitation Act of 1973, the Fair Housing Act or applicable
state disability law.
3.10.4.c. Required Transfer: A transfer that is necessary when a
Resident's Restricted Unit is no longer suitable in accordance with the Authority's
occupancy standards, rehabilitation, demolition, construction and Authority
required. Required Transfers are mandatory for the Resident and may require
alternate options, i.e., transfer to temporary option or permanently to another
available Restricted Unit.
3.10.4.d. Medical Transfer: A transfers that is necessary when a
Resident provides a verifiable medical reason for such transfer.
3.10.4.e. Reauested Transfers: A transfer that is requested by an
existing Resident to avoid hardship by, among other things, reducing the
distance between the Restricted Unit and the Resident's workplace or any other
requested transfer wherein the Resident demonstrates acceptable immediate
need for the household at the Authority's discretion. All costs associated with a
Restricted Transfer will be borne by the Resident.
Section 3.11 Conflicts Prohibited. No employee, contractor, subcontractor, or agent of the
Authority who formulates policy or who influences decisions with respect to the Properties
and programs governed by this Plan, or any immediate family member of such person, may,
during the period of employment and for one year thereafter, apply for or occupy a
Restricted Unit in the Properties or obtain any other benefit under the programs governed by
this Plan. For purposes of this Section 3.11, "immediate family member" means spouse,
domestic partner, cohabitant, child, stepchild, grandchild, parent, stepparent, mother-in-law,
father-in-law, son-in-law, daughter-in-law, grandparent, great grandparent, brother, sister,
half-brother, half-sister, stepsibling, brother-in-law, sister-in-law, aunt, uncle, niece, nephew,
or first cousin (that is, a child of an aunt or uncle).
Management and Operations — Rental Units Effective TBD
Administrative Plan
Section 4 Applications and Household Qualifications
Section 4. APPLICATIONS AND HOUSEHOLD QUALIFICATION
Once a Wait List Eligible Household is selected as an Applicant in accordance with Section 3,
the Applicant must submit a completed application in the form acceptable to the Management
Company that includes the requirements, documentation, verifications, authorizations and
certifications required by this Section.
Section 4.1 APPLICATION. The completed application will require that the Applicant
provide the following:
Section 4.1.1 Contact Information. Current address and contact information for
the Applicant.
Section 4.1.2 Income. Income information for all Household members over the
age of 18 (except for Live-In Aides), which includes but is not limited to tax returns, pay
stubs, bank statements, unemployment earnings statements, disability or social security
earnings statements, and any other Income documentation the Authority reasonably
requests of Applicant. Income from regular contributions or gifts received from persons
outside the Household must be documented in an affidavit (recertified annually) that lists
any such contributions or gifts received in the 12 months prior to the submittal of the
completed application.
Section 4.1.3 Assets. Asset information for all Household members over the
age of 18 (except for Live-In Aides) which includes but is not limited to documentation of
any interest in real property other than a primary residence, savings accounts records,
and records of stocks, bonds, and other forms of capital investments.
Section 4.1.4 Affordable Requirements. Necessary documentation to verify
affordable criteria has been met by all Household members in accordance with Section
4.3.
Section 4.1.5 Applicant Lease Requirements. Necessary documentation to
verify applicant lease requirements have been met by all Household members in
accordance with Section 4.2.
Section 4.1.6 Identification. Proof of identification, birth documents for each
family member, and a current driver's license, or equivalent, for copying.
Section 4.1.7 Consent/Verification Forms. All Household members over the
age of 18 must authorize the Authority, through written authorization or signed consent
form, to verify or obtain information regarding Income, Assets, Resident history, conduct
background checks (including criminal) and obtain credit reports. All Household
members who authorize the release of information or background checks have the right
to privacy in accordance with federal law.
Section 4.1.8 Application Fee. Except as provided in that certain Stipulation for
Entry of Judgment, Riverside County Superior Court Case No. INDIO 51124, each
Applicant and every Household member over 18 years or older shall pay a non-
refundable one-time application fee. The Executive Director shall establish the
application fee annually concurrently with the annual rental rates as more particularly
described in the Rental Rate Policy.
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Administrative Plan
Section 4 Applications and Household Qualifications
Section 4.1.9 Other Information. Any other information reasonably deemed
necessary by the Authority to determine eligibility.
Section 4.2 APPLICANT LEASE REQUIREMENTS. The following lease requirements
will apply to all members of Interested Households, Wait List Eligible Households, and
Applicants:
Section 4.2.1 Aqe Requirements. Lease holder(s) must be 18 years or older.
All household member(s) 18 years or older (except for Live-In Aides) must sign the lease
for the Restricted Unit and comply with all requirements of the Plan.
Section 4.2.21ncome Historv/Verification. Except for retired persons, Disability
Program Participants or other persons receiving similar governmental assistance, lease
holder(s) must be employed for at least one full year prior to the submittal of the
completed application and must provide one month of pay stubs for Income verification.
Lease holder(s) that cannot demonstrate at least one full year of employment prior to the
submittal of the completed application (and are not exempt from this requirement) must
pay an additional security deposit of $350 for a studio, $400 for a one-bedroom unit and
$450 for a two-bedroom unit, provided that the total security deposit required from any
Applicant shall not exceed the limitations imposed under Civil Code Section 1950.5(c) as
amended from time to time.
Section 4.2.3 Self-Emqlovment. Lease holder(s) that are self-employed must
provide a complete copy of the previous year's personal tax returns and copies of
business and personal bank statements for the six months prior to the submittal of the
completed application.
Section 4.2.4 Lease Income Requirement. Notwithstanding Income
requirements in Section 4.3.1, Income must be at least 2'/2 times (250 percent) the
rental rate for the Restricted Unit at the time of application, but not less than 20 percent
of the AMI, in order to be considered for occupancy.
Section 4.2.5 Rental Historv. Must provide 3 years of verifiable rental history.
Rental history can be verified by a notarized letter from a prior landlord, proof of payment
(i.e., cancelled checks), or similar documentation.
Section 4.2.6Criminal Backqround. A state and nationwide criminal background
check will be conducted for every Household member over 18, to ensure that Applicants
meet minimum criteria in accordance with Exhibit B. The Authority has a Zero Tolerance
Policy for drug-related activity and violent criminal activity (see Exhibit E). Any conviction
for criminal, violent behavior or drug activity is grounds for denial. Applications will also
be denied for any activity that could prove to be detrimental to the health and safety or
right to peaceful enjoyment of the other Residents.
Section 4.3 AFFORDABLE QUALIFICATION REQUIREMENTS. All Households
must meet the affordable qualification requirements listed in this Section as well as those lease
requirements listed under Section 4.2 in order to become a Qualified Household under this Plan.
Section 4.3.1 Household Income Criteria. Households applying for tenancy in a
Restricted Unit must have a Household Income (not including that of Live-in Aides) of
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Administrative Plan
Section 4 Applications and Household Qualifications
not less than 20 percent of the AMI and not more than 120 percent of the AMI.
Household Income will be categorized as very low, low, or moderate pursuant to the
definitions applied herein.
Section 4.3.2 No Ownership in Real Propertv or Mobilehomes. No intended
occupant of the Restricted Unit may have owned real property that includes a habitable
dwelling unit within the last two years. The only allowable exception is where the
Applicant has filed court documents for dissolution of marriage or legal separation.
Proof of the court's disposition as to the habitable dwelling unit must be submitted to the
Management Company upon receipt by Applicant. Proceeds from the sale of real
property will be considered as part of the Household Income pursuant to Title 25.
Section 4.3.3 Certification And Recertification Of Eliqibilitv. Applicants and/or
Residents must agree to provide the documentation prior to lease signing and again
prior to lease renewal to certify that the Household remains eligible within these
guidelines.
Section 4.3.4 Proof Of Income. Proof of Income is required of all occupants
over the age of 18 (except for Live-In Aides).
Section 4.3.5 Chanqes In Income. Applicants and Residents must agree to
notify management of any changes in Income of more than $100.
Section 4.3.6 Primary Residence Requirement. Applicants must agree that the
Restricted Unit will be the primary and sole residence of all occupants listed on the lease
agreement.
Section 4.3.7 Other Housinq Assistance. Any Applicants, Residents, or
Households receiving other housing assistance must disclose the source and amount at
the time of application or immediately upon receipt of such assistance whichever occurs
first. Resident rent will be adjusted accordingly. Households covered by this Section will
follow the same policies and procedures to be placed on the wait list.
Section 4.4 CREDIT CHECKS, BACKGROUND CHECKS, AND DOCUMENTATION
VERIFICATIONS. Pursuant to Section 4.1.7, all Household members over the age of 18 are
required to sign documents authorizing the Management Company to complete a review of the
requirements of this Section.
Section 4.4.1 Applicant Certifications and Verifications:
4.4.1.a Authorization for Release of Information Form;
4.4.1.b Application and/or Resident Income Certification;
4.4.1.c Certification that all prospective Household members over the
age of 18 have read and understand the eligibility requirements in this Plan;
4.4.1.d Certification that all information is true and complete, that all
changes in Income and/or Household composition will be reported, that all relevant prior
housing assistance has been reported, and that the Restricted Unit will not be a
duplicate residence, and acknowledging the potential for criminal and administrative
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actions for false information;
verification(s);
Section 4 Applications and Household Qualifications
4.4.1.e Release of information at current or prior addresses for rental
4.4.1.f Certification that no child support Income is received or, for
Households that receive child support Income, a certification that all Income from child
support has been disclosed;
4.4.1.q Certification that all alimony, family support, or any additional
bank deposits provided to any member of the Household has been disclosed and
supplemented with appropriate documentation, when applicable; and
4.4.1.h Any other certification or verification form deemed necessary by
the Management Company to satisfy a requirement of this Plan.
Section 4.4.2 Credit reports and background checks will be obtained for every
family member aged 18 years or older in accordance with Exhibit B. Information
provided in such reports will be used in determining eligibility for a Restricted Unit and
any one or more of the following findings for any of the intended occupants will result in
the denial of the rental application or continued tenancy:
4.4.2.a Amounts owed to any Public Housing Authority, Federal, State or
Local housing assistance program.
4.4.2.b Fraud in connection with any Public Housing Authority, Federal,
State, or Local housing assistance program.
4.4.2.c An eviction from any Agency property, Authority property, Public
Housing Authority, or property by which the Agency, Authority or Public Housing
Authority has or had control at the time of tenancy.
4.4.2.d An eviction from any rental housing.
4.4.2.e Any conviction for activity that would be a violation of the
Authority's Zero Tolerance Policy (attached as Exhibit E).
4.4.2.f A person who is subject to a lifetime registration requirement
under a Federal, State or County sex offenders' registration program. Due to the
location of Restricted Units near schools and playgrounds, a person subject to a
registration requirement for a stated period of time will be denied during such registration
period.
4.4.2.q Falsification of identification, which includes but is not limited to
the following: birth certificates, government issued identification or documents,
identification cards or licenses, social security numbers or cards.
4.4.2.h Falsification or concealment of Income, Assets or documentation
for the purpose of obtaining assistance.
4.4.2.i False statements or willful omissions made at any time during
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Section 4 Applications and Household Qualifications
eligibility, qualification, the application process, or subsequent leasing and tenancy for
the purpose of obtaining assistance.
4.4.2.� Any outstandinq iudqments, or bankruptcy filing within 2 years
prior to the submittal of the completed application.
Section 4.5 ADDITIONAL DOCUMENT SUBMITTAL. Once the application has been
submitted, any additional documents reasonably required by the Management Company must
be submitted within ten days from the date the additional documents were requested. If the
Eligible Household is unable to obtain documents within the specified time frame, an extension
of ten days may be requested. Failure of the Applicant to provide, obtain or authorize
necessary documentation or background checks will be cause for the application to be denied.
After a denial pursuant to this Section, the Household would be required to contact the Property
Manager and request that it be added to the bottom of the appropriate waiting list as an
Interested Household.
Section 4.6 APPLICATION ACCURACY. All information in the completed application
is required to be as accurate as possible to prevent any discrepancies and/or cause a denial of
application.
Section 4.7 APPLICATION APPROVAUDENIAL. Upon receipt of a completed
application, the Management Company will process the application including verifications of
Income, Assets, rental histories, background checks and credit reports. Upon satisfactory
review of all documentation required by this Section, the Applicant will be notified via phone,
mail, or email of approval for tenancy (with written confirmation later sent to the Applicant). If
the application is approved, the Household shall be deemed a Qualified Household. If the
application is denied, the Applicant shall receive written notice of ineligibility including the
reasons for the denial. If the Applicant disputes the reason for the denial, the Applicant must
respond within ten days of mailing of the denial. If the Applicant does so, the Management
Company will conduct an individualized assessment of the Applicant's claims to ensure that (1)
the application was evaluated in a fair, transparent manner, and (2) the denial is based on
accurate information.
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Section 5 Leasing Policies and Procedures
Section 5. LEASING POLICIES AND PROCEDURES
The Authority operates the Restricted Units with leasing standards that will ensure the continued
success of our affordable programs as well as comply with fair housing laws. The Authority and
its representatives, including Management Company personnel, will not discriminate against
any person on the basis of race, creed, color, sex, religion, national origin, familial status, sexual
orientation, political beliefs, disability, handicap, or any other status that is protected under
federal or state law. Prior to admission into a Restricted Unit, all adult Household members that
will be residing in the Restricted Unit must sign a lease.
Section 5.1 RESIDENTIAL LEASE AND ADDENDA. Once an Applicant becomes a
Qualified Household, a residential lease will be signed by the Household members required
under Section 4. The residential lease may include addenda that satisfy the requirements of
this Section and will be considered a part of the residential lease. No Resident will occupy a unit
without an executed residential lease. Only at such time as the lease is fully executed will it
become enforceable.
The residential lease will include the following information:
Section 5.1.1 Effective dates or term of the lease.
Section 5.1.2 Parties to the lease (i.e., all occupants listed and designated as
adults or minors).
Section 5.1.3 The unit location or apartment number.
Section 5.1.4 The maximum occupancy.
Section 5.1.5 The terms including but not limited to the rental rate and date due,
late charges, returned check charges, methods of payments, location where rental
payments are accepted, prorations, deposit requirements and allowable uses, cable
cost, gate access, utility payment requirements or adjustments, assigned parking space
designations and any rent incentives in effect.
Section 5.1.6 The policies of the property as updated from time to time, also
known as the House Rules and Regulations, which may address — among other things —
the following topics:
Noise
Waterbeds
Housekeeping
Plumbing
Damage
Vehicles and vehicle parking
Security
Lockout policy
Guest and Visitor occupancies
Amenity Area guidelines
Apartment condition, alterations,
and damages
Subletting, Assigning, Subleasing
Unit inspections
Personal property responsibility
Liabilities
Crime/drug free housing
Use of patio/balconies
Appliance agreements
Satellite dish and/or antennas
Pet or Companion Animal Policy
Absences from the Restricted Unit in
excess of three (3) weeks including
vacations, military duty, medical
conditions or to care for a family
member not residing at the unit
due to serious illness
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Section 5 Leasing Policies and Procedures
Residents and all members of the Household over the age of 18 will be required to acknowledge
receipt of such rules and regulations.
The Management Company will notify Residents of any violations of the House Rules and
Regulations and all other violations of the residential lease in writing, and where applicable
noticed in accordance with applicable law governing such violations.
Section 5.1.7 The policies and regulations regarding notices for vacating.
Section 5.1.8 The policies with regard to condemnation.
Section 5.1.9 The policies regarding attorney's fees and costs.
Section 5.1.10 Notice of applicable laws, such as Megan's Law and the
regulations governing lead-based paint and mold.
Section 5.1.11 Policies imposed as a part of participating in the Authority's
affordable housing program, if applicable (i.e., annual recertification requirements).
Section 5.1.12 Policies on maintenance and entry to Restricted Units, smoke
detector/alarm responsibilities, and definitions of normal wear and tear.
Section 5.1.13 Policies on standard maintenance and emergency repairs.
Section 5.1.14 Policies on insurance for renters and personal property.
Section 5.1.15 Signatures of Resident (and all members required to sign) and
Management Company's agent.
Section 5.2 LEASE DEPOSITS. Balance of deposit, move-in prorates and the first
full month of rent must be in the form of a money order or cashier's check.
Section 5.3 LEASE PAYMENTS AND LATE CHARGES. All payments for rent and
late charges will be paid at a location stated in the residential lease.
Section 5.3.1 Rent is due on the first of each month.
Section 5.3.2 Rent is late after the close of business on the fifth of each month
at 5:00 p.m. PST unless otherwise provided in the lease.
Section 5.3.3 Late fees will be imposed at 5:01 p.m. PST on the fifth of each
month.
Section 5.3.4 All payments of rent, late charges, attorney's fees, cable or any
other payments made to management offices are to be made by personal check (so long
as there have been no checks returned for non-sufficient funds in the previous 12
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Section 5 Leasing Policies and Procedures
months), money order, or cashier's checks directly to the management office. NO CASH
PAYMENTS FOR RENT WILL BE ACCEPTED except for a Three (3) Day Pay or Quit
payment.
Section 5.3.5 Payments will be accepted at the location stated in the residential
lease, unless notified in writing by the Management Company of an alternate acceptable
location ten (10) days prior to rent due date.
Section 5.4 LEASE ADDENDA IN WRITING. All addenda to leases must be in
writing and signed by both parties. Oral agreements or modifications will not be enforceable
and shall be void unless written and signed by both parties at the time of agreement.
Section 5.5 LEASE MODIFICATIONS. Lease modifications will be made to the
residential lease form as necessary to accommodate any changes of the affordable program,
clarification to policies or applicable laws.
Section 5.6 PRE-OCCUPANCY INSPECTION. An authorized representative of the
Management Company and an adult member of the Household will inspect premises prior to
commencement of occupancy. A move-in inspection form indicating the conditions of premises
will be made, signed, and filed in applicant file.
Section 5.7 RENTAL RATES
Section 5.7.1 Settinq Rental Rates. Rents will be established annually as set
forth in the Rental Rate Policy.
Section 5.7.2 Rental Rents Based on Standard Occupancv. Rents will be
established pursuant to California Health and Safety Code Section 50053 as it relates to
standardized occupancy based on unit size, which is one person in the case of a studio
unit, two persons in the case of a one-bedroom unit, three persons in the case of a two-
bedroom unit, four persons in the case of a three-bedroom unit, and five persons in the
case of a four-bedroom unit. Actual occupancies of each unit will be in accordance with
the Occupancy Standards Policy.
Section 5.7.3 Household Rent. Individual Household rent shall be established
for a Qualified Household after compilation of all Household members' sources of
Incomes, Assets and allowable deductions, and proper notification.
Section 5.8 MAINTENANCE AND ENTRY TO RESTRICTED UNITS
Section 5.8.1 Inspection The Management Company or its agent or agents shall
be allowed to enter the apartment as provided by state law. Upon 24-hour notice, an
authorized representative of the Management Company may enter to inspect the
condition of the premises and/or appliances therein. In the event of an emergency, an
authorized representative of the Management Company has the right to enter the
Restricted Unit without notice.
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Section 5 Leasing Policies and Procedures
Section 5.8.2 Service Request It is the Resident's responsibility to call in all
service requests to the property office location. Residents must allow maintenance staff
permission to enter the Restricted Unit to perform a maintenance request in the event
the Resident is not home or schedule an appointment during the maintenance hours
Monday through Friday, between 9:00 a.m. and 5:00 p.m. All service requests will be
responded to within a 24-hour period. After hours emergency service is available.
Section 5.9 LEASE RENEWALS Leases under consideration for renewal by the
Management Company must be renewed prior to the stated expiration of the residential lease or
the Resident reverts to a month-to-month tenancy at the maximum rental rate for the Restricted
Unit.
Leases under consideration for renewal by the Management Company for Residents
that were previously deemed a Qualified Household must recertify their eligibility status annually
in accordance with Section 6 below.
Section 5.10 NO SUBLETTING The leases shall prohibit subleasing of Restricted
Units in whole or in part.
Section 5.11 LIVE-IN AIDES A Live-In Aide will be allowed, provided he or she is
essential to the care and well-being of an elderly or disabled person who resides within a
Restricted Unit. The Live-In Aide will be subject to this Plan except where noted and will be
required to sign a consent for the purposes of a background check and an affidavit certifying
annually that he or she qualifies as a Live-in Aide under Title 24 CFR Section 5.403. The Live-
In Aide will also acknowledge acceptance of the terms of occupancy in a Restricted Unit. The
addition of a Live-In Aide must not overcrowd the Restricted Unit as prescribed in the
Occupancy Standards Policy.
Section 5.12 PETS The leases shall require Residents to comply with the Pet Policy
(attached as Exhibit D).
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Section 6. RECERTIFICATION REQUIREMENTS
Section 6 Recertification Requirements
Section 6.1 REQUIRED ANNUAL RECERTIFICATION. Qualified Households with a
current lease will be required to recertify annually to ensure the Household remains a Qualified
Household. Failure to recertify will result in the termination of tenancy.
Section 6.1.1 Recertification Appointments. The Management Company will set
appointments with the Resident to bring in the necessary documentation for Income and
Household recertification. The Management Company will set the appointment with the
Resident in advance of the lease renewal date so as to give proper notice to the
Residents of any rental rate adjustment. A Resident that does not provide all the proper
documentation within 90 days from the date of the request for the documentation by the
Management Company will be given notice of discontinuation of assistance and return to
the maximum rental rate for the Restricted Unit at the end of the lease term. Upon the
expiration of the residential lease, the Resident will revert to a month-to-month tenancy
at the maximum rental rate for the Restricted Unit for a period of not more than six (6)
months at which time, with proper Notices having been given, the Resident will vacate.
Section 6.1.2 Recertification Documentation. The Management Company will
request the necessary documentation for the purpose of recertifying the Household as a
Qualified Household, including but not limited to:
Section 6.1.2.a Updated Income documentation for all household
members over the age of 18 (except for Live-In Aides), including but not limited to tax
returns, pay stubs, bank statements, unemployment earnings statements, and disability
or social security earnings statements.
Section 6.1.2.b Updated Assets documentation for all Household
members over the age of 18 (except for Live-In Aides), including but not limited
to documentation of any interest in real property, savings accounts, stocks,
bonds, and other forms of capital investments.
Section 6.1.2.c Documentation necessary to verify affordable criteria as
listed in Section 4.3 have been met by all Household members.
Section 6.1.2.d Documentation necessary to verify Applicant lease
requirements in Section 4.2.1 through 4.2.6 have been met by all Household members.
Section 6.1.2.e All members of the Household must provide proof of
identification that complies with Exhibit B below for copying.
Section 6.1.2.f Authorization and/or signed consent forms to verify or
obtain Income, Assets, identification and employment information for all Household
members over the age of 18. All Household members who authorize release of
information or background checks have the rights to privacy under federal privacy laws.
Management and Operations — Rental Units Effective TBD
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Section 6 Recertification Requirements
Section 6.1.2.q Any other information reasonably deemed necessary by
the Management Company to determine eligibility.
Section 6.1.3 Annual Recertification Confirmation as a Qualified Household.
Upon receipt of all required recertification documentation required by this section, the
Management Company will confirm that based on the updated documentation provided
by the Household that the Household remains qualified. In the event the Household
Income requires that the Income Category of the Household be changed in either
direction, the Management Company will adjust the terms of the new lease to reflect the
change in Income Category. (The Management Company will re-lease Restricted Units
according to the Income by Unit Allocation through vacancies to accommodate the
change in Household Income during recertification.) In the event that a Household no
longer can be deemed a Qualified Household after recertification, the Resident will revert
to a month-to-month tenancy at the maximum rental rate for the Restricted Unit for a
period of not more than six months at which time, with proper notices having been given,
the Resident will vacate.
Section 6.2 CIRCUMSTANTIAL OR INTERIM RECERTIFICATION. A circumstantial
or interim recertification may be conducted upon submission of appropriate documentation by a
Household on a case-by-case basis when deemed necessary by the Management Company.
Such recertification may initiate a new anniversary date for the revised or amended lease on a
case by case basis. This review may occur for either of the following reasons:
Section 6.2.1 Chanqes in Household Size. Any increase or decrease in
Household size. Changes will only be processed if they are anticipated to continue for 60
or more days.
Section 6.2.2 Chanqe of Household Income. Any increase or decrease in
monthly Household Income in excess of 30 percent. Changes will only be processed if
they are anticipated to continue for 60 or more days.
Section 6.2.3 TEMPORARY RECERTIFICATION. Recertification may be done
on a monthly or quarterly basis upon declaration by a Resident that the Household
Income has temporarily decreased due to unemployment or disability. Proof of
unemployment or disability will be required.
Section 6.3 ANNUAL INSPECTIONS. At least once annually, an inspection will be
conducted by the Management Company to verify that the Residents occupying the Restricted
Unit have maintained the Restricted Unit in good condition. Such inspections will be by
appointment, but may or may not require the Resident to be present.
Section 6.4 FALSE STATEMENTS AND WILLFUL OMISSIONS. False statements or
willful omissions made during any recertification process may result in denial of assistance or in
the recapture by the Authority of the rental assistance for any period in which the amount of
rental assistance was affected by any false statement or willful omission.
Management and Operations — Rental Units Effective TBD
.
Administrative Plan Section 7 Termination of Tenancies and Move-Out Procedures
Section 7 TERMINATION OF TENANCIES AND MOVE-OUT PROCEDURES
Section 7.1 TERMINATION OF TENANCIES OTHER THAN BY EVICTION. The
procedures noted in this Section 7.1 do not apply to evictions.
Section 7.1.1 End of Lease Term. With proper notice, as described in this
section, the Management Company or Resident may terminate a tenancy at the
expiration of the residential lease without reason or cause.
Section 7.1.2 Durinq a Lease Term. A tenancy may be terminated during a
lease term without the termination being deemed an eviction under the following
circumstances:
Section 7.1.2.a Death of the sole Resident of a Restricted Unit.
Section 7.1.2.b By abandonment of the premises by the Resident as
determined in accordance with Civil Code Section 1951.3.
Section 7.1.2.c By the determination by the Management Company of
Resident ineligibility under this Plan.
Section 7.1.2.d By written agreement of both the Management
Company and the Resident.
Section 7.1.3 Notices to Vacate for Termination of Tenancies Other Than bv
Eviction.
Section 7.1.3a Resident Notices to Vacate. Residents providing a
written "Notice of Intent to Vacate" must give 30 days written notice to the Management
Company, unless a different time period for such notice is prescribed by Civil Code
Section 1946 as amended from time to time.
Section 7.1.3b Manaqement Notices to Vacate. When the
Management Company provides a written "Notice of Termination of Tenancy", the
Management Company must give notice to the Resident in accordance with applicable
law.
Section 7.1.4 Move-out Procedures. At such time as a Resident or
Management Company provides a Notice to Vacate as detailed in this section,
inspections may be requested and will be conducted in accordance with Civil Code
Section 1950.5(f) as amended from time to time.
Section 7.1.4a Notice of Option to Request an Initial Inspection.
Residents may request an initial inspection of their Restricted Unit upon providing a 30-
day vacating notice to the Management Company. All pre-inspections must be
requested in writing by the Resident, otherwise the Management Company will not
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Administrative Plan Section 7 Termination of Tenancies and Move-Out Procedures
conduct one.
Section 7.1.4b Schedulinq the Initial Move-out Inspection. The
Management Company will attempt to coordinate with the Resident to schedule the
initial inspection at a mutually agreeable time and date. It will not be scheduled more
than two weeks prior to the Resident vacating or the end of the lease date. Scheduling
should allow the Resident ample time to perform repairs and/or cleaning identified during
the initial inspection and relayed to the Resident. The Management Company will give
Resident at least 48 hours' notice of initial inspection.
Section 7.1.4c Optinq Out of a Pre-Inspection. If the Resident does
not request a pre-inspection, the Management Company will not conduct one. Upon the
Resident vacating, the Restricted Unit will be inspected to determine the work necessary
to prepare the Restricted Unit to market and re-lease. Residents are strongly
encouraged to request an initial inspection.
Section 7.1.4d Inspection Exceptions. The Management Company is
not required to perform an initial inspection if the Resident has been served with an
eviction notice stating that the Resident has failed to pay the rent, violated a provision of
the lease or the rental agreement, materially damaged the property, committed
nuisance, or used the property for an unlawful purpose.
Section 7.1.4e Inspection Findinqs. All corrections identified during
any pre-inspection or final inspection will be noted and a copy will be provided to the
Resident as an itemized statement specifying the repairs or cleaning that will be the
basis for deductions to the security deposit. Deductions cannot be taken for conditions
caused by normal wear and tear during tenancy or previous tenancies, or for cleaning a
Restricted Unit that is as clean as it was when the existing Resident moved in.
Section 7.1.4f Final Inspection. A final inspection will be scheduled at
the time of move-out. The final inspection will be made to note any remaining items not
addressed by the Resident that are still in need of repair or cleaning.
Section 7.1.4g Resident Presence. Residents may be present during
any of the inspections; however, the inspections may take place in the absence of the
Resident if Resident is not present during the scheduled inspection time .
Section 7.1.5 Maintenance and Repairs Necessary Due to Impendinq Move-out.
Any corrections identified during an initial move-out inspection and noted on the itemized
statement may be corrected by the Resident by performing any required maintenance as
permitted during the period following the initial move-out inspection through the
termination of the tenancy in order to avoid deductions from the security deposit.
Section 7.2 TERMINATION OF TENANCY THROUGH EVICTION. This Section 7.2
covers eviction policies and reasons for commencing eviction proceedings.
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Administrative Plan Section 7 Termination of Tenancies and Move-Out Procedures
Section 7.2.1 Reasons for Eviction.
Section 7.2.1 a Violations of the Lease. Violations of any of the lease
terms may result in termination of the lease and eviction. These include but are not
limited to, violations of the Authority's Zero Tolerance Policy (attached as Exhibit E), use
of the Restricted Unit for unlawful purposes, destruction or waste of the Restricted Unit,
disruptions of the peaceful enjoyment of other residents in the community, and any
condition caused by the Resident which constitutes a nuisance or jeopardizes the health
and safety of the Resident or other residents of the community.
Section 7.2.1 b Non-Pavment of Rent. Non-payment of rent is grounds
for termination of the lease and eviction. Processes for non-payment of rent and the
procedures for filing an unlawful detainer will follow the procedures as outlined in the
California Code of Civil Procedures and the California Civil Code.
Section 7.2.1 c Misrepresentation of Eliqibility Under the Plan. False
statements or willful omissions made for the purposes of obtaining or retaining a
Restricted Unit may result in termination of the lease and eviction.
Section 7.2.2 Eviction Process.
Section 7.2.2a Eviction Notice. Once it has been determined that the
Management Company will proceed with an eviction, the Management Company will
serve the Resident with a notice to vacate the Restricted Unit within the time period
provided under California law.
Section 7.2.2b Verification of Occupancv. After the Resident's Eviction
Notice expires, the Management Company will attempt to verify occupancy. If the
Restricted Unit is still occupied and no arrangements have been made to vacate,
proceedings for a court ordered eviction will commence. If the Resident has vacated,
but has an outstanding balance due for the tenancy or unit repairs and the security
deposit is insufficient to cover such costs, the Management Company will attempt to
collect the balance due and may use any remedies available including court action. In
the event there are sufficient monies available within the security deposit to cover any
amounts due from the Resident, the deductions and/or refunds shall be made to the
security deposit in accordance with Civil Code Section 1950.5 as amended from time to
time.
Section 7.2.2c Unlawful Detainer. An unlawful detainer action may be
filed with the superior court in accordance with California law. This provides the
Resident the right to pursue a court hearing regarding the merits and legality of the
eviction.
Section 7.3 REFUND OF SECURITY DEPOSIT. Security deposit refunds will be
processed in accordance with Civil Code Section 1950.5 as amended from time to time.
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Administrative Plan Section 7 Termination of Tenancies and Move-Out Procedures
Section 7.3.1 Notification of Itemized Securitv Deposit Disposition. After
inspection and assessment of the conditions of the vacated Restricted Unit, and after all
necessary cleaning and repairs have been performed, the Management Company will
notify the Resident of the security deposit disposition within 21 days. The Management
Company will mail or deliver a copy of an itemized statement indicating the detailed
charges against the security received and the amount to be refunded, if any. Attached
to the itemized statement to the Resident shall be copies of invoices and charges
incurred in order to clean or repair the Restricted Unit.
Section 7.3.2 Resident's Entitlement to Security Deposit. If Resident is not
notified as to the disposition of the security deposit within the required notification period
in Section 7.3.1, the Resident shall be entitled to 100 percent of the original security
deposit amount.
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Section 8 GRIEVANCE PROCESS
Section 8 Grievance Process
Section 8.1 GRIEVANCE APPLICABILITY. This Grievance process shall be
applicable to any Applicants and Residents of the Authority. Grievances that may be
considered under this process will include actions related to the Resident's tenancy, but does
not apply to non-payment of rent and the other matters governed by Section 7.2. Under no
circumstance may a Grievance be filed after issuance of any notice in accordance with Section
7.2.2. A copy of this process shall be provided to all Residents.
Section 8.2 GRIEVANCES. The TResidenttenant grievance process is not intended
to replace the normal interactions that will occur between TResidenttenants and the
Management Company, and is not intended to be used prior to an issue first being raised with
the Property Manager. Only when a Resident has made all attempt to resolve a complaint may
a complainant seek the following remedies outlined in this process.
Section 8.2.1 Informal Grievance. Any Grievance shall be presented to the
Property Manager either orally or in writing, within 30 days after the Grievance arose so
that the Grievance may be discussed informally and hopefully resolved.
Section 8.2.1.a. The Property Manager shall meet with the complainant
Resident within 24 hours, if possible, at which time the complainant may present oral
and written evidence or documentation. A written summary of this discussion, the
Property Manager's decision, the reasons for the decision will be prepared by the
Property Manager within five (5) days and a copy of this Grievance report will be
provided to the Resident, and a copy will be filed in the Resident's file. The summary
will include a decision and any steps that will be necessary to resolve any grievances.
Section 8.2.1.b. If the Grievance is not resolved by the Property
Manager, the Management Company's Regional Supervisor or his or her designee shall
meet with the complainant Resident within seven days of ineeting with Property
Manager, at which time the complainant may present oral and written evidence or
documentation. Summary of the Regional Supervisor's decision and the reasons
therefor will be put in writing within five days, and a copy shall be provided to the
complainant and a copy filed in the Resident's file.
Section 8.2.1.c. If not resolved by the Regional Supervisor, the
Management Company's Vice-President or his or her designee shall meet with the
complainant within 14 days of ineeting with the Regional Supervisor, at which time the
complainant may present oral and written evidence or documentation. Summary of the
Vice-President's decision and the reasons therefor will be put in writing within ten (10)
days, and a copy to file and complainant.
Section 8.2.2 Informal Hearinq. If the complainant Resident is not satisfied with
the Vice-President's decision, the complainant Resident must submit a written request
within ten calendar days after receipt of the summary from the Vice-President, at which
time the Management Company will arrange for an impartial, third party mediation
Management and Operations — Rental Units Effective TBD
Administrative Plan
Section 8 Grievance Process
service to hear the matter within twenty-one (21) days. The complainant Resident will
be afforded fair due process safeguards as prescribed by fair housing laws, including but
not limited to the rights to present oral and written evidence and to be represented by an
attorney. A summary of the mediation service's decision will be provided to complainant
Resident and a copy to the Authority.
Section 8.2.3 Unresolved Grievances. If the complainant Resident is not
satisfied with the outcome of the process in Section 8.2.1 through 8.2.2, he or she may
submit a written request to the Executive Director within ten (10) calendar days after
receipt of the summary from the Mediator. The Executive Director shall review the
request within ten (10) days and determine whether the decision should stand, be
revised or reviewed further. The Executive Director shall be the final authority for
purpose of interpretation of the requirements of the Program, upon a written request for
interpretation.
Management and Operations — Rental Units Effective TBD
Administrative Plan
I �:/:1 I =3 � r_1
MULTI-FAMILY APARTMENTS
Project No. Units
1 CALIFORNIA VILLAS 141
77-107 California Avenue
2 DESERT POINTE
43-805 Monterey Avenue
3 LAGUNA PALMS
73-875 Santa Rosa
4 NEIGHBORS
73-535 Santa Rosa Way
ONE QUAIL PLACE
5 72-600 Fred Waring Drive
6 PALM VILLAGE APARTMENTS
73-650 Santa Rosa Way
7 TAOS PALMS
44-830 Las Palmas Avenue
SANTA ROSA APARTMENTS
64
48
24
384
36
16
$ 73-625 Santa Rosa Way 20
SENIOR APARTMENTS
9 CANDLEWOOD 30
74000-74002 Shadow Mountain Drive
10 CARLOS ORTEGA VILLAS
77-915 Avenue of the States
� � CATALINA GARDENS
73-600 Catalina Way
12 LA ROCCA VILLAS
42-135 Golden Eagle Lane
13 LAS SERENAS
73-315 Country Club Drive Desert
14 THE PUEBLOS
73-695 Santa Rosa Way
15 SAGECREST SENIOR
73-811 Santa Rosa Way
72
72
27
Exhibit A
Telephone
(760) 345-0452
(760) 340-6945
(760) 836-1455
(760) 340-6945
(760) 568-9835
(760) 836-1455
(760) 340-6945
(760) 836-1455
(760) 568-3640
(760) 345-1500
(760) 568-3640
(760) 773-9040
150 (760) 773-9040
15 (760) 568-3640
� 4 (760) 568-3640
Management and Operations — Rental Units Effective TBD
Administrative Plan Exhibit B
EXHIBIT B
NON-EXCLUSIVE LIST OF REQUIRED AND PERMISSIVE BACKGROUND CHECK
INFORMATION BY TYPE OF FUNDING
SOURCE OF
INFO
Law
enforcement
agencies
State /
Federal
Government
INFORMATION
lllegal Drug Use
FEDERAL FUNDSINVOLVED
INVESTIGATION D/SCLOSURE &
CONSENT
Required Housing Auth.
must require &
applicant must
consent
Required Housing Auth.
musf require &
applicant musf
consent
Required Housing Aufh.
musf require &
applicant must
consent
May obtain Must notify
applicanf, if
basis for
denial
FEDERAL FUNDS NOT INVOLVED
INVESTIGAT/ON D/SCLOSURE &
CONSENT
May obtain Must notify
applicant, if
basis for denial
May obtain Must notify
applicant, if
basis for denial
May obtain Must nofify
applicant, if
basis for denial
May obtain Must nofify
applicant, if
basis for denial
Drug Use that Interferes with
Health & Safety of Others
Sex Offenses
"Serious" crimes
• murder, mayhem,
rape, burglary
• hate crimes
• offenses re firearms
/ explosives
• fe/onies involving
drugs, alcohol
• domestic violence
Juvenile Records
Arrests Not Resulfing in
Conviction
Social Security Numbers
Citizenship / Residency Info
Income / family composition &
tax info, to verify eligibiliiy
Credit Investigative Consumer Report
Agencies • Credit History
• Character
• Reputafion
• Personal
characferistics
• Mode of living
• Convictions
• Civil Actions
• Tax Liens
• Outsfanding
Judgments
• Bankruptcies more
than l0y prior
Management and Operations — Rental Units
Prohibited N/A
Prohibited N/A
Required Housing Auth.
must require &
applicant must
consenf
Required Housing Auth.
must require &
applicant must
consent
Required Housing Auth.
must require &
applicant must
consent
May Obtain Housing
Authority must
notify applicant
May Obtain, Housing
but only if Authority must
credit agency notify applicant
has verified
info within
30d of
disclosure
Prohibited N/A
Prohibited N/A
Prohibited N/A
May Obtain Application
must indicate
disclosure is
voluntary
Prohibited N/A. But, if
Housing Aufh.
Has unsolicifed
evidence thaf
applicant is
undocumented,
it must reject
the application
Required Housing Auth.
musf require &
applicanf must
consent
May Obtain Housing
Authority must
notify applicanf
May Obtain, Housing
but only if Authority musr
credif agency notify applicanf
has verified
info within
30d of
disclosure
Prohibited N/A
Effective TBD
0
Administrative Plan
SOURCE OF
INFO
Public
Records
Obtained
From Other
Sources;
Interviews
wifh
Neighbors,
Frrends &
Associates
INFORMATION
• Civil judgments more
ihan 7y old
Relevant background
information
• Creditworthiness
• Credit standing
• Credit capacity
• Civil actions
• Convictions
• Tax Liens
• Oufstanding
Judgments
• Character
• General Reputation
• Personal
characterisfics
• Mode of Living
FEDERAL FUNDS INVOLVED
INVESTIGATION D/SCLOSURE &
CONSENT
May Obtain Must notify
applicant, if
basis for
denial.
Consent
recommended.
Exhibit B
FEDERAL FUNDS NOTINVOLVED
INVESTIGATION D/SCLOSURE &
CONSENT
May Obtain Must nofify
applicant, if
basis for
denial.
Consent
recommended.
In addition to credit reporting agencies, background check information may be obtained from
Westlaw, Lexis, DataQuick, Merlin, Choice Point, and similar reputable resources.
Management and Operations — Rental Units
Effective TBD
Administrative Plan
EXHIBIT C
Housing Authority of the County of Riverside
RIVERSIDE COUNTY UTILITY ALLOWANCES
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Exhibit C
Management and Operations — Rental Units Effective TBD
Administrative Plan
EXHIBIT D
PET POLICY
PURPOSE
Section 1 Permitted Pets
Exhibit D
Section 1.1. Elderly Households are allowed to keep common household pets in their
Restricted Unit in accordance with this Pet Poliey, including one cat or one dog, or either one or
two birds, or fish in an aquarium. All pets must be registered with the Management Company
before being brought onto the premises, and registration must be updated each year at annual
re-examination.
Section 1.2. Residents with a Disability may keep a service or companion animal in
accordance with applicable disability laws. All service animals need to wear identifying gear
such as tags, harnesses, or capes when outside of the Restricted Unit.
Section 1.3. An animal cannot be kept on the premises if it (1) has a venomous bite; or
(2) has previously bitten anyone.
Section 2 Reauired Fees and Pavments
Section 2.1. The Resident will be responsible for all reasonable expenses directly
related to the presence of the animal or pet on the premises, including the cost of repairs and
replacement in the Restricted Unit, and the cost of animal care facilities if needed. These
charges are due and payable within 30 days of written notification.
Section 2.3 Service animals will not be charged a pet deposit, but the Resident is
liable for any damage caused by the animal.
Section 2.4. For other animals, the Authority will charge a refundable pet deposit of
$200 for each pet.
Section 2.5. The Authority will refund the unused portion of the deposit to the Resident
within a reasonable time after the Resident moves from the property, or no longer owns or has a
pet present in the Resident's Restricted Unit, �f the Resident no longer has the pet, an
inspection of the Restricted Unit must be done to provide evidence that there is no damage to
the Restricted Unit caused by the pet.
Section 3 Limitations �
Section 3.1. Authority's authorization for pet(s) will be given on a year-by-year basis.
Section 3.2. Except for service animals, no pet will be allowed if weight exceeds 25
pounds. The 25-pound limit is for the expected adult weight of the animal.
Management and Operations — Rental Units Effective TBD
Administrative Plan
Section 3.3. Fish aquariums must not exceed 15 gallons of water.
Exhibit D
Section 3.4. All pets must be effectively restrained and under the control of a
responsible person when passing through a common area, from the street to the Restricted
Unit, etc. Dogs must be on a leash at all times when not in the Restricted Unit.
Section 4 Reqistration
Section 4.1. Registration in accordance with Section 1.1 must include the following: A
certificate signed by a licensed veterinarian stating that the pet has received timely all
inoculations currently required by state and local laws; a picture of the animal must be provided
at time of registration; and the name, address and phone number of person designated
responsible for the pet in the Resident's absence.
Section 4.2. All animals or pets are to be spayed or neutered. If animals are not
spayed or neutered and have offspring, the Household is in violation of this rule.
Section 5 Sanitation Standards
Section 5.1. Any animal or pet waste deposited must be removed immediately by the
pet owner. Residents will take adequate precautions to eliminate any animal or pet odors within
or around the Restricted Unit and maintain the Restricted Unit in a sanitary condition at all
times.
Section 5.2. All animals or pets are to be fed inside the Restricted Unit. Feeding is not
allowed on porches, sidewalks, patios or other outside area.
Section 6. Potential Problems and Solutions
Section 6.1. Residents will not permit any disturbances by their pet that interferes with
the quiet enjoyment of other Residents, whether by loud barking, howling, biting, scratching,
chirping or other such activities.
Section 6.2. The Management Company may enter the Resident's Restricted Unit to
inspect the premises with notice appropriate to the circumstances, to investigate a complaint
that there is a violation, and/or to check on a nuisance or threat to health and safety of other
Residents.
Section 6.3. If the pet is threatened by the incapacitation or death of the owner (or by
extreme negligence), and the person designated pursuant to Section 4.1 is unwilling or unable
to care for the pet, the Authority may place the pet in a proper facility for up to 30 days at the pet
owner's expense. If there is no other solution at the end of 30 days, the Authority may donate
the pet to a humane society. Cost of this professional care will be borne by the pet owner.
Section 6.4. Animals and/or pets not owned by Residents, except for service animals,
Management and Operations — Rental Units Effective TBD
Administrative Plan
are excluded from the premises
Exhibit D
Section 6.5. The authorization for a Resident's pet(s) may be revoked at any time
subject to the Authority's Grievance process if the pet becomes destructive or a nuisance to
others, or if the Resident fails to comply with this policy.
Section 6.6. Violation of this Pet Policy by a Resident is subject to:
Section 6.6.a Mandatory removal of the pet from the premises within 3 days of
notice from the Authority (or removal within 24 hours of notice if the violation constitutes
a threat to health or safety); or
Section 6.6.b Lease termination proceedings.
Section 7 Indemnification bv Pet Owner
Section 7.1. The Resident shall indemnify, defend and hold harmless the Authority,
the Successor Agency and the City from and against any and all claims, actions suits,
judgments and demands brought about by actions or damages caused by the Resident's pet(s),
guide animal, hearing animal, assistance animal, seizure response animal, companion animal,
or emotional support animal. Any injury or damage to persons or property caused by the
Resident's pet(s), guide animal, hearing animal, assistance animal, seizure response animal,
companion animal, or emotional support animal shall be the liability of said Resident. At the
Resident's discretion and expense, the Resident is responsible for securing liability insurance
for such purpose.
This policy is incorporated by reference into the Lease Agreement signed by the Resident, and
therefore, violation of the above policy will be grounds for termination of the lease.
Acknowledgement by Resident
Management and Operations — Rental Units Effective TBD
Administrative Plan
EXHIBIT E
Housing Authority Zero Tolerance Policy
Exhibit E
PURPOSE
It is the policy of the Authority that prohibited criminal activity will not be tolerated. "Prohibited
criminal activity" includes violent and drug-related criminal activity or any criminal activity that
threatens the health, safety or right to peaceful enjoyment of other Residents or others in the
immediate vicinity in any housing property and/or program administered by the Authority. A
copy of this Zero Tolerance Policy shall be made available to all Applicants and Residents in
Authority-administered programs.
POLICY
The Authority will foster crime-free housing by implementing aggressive strategies that will
reflect a zero tolerance of prohibited criminal activities by enforcing the following actions:
1. Deny or terminate assistance to any Household containing a member that is currently
engaging in, or has engaged in during a reasonable time before applying (as determined
by the Authority): (a) drug-related criminal activity; (b) violent criminal activity; (c) other
criminal activity that would threaten the health, safety, or right to peaceful enjoyment of
the premises or other Residents; or (d) other criminal activity that would threaten the
health or safety of any Authority employee, contractor subcontractor or agent of the
Authority.
2. Applications will also be denied for any other activity that could prove to be detrimental
to the health and safety or right to peaceful enjoyment of the other Residents.
3. Conduct a state and nationwide criminal background check for every Household
member over 18, to disclose any criminal background information. Any conviction for
criminal, violent behavior or drug activity during a reasonable time before applying (as
determined by the Authority) is automatic grounds for denial.
4. Alert Residents residing in the Authority owned housing properties about their obligation
to keep Restricted Units free from prohibited criminal activity.
5. Incorporate an addendum #o all leases that includes grounds for termination of tenancy
due to criminal activity.
6. Provide management with required guidelines for screening potential and existing
Residents, inspecting the premises of the property, and taking action against Residents
engaged in criminal activity, fraud, or any nuisances.
7. Work collaboratively with law enforcement agencies to assist in the enforcement of the
Zero Tolerance Policy, as well as crime patterns and other potential problems.
Acknowledgement by Resident
Management and Operations — Rental Units Effective TBD
Administrative Plan Exhibit F
EXHIBIT F
HOUSING AUTHORITY PROPERTIES RESIDENT SERVICES BUILDINGS
"HOUSE RULES"
�F�.C�UF� U�E P'F�I��ITIE�
Permission for use of the Resident Services Buildings at any of the Palm Desert
Housing Authority ("Authority") Communities shall be granted to the following on a first-
come/first-served basis, subject to the following priorities.
1. Authority Community Leasing Office Activities or Meetings.
2. Authority Community Residents Activities and Programs organized or approved
by the Property Manager (may include daily routine activities).
3. City of Palm Desert, Successor Agency to the Palm Desert Redevelopment Agency,
and Authority meetings or activities.
Management and Operations — Rental Units Effective TBD
Administrative Plan
RESIDENT SERVICES BUILDINGS
H�IJ�E F��LE�
Exhibit F
1. Operations Hours are 8:00 a.m. to 5:00 p.m., Monday through Friday, except City
observed Holidays which are as follows: New Year's Day, New Year's Eve,
Martin Luther King Jr. Birthday, President's Day, Memorial Day, Independence
Day, Labor Day, Veteran's Day, Thanksgiving Day, and Christmas Day, and
Christmas Eve. The Executive Director, at his/her discretion, may authorize
alternate operating hours from time to time with the proper facility supervision.
2. No disorderly or illegal conduct shall be permitted during any activities or
programs offered in or during the use of the Resident Services Buildings.
3. Smoking is prohibited in the Resident Services Buildings and within 40 feet of all
entrances or exits.
4. Pets, other than those assisting persons with disabilities, are not permitted on the
Resident Services Buildings property.
5. No food or drink is allowed inside the Resident Services Buildings building except
during organized functions.
6. No alcoholic beverages or controlled substances of any kind are permitted on the
Resident Services Buildings property.
7. The Resident Services Buildings is not responsible for lost or stolen items. It is
strongly recommended that items of value not be brought into the building or on
the premises.
8. Access to the Resident Services Building is such that Residents and attendees
will be walking through residential communities. Courtesy for the quiet
enjoyment of the surrounding Residents should be considered at all times.
9. Prior written approval is required from the Manager for equipment and services
brought in and not directly provided by the Resident Services Buildings.
10. All children under the age of 10 must be accompanied by an adult over the age
of 18. *Note: accompany means within close proximity (within arm's-distance).
Youth organizations (ages 11-18) must have one adult to five minors in
attendance who shall remain in the Resident Services Buildings for the duration
of the activity.
Management and Operations — Rental Units Effective TBD
Administrative Plan
Exhibit F
11. The Resident Services Buildings is provided for gatherings and events in an "as
is" condition. "As is" means that the facility user may not remove or displace
furniture and/or other fixtures such as tables, chairs, etc. (collectively "fixtures")
or add or bring in additional fixtures not already provided, and therefore such
fixtures must stay in the same location as originally provided by the Manager;
decorations on walls, tables and other locations, may not be removed, displaced
or covered up in any way. If there are any questions regarding this rule, please
contact the Manager prior to use of the facility. The Manager has the right to
inspect the Resident Services Buildings while in use to ensure compliance with
this provision. Failure to comply with this provision, the event is subject to
immediate cancellation/revocation at the discretion of the Manager.
12. Tape, nails, tacks, putty, screws, staples, decals, powders, wax, paint, etc., are
not permitted in/on the walls, floors, ceilings or fixtures. Rice, birdseed, confetti,
glitter and similar materials may not be thrown inside or outside the facility. No
smoke/fog machines are allowed to be used. Music devices may be acceptable,
however, prior written approval from the Manager is required.
13. All users of the facility shall be aware of the maximum occupancy of the
Resident Service Building and enforce that it is not exceeded. Doors must
remain unlocked during hours of use.
14. In addition to the House Rules and regulations governing the use of the
Resident Services Buildings, all users shall also comply with all applicable local
ordinances of the City of Palm Desert and state and federal laws. Failure to
comply with said rules may subject a user from entering the premises.
15. Facility users may not list the City of Palm Desert, the Successor Agency, or the
Authority as a sponsor of the activity and may not list the Resident Services
Buildings phone number as the contact in any written materials associated with
any event. The Manager may require copies of all promotional materials used in
conjunction with the use of the facility. Failure to comply with such a request
may result in cancellation of the event.
16. Parking is not available on-site. All facility users will be required to make their
own provision for parking.
17. All users of facility shall be responsible for cleanup after each meeting. Tables
and chairs must be wiped clean after any event.
18. The City of Palm Desert, the Successor Agency, and the Authority assume no
legal responsibility and are not liable for personal injuries, thefts or losses of
private property while on or using the Resident Services Buildings and
associated facilities.
Management and Operations — Rental Units Effective TBD
Administrative Plan
Exhibit F
19. Facilities and equipment are to be left in the same condition as they were prior to
the event.
20. Violation of any of these rules by any user during occupancy shall be sufficient
cause for denying further use of the Resident Services Buildings facility to the
organization.
26. These House Rules are issued for specific use of the facility and for specific
hours and the premises must be vacated as scheduled.
27. Failure to observe any rules, regulations, and ordinances of the City of Palm
Desert may be sufficient cause for denying further use of the Resident Services
Buildings facility.
28. Fights, vandalism or unacceptable behavior occurring during an event shall
cause immediate cancellation of the event.
I, the undersigned, acknowledge that I have read all the rules listed above regarding the use of
the Resident Services Buildings and agree to abide by such rules and regulations as set forth by
the Palm Desert Housing Authority.
Print Name (Resident)
Signature
Date
Management and Operations — Rental Units Effective TBD
Administrative Plan
EXHIBIT G
SMOKE-FREE POLICY
PURPOSE
Section 1. Findings
Exhibit F
Section 1.1 On December 10, 2009 the City of Palm Desert (the "City") approved
Ordinance No. 1200 regulating smoking throughout the City to promote public health, safety,
and welfare by discouraging the inherently dangerous behavior of smoking around non-
smokers, especially children; and by protecting the public from exposure to secondhand smoke
where they live, work, and play.
Section 1.2 In accordance with the purposes of Ordinance No. 1200, the Palm Desert
Housing Authority (the "Authority") has declared a!I of the owned, operated, restricted or
otherwise controlled Authority Properties ("Authority Properties") to be smoke free communities
to insure the quality of air and the safety of its residents.
Section 1.3 Ordinance No. 1200 and this policy recognize there is no constitutional
right to smoke.
Section 1.4 The efforts to designate Authority Properties as smoke-free does not
make the Authority or any of its managing agents the guarantor of health of any person or the
smoke-free condition of any property. The Authority will take reasonable steps to enforce the
Smoke-Free Policy but shall not be required to take to take any action unless the Authority or
any of its managing agents has actual knowledge of the smoking and the identity of the
responsible resident.
Section 2. Definitions
A. "Affordable Residential Community" means a residential property containing two (2) or
more units that are owned, operated and restricted or otherwise controlled by the
Authority.
B. "Authority Property (-ies)" means any community owned, operated restricted or
otherwise controlled by the Authority from time to time.
C. "City" means the City of Palm Desert, and its related entities including the Authority.
D. "Community" see definition for Affordable Residential Community.
E. "Reasonable distance" means a distance of twenty (20) feet from the community, or
such larger area as the City Manager/Executive Director reasonably determines in
writing to be necessary in a given circumstance to ensure that occupants of the
Affordable Residential Community an area in which smoking is prohibited are not
exposed to secondhand smoke created by smokers outside the area.
F. "Resident" means anyone included on a current lease agreement for any unit in an
Authority Property.
Management and Operations — Rental Units Effective TBD
Administrative Plan
Exhibit F
G. "Secondhand smoke" means smoke or vapor from tobacco, nicotine, any weed or plant
created by the burning, carrying, or operating of any lighted pipe, hookah, cigar,
cigarette, cannabis product, other tobacco product, electronic cigarette or similar kind of
smoking equipment, and the smoke or vapor exhaled by an individual who engages in
smoking.
H. "Smoke-free Community" means that smoking is prohibited in all areas of the
community, including but not limited to community rooms, community bathrooms,
lobbies, reception areas, hallways, laundry rooms, stairways, offices and elevators,
within the interior of all units, and within the perimeter outside of the buildings including
entry ways, porches, balconies, and patios (to be established in accordance with this
policy).
I. "Smoking" or to "Smoke" means holding, possessing, or operating any lighted pipe,
hookah, cigar, cigarette, cannabis product, other tobacco product, electronic cigarette or
similar kind of smoking equipment that is emitting smoke or vapor from tobacco, weed,
plant, or nicotine product.
Section 3. Smoking Regulation
Section 3.1 Smoking is prohibited in all areas of an Affordable Residential Community
owned, operated, restricted or otherwise controlled by the Authority.
Section 3.2 "No Smoking" signs will be posted at the entrance area of each Affordable
Residential Community.
Section 3.3 All residents of an Affordable Residential Community are required to sign
an acknowledgement that they have received and read a copy of this policy and that they will
observe all rules related to smoking.
Sections 3.4 Residents are responsible for the actions of their household, their guests,
and visitors.
Section 3.5 Failure to adhere to any of the conditions of this policy will constitute both
a material non-compliance with the rental/lease agreement and a serious violation of the rental
agreement.
Section 3.6 Residents will be responsible for all costs to remove smoke, odor, or
residue upon any violation of this policy.
Section 3.7 Any resident who smells smoke in an Affordable Residential Community
or otherwise observes a violation of this policy should report this to the Authority Property
manager as soon as possible. No person shall harass or attempt to intimidate any person
seeking to obtain compliance with this policy.
Section 3.8 This policy does not require residents to quit smoking in order to live in an
Authority Property. Authority staff will provide information regarding smoking cessation
resources to residents who wish to quit smoking.
Management and Operations — Rental Units Effective TBD
Administrative Plan Exhibit F
Section 4. Implementation Timeline and Procedure
Section 4.1 This policy shall be implemented as follows:
All Affordable Residential Communities owned, operated, restricted or otherwise
controlled by the Authority will be 100% smoke free from the date this resolution is
implemented, provided the Authority has satisfied all notice requirements provided under the
laws of the State of California.
RESIDENT ACKNOWLEDGEMENT
As head of household, I hereby acknowledge that I have received, read, and that I understand
the above smoking policy and I agree to abide by the provisions. I understand acknowledge that
failure to comply with any part is cause for termination of my lease.
Resident Signature:
Resident (Printed) Name:
Authority Property:
Apartment Number:
Date:
Management and Operations — Rental Units Effective TBD
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ADMINISTRATIVE POLICIES AND PROCEDURES
of the
PALM DESERT HOUSING AUTHORITY
for the Management and Operation of its
AFFORDABLE HOUSING RENTAL UNITS
73-510 Fred Waring Drive
Palm Desert, CA 92260
Phone: (760) 346-0611
Fax: (760) 341-6372
www.cityofpalmdesert.org
Version �TBD
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TABLE OF CONTENTS'�A1]
ABOUT THE AUTHORITY
1.0 DEFINITIONS ..............................................
2.0 ABOUT THE PLAN .......................................
2.1 PURPOSE OF PLAN ...............................
2.2 APPLICABILITY OF PLAN ......................
2.3 ADMINISTRATOR OF THE PLAN...........
2.4 FISCAL RESPONSIBILITIES ...................
2.5 EQUAL OPPORTUNITY ..........................
2.6 PROPERTIES ..........................................
2
.......................................................................... 8
.......................................................................... 8
.......................................................................... 8
.......................................................................... 8
.......................................................................... 8
.......................................................................... 8
.......................................................................... 9
3.0 T�^-�-�'��RESIDENT SELECTION AND WAITING LIST PROCEDURES ...........................10
3.1 WAITING LIST INTEREST REGISTRATION FORM .....................................................10
3.2 ESTABLISHMENT OF WAITING LISTS ........................................................................10
3.3 ELIGIBILITY FOR WAITING LIST ..................................................................................10
3.4 PLACEMENT ON THE WAITING LIST ..........................................................................10
3.5 NOTIFICATION OF AVAILABLE UNIT ...........................................................................10
3.6 NOTIFICATION BY WAIT LIST ELIGIBLE HOUSEHOLD OF INCOME OR
HOUSEHOLD CHANGES ...............................................................................................11
3.7 WAITING LIST MAINTENANCE AND NOTIFICATION OF CONTINUED
INTE R EST .. . .. .. . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . ......... . . . . . . . . . . . . . . . . . . . . .. . . . . . .. ... . . . . . . . . . . . . . .... . . . . . . . . . . . . . . . . . . . . . . .11
3.8 ALL UNITS ARE AFFORDABLE ....................................................................................11
3.9 PREFERENCES .............................................................................................................11
3.10 SELECTION FROM THE WAIT LIST UPON UNIT AVAILABILITY ...............................11
3.10.1 Property Income Composition and Income by Unit Allocation .........................12
3.10.2 Unit Under/Over Utilization ...............................................................................12
3.10.3 Offer and Acceptance of a Restricted Unit .......................................................12
3.10.4 Unit Availability and Transfers ..........................................................................12
3.10.4a Emergency Transfer .........................................................................................12
3.10.4b Disabled Person Accommodation .....................................................................13
3.10.4c Required Transfer .............................................................................................13
3.10.4d Medical Transfer ...............................................................................................13
3.10.4e Requested Transfers ........................................................................................13
3.11 Conflicts Prohibited .........................................................................................................13
4.0 APPLICATIONS AND HOUSEHOLD QUALIFICATION .........................................................14
4.1 APPLICATION .................................................................................................................14
4.1.1 Contact Information ..........................................................................................14
4.1.2 Income ..............................................................................................................14
4.1.3 Assets ...............................................................................................................14
4.1.4 Affordable Requirements ..................................................................................14
4.1.5 Applicant Lease Requirements ........................................................................14
4.1.6 Identification ......................................................................................................14
4.1.7 ConsentNerification Forms ..............................................................................14
4.1.8 Application Fee .................................................................................................14
4.1.9 Other Information ..............................................................................................14
4.2 APPLICANT LEASE REQUIREMENTS .........................................................................15
4.2.1 Age Requirements ............................................................................................15
4.2.2 Income HistoryNerification ...............................................................................15
4.2.3 Self-Employment ..............................................................................................15
4.2.4 Lease Income Requirement .............................................................................15
4.2.5 Rental History ...................................................................................................15
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4� ' ' te .........................................................................................16
4.2.6�Criminal Background ........................................................................................15
—
4.3 AFFORD QUALIFICATION REQUIREMENTS ..............................................................15
4.3.1 Household Income Criteria ...............................................................................15
4.3.2 No Ownership in Real Property or Mobilehomes .............................................16
4.3.3 Certification and Recertification of Eligibility ....................................................16
4.3.4 Proof of Income ................................................................................................16
4.3.5 Changes in Income ...........................................................................................16
4.3.6 Primary Residence Requirement .....................................................................16
4.3.7 Other Housing Assistance ................................................................................16
4.4 CREDIT CHECKS, BACKGROUND CHECKS, AND DOCUMENTATION
VERIFICATIONS 16
4.4.1 Application Certifications and Verifications ......................................................16
4.4.1 a Authorization for Release of Information Form ................................................16
4.4.1 b Application and/or ��Resident Income Certification .................................16
4.4.1 c Eligibility Requirements ....................................................................................16
4.4.1 d Applicant/Resident Certification .......................................................................16
4.4.1 e Residence HistoryNerification Form ................................................................17
4.4.1 f Verification of Non-Receipt of Child Support ....................................................17
4.4.1 g Verification of Alimony/Family Support .............................................................17
4.4.1 h Other Certification or Verification .....................................................................17
4.4.2 Credit Reports/Background Checks .................................................................17
4.5 ADDITIONAL DOCUMENT SUBMITTAL .......................................................................18
4.6 APPLICATION ACCURACY ...........................................................................................18
4.7 APPLICATION APPROVAL/DENIAL ..............................................................................18
5.0 LEASING POLICIES AND PROCEDURES ............................................................................19
5.1 RESIDENTIAL LEASE AND ADDENDAU'��� ................................................................19
—
5.2 LEASE DEPOSITS .........................................................................................................20
5.3 LEASE PAYMENTS AND LATE CHARGES .................................................................. 20
5.4 LEASE ADDENDA� ��T�^��€�� IN WRITING ............... ............21
............................
5.5 LEASE MODIFICATIONS ............................................................................................... 21
5.6 PRE-OCCUPANCY INSPECTION .................................................................................21
5.7 RENTAL RATES .............................................................................................................21
5.7.1 Setting Rental Rates .........................................................................................21
5.7.2 Rental Rents Based on Standard Occupancy ..................................................21
5.7.3 Household Rent ................................................................................................ 21
5.8 MAINTENANCE AND ENTRY TO RESTRICTED UNITS ..............................................21
5.9 LEASE RENEWALS .......................................................................................................22
5.10 NO SUBLETTING ...........................................................................................................22
5.11 LIVE-IN AIDES ................................................................................................................22
5.12 PETS ..........................................................................................................................22
6.0 RECERTIFICATION REQUIREMENTS ..................................................................................23
6.1 REQUIRED ANNUAL RECERTIFICATION ....................................................................23
6.1.1 Recertification Appointments ............................................................................23
6.1.2 Recertification Documentation .........................................................................23
6.1.3 Annual Recertification Confirmation as a Qualified Household .......................24
6.2 CIRCUMSTANTIAL OR INTERIM RECERTIFICATION ................................................24
6.2.1 Changes in Household Size ............................................................................. 24
6.2.2 Change of Household Income ..........................................................................24
6.3 TEMPORARY RECERTIFICATION ................................................................................24
6.4 ANNUAL INSPECTIONS ................................................................................................24
6.5 FALSE STATEMENTS AND WILLFUL OMISSIONS .....................................................24
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7.0 TERMINATION OF TENANCIES AND MOVE-OUT PROCEDURES ....................................25
7.1 TERMINATION OF TENANCIES OTHER THAN BY EVICTION ...................................25
7.1.1 End of Lease Term ........................................................................................... 25
7.1.2 During a Lease Term ........................................................................................25
7.1.3 Notices to Vacate for Termination of Tenancies Other than by Eviction ......... 25
7.1.3a �r�Resident Notices to Vacate ...................................................................25
7.1.3b Management Notices to Vacate ....................................................................... 25
7.1.4 Move-out Procedures ....................................................................................... 25
7.1.4a Notice of Option to Request an Initial Inspection .............................................25
7.1.4b Scheduling the Initial Move-out Inspection .......................................................26
7.1.4c Opting Out of a Pre-Inspection .........................................................................26
7.1.4d Inspection Exceptions .......................................................................................26
7.1.4e Inspection Findings ...........................................................................................26
7.1.4f Finallnspection .................................................................................................26
7.1.5 Maintenance and Repairs Necessary Due to Impending Move-out ................26
7.2 TERMINATION OF TENANCY THROUGH TO EVICTION ...........................................26
7.2.1 Reasons for Eviction .........................................................................................26
7.2.1 a Violations of the Lease ..................................................................................... 26
7.2.1 b Non-Payment of Rent ....................................................................................... 27
7.2.1 c Misrepresentation of Eligibility Under the Plan ................................................. 27
7.2.2 Eviction Process ............................................................................................... 27
7.2.2a Eviction Notice .................................................................................................. 27
7.2.2b Verification of Occupancy .................................................................................27
7.2.2c Unlawful Detainer ............................................................................................. 27
7.3 REFUND OF SECURITY DEPOSIT ...............................................................................27
7.3.1 Notification of Itemized Security Deposit Disposition .......................................27
7.3.2 �e�a�Resident's Entitlement to Security Deposit ...........................................27
8.0 GRIEVANCE PROCESS ....................
8.1 GRIEVANCE APPLICABILITY...
8.2 GRIEVANCES ............................
8.2.1 Informal Grievance ......
8.2.2 Informal Hearing ..........
8.2.3 Unresolved Grievances
EXHIBITS
EXHIBIT A
EXHIBIT B
EXHIBIT C
EXHIBIT D
EXHIBIT E
EXHIBIT F
EXHIBlT G
.............................................................. 28
.............................................................. 28
.............................................................. 28
.............................................................. 28
.............................................................. 28
.............................................................. 29
.......................................................................................................................... 30
.......................................................................................................................... 31
.......................................................................................................................... 33
.......................................................................................................................... 34
.......................................................................................................................... 37
.......................................................................................................................... 38
_ . ... 42
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ABOUT THE AUTHORITY
"The mission of the Palm Desert Housing Authority is to serve the citizens of Palm
Desert by providing decent, safe, sanitary, and affordable housing to qualifying
households whose incomes are very low to moderate including public-private
partnerships."
The Palm Desert Housing Authority (Authority) was established in December of 1997 bv the Palm
Desert Citv Council to operate certain affordable rental properties located in Palm Desert ##a�
#-�eacpuired bv the former Palm Desert Redevelopment Agency from the
Riverside County Housing Authority (RCHA). Prior to the Agency's acquisition, the RCHA owned
and operated the 725 affordable units for Palm Desert. In 2012, California law eliminated
redevelopment aqencies throuqhout the state, and the Citv of Palm Desert desipnated the Authoritv
as the successor housinq entitv. �c �pp�;,T�e�-as-����,����er��„ +� +ho o� ��
��riovolnr�mon� ono„�„��. h�„����� +ho e„+h�r;�The Authority, as successor, -now owns
over 1,000 affordable rental units . The income levels
range from very low (20 percent°� of the Riverside Countv Area Median Income) to moderate (up to
120 percent°� of the Riverside Countv Area Median Income) � .
The City Council members were appointed as ��mmiccinr�orc +„ the Authority Board. The Authority
Board E established a Housing Commission comprised of inembers of the community to
review and advise on matters to come before the Authority Board.
,
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The Authority also works hand in hand with the City toward sustaining the goals and policies
contained in the City's approved Housing Element:
Goal 1: A variety of housing types that meet all the needs of all income groups within the
City.
Goal2: The preservation and maintenance of the '_ Citv's hiqh qualitv
affordable housinq supply
Palm Desert's affordable housing programs are successful in part because of the solid foundation of
policies, procedures and regulatory provisions that have been established. 9�Palm Desert's rental
properties as well as other housing programs have guidelines that provide for all
residents to be treated fairly under fair housing laws, and equitably based on income and family size.
The rental properties, through a coordinated effort with staff, are managed by a contracted
professional property management company in accordance with this Administrative Plan.
The policies, guidelines and standards set forth in this Administrative Plan shall apply to rental
properties owned, operated or controlled by the Authority �-� �"� 4nonn�i� and are intended to
encourage, maintain and preserve the supply of affordable housing in the City, the condition of
affordable housing in the City, and the level of compatibility within the community that is expected by
the City Council_, °��n^�� Q^a�-and the Authority Board.
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NOTICE: This Plan is intended to establish policies where the Authority,�4ger�e-� has discretion under the applicable law.
This Plan does not purport to change any of the requirements of Federal or State Law. In the event any
discrepancy between this P/an and applicable law, the law will prevail.
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Administrative Plan
Section 1. DEFINITIONS
Section 1 Definitions
Capitalized terms used herein shall have the following meanings unless the context in which
they are used clearly requires otherwise. Code Sections or statutes that are referenced herein
may be amended from time to time and shall be subject to the then current law unless stated
otherwise.
Adiusted for Familv Size - shall mean a standardized household size for the purposes of renting
units appropriate for family size pursuant to Health and Safety Code Section 50052.5,
which is one person in the case of a studio unit, two persons in the case of a one-
bedroom unit, three persons in the case of a two-bedroom unit, four persons in the case
of a three-bedroom unit, and five persons in the case of a four-bedroom unit.
Affordable Housinq Cost - shall mean a housing cost, as defined by Title 25 CCR Section 6920,
which is calculated pursuant to California Health and Safety Code Section 50052.5, as
such regulations may be amended from time to time.
� •�� � ••� • �. � •• �� ���. . ��••�� � ���
AMI - shall mean the Area Median Income for Riverside
County, as determined and published annually by the
Department of Housina and Communitv Development for the State of California�e�
�a�e�-9e�a�#��„+ „f u,,,,�; �n,� � �Yh,n no„e�e�-�� ("#��HCD"), pursuant to
California Health and Safety Code Section 50093, and the regulations promulgated
thereunder, or if such agency shall cease to publish such an index, then any comparable
index published by any other federal or state agency which is approved and/or accepted
by the �n�Authority or as established by fundinq source. The AMI shall be adjusted
for family size in accordance with state regulations adopted pursuant to California Health
and Safety Code Section 50052.5, as amended from time to time.
Applicant - shall mean a person or household that desires to apply for tenancy at an
����-e��Authority Property. See also: Interested Household, Wait List Eligible
Household, and Qualified Household.
Assets - see Household Assets.
Authoritv - shall mean the Palm Desert Housing Authority.
Authoritv Board - shall mean the f�.,,�-,-�e�a-be�s ,^,-���r.,-,-�-��a-Im no�o�+ �;+„ ��, ,n,.;�
,
��;"�c�-i-s t#e-governing body for the Authority.
Caretaker - see Live-in Aide.
CCR - shall mean the California Code of Regulations.
CFR - shall mean the Code of Federal Requlations.
Child - see Minor.
Child Care Expenses - shall mean a reasonable amount paid by the H#�ousehold for the care of
M�inors under 13 years of age where such care is necessary to enable a family
Management and Operations — Rental Units Effective �-�-9�TBD
Administrative Plan
member to be employed.
C� — shall mean the City of Palm Desert.
Section 1 Definitions
City Manaqer — shall mean the City Manager for the City of Palm Desert or his or her desiqnee.
Countv — shall mean the County of Riverside, California.
Disabilitv — shall mean a physical or mental impairment that substantially limits one or more of .
the major life activities; a record of such impairment; or being regarded as having such
an impairment, as such terms are defined by, and interpreted in accordance with, the
Americans with Disabilities Act.
Disabilitv Proqram Participant — shall mean a H�ousehold member who has been determined
by the Commissioner of Social Security to be unable to engage in any substantial gainful
activity by reason of any medically determinable physical or mental impairment that has
lasted or can be expected to last for a continuous period of not less than 12 months or
as more particularly defined under Section 223 of the Social Security Act.
Elderlv Household — shall mean a Household that consists of one or two persons, one of which
is over the age of 55, or otherwise is qualified in accordance with California Civil Code
Section 51.11.
Emerqencv Condition — shall mean any condition in the Restricted Unit or applicable Propertv
that poses an immediate, verifiable threat to the life, health or safetv of the Resident that
cannot be repaired or abated within 24 hours.
Exceptional medical or other expenses — shall mean medical expenses, and/or unusual
expenses, as defined in this S�ection, which exceed 25 percent��} of the
gross annual income.
Executive Director — shall mean the Executive Director of the p��m no�or+ Qo,�o„o��T�
�,,�,,, �nrJ tho Palm Desert Housing Authority.
Familv — shall also mean `Household' within the Plan unless otherwise stated. See also
Household.
Grievance — A�Resident��'s or A�pplicant's right to seek review of a decision� #�e�-an
impartial panel concerninq the Manaqement Companv's ' action or failure
to act in accordance with the individual �Resident��'s lease or the Authority's policy
and procedures herein described that adversely affect the individual's rights, duties,
welfare, or status.
HCD — shall mean the Department of Housing and Community Development for the State of
California.
HOME funds — shall mean monies allocated under a block grant funding program made
available through HUD through allocations and reallocations, to strengthen public-private
partnerships and to expand the supply of decent, safe, sanitary and affordable housing
with target emphasis on very low-income and low-income families in accordance with the
Management and Operations — Rental Units Effective �—�-9�TBD
Administrative Plan
Section 1 Definitions
HOME Investment Partnerships Program n�na� Q��requlations provided in- 24 CFR
Part 92.
Household — shall mean one or more persons intending to occupy or occupying the same
R�estricted U�nit, as more particularly described in the 4i ithnri+�i�� Qo�„�, ,�,,,T�
�Occupancy Standards Policv. °��r�^n +h.,+ hr+c a f
m�,,,�� of � N o cra
Unit ic . Household shall also mean `Family' within the
Plan unless otherwise stated.
Household Assets — shall mean those Aassets defined under Title 25 CCR Section 6914
includable as monthly income as prescribed therein.
HUD — shall mean the U.S. Department of Housing and Urban Development.
Income — shall mean income that a person or H#ousehold has received or is expected to
receive as more particularly categorized and described below:
Annual Income — shall mean t�he anticipated total annual income of a H#�ousehold from
all sources for the 12-month period following the date of determination of income,
computed in accordance with Title 25.
Household Income — shall mean the total of all income received by a H�ousehold which
is included under Title 25 CCR Section 6914 less deductions and exemptions
specified therein.
Gross Income — shall have the meaning ascribed to such term in Title 25 CCR
Section 6914, as such regulations may be amended from time to time.
Maximum Household Income — shall mean the H�ousehold +ncome calculated based on
family size that may be equal to but does not exceed 120 percent of the
Riverside Countv AMI. Household incomes exceeding 120 percent of the
Riverside Countv AMI will not be eligible for the °-���-'�--Q�Authority's
programs.
Net Income — f�or the purpose of determining Aaffordable H�ousing CEost or affordable
rent, "net income" shall be computed as provided bv Title 25 CCR Section 6916,
as such requlations mav be amended from time to time, as follows: the annual
gross income less $300 for each minor and medical expenses which exceed 3
percent of the annual gross income and unusual expenses, all divided by 12.
For the purposes of this Plan, "Income" shall not include the income of Live-In Aides.
For the purposes of this Plan, "Income" shall include anv emplovment, benefits, family
support and additional bank deposits provided to anv member of the Household,
except for , � items listed under subdivision (b) o+f
Title 25 CCR Section 6914, as such requlations may be amended from time to
time.
For the purposes of this Plan, "Income" shall include net income from the operation of a
business or profession (includinq self-employment).
For the purposes of this Plan, expenditures for business expansion or amortization of
capital indebtedness shall not be deducted to determine the net income from a
business owned by anv Household member.
Management and Operations — Rental Units Effective �-�-9�TBD
Administrative Plan
Section 1 Definitions
See also, Income bv Unit Allocation, Income Cateqorv, Income Level, Low Income
Household, Very Low Income Household, Moderate Income Household, and Qualified
Household.
Income by Unit Allocation — shall mean the allocation provided by the Authority to the
Manaqement Companv for the purposes of blending the Q�ualified
H1�ousehold and ��resident incomes among the properties.
Income Cateqory — shall mean the average income percentages within each income level. In
the case of Very Low Income shall include H#ousehold incomes from 20 percent up to
50 percent in the following categories: 20-24, 25-29, 30-34, 35-39, 40-44, 45 up to 50
percent; in the case of Low Income shall include H#ousehold incomes from 51 percent
up to 80 percent in the following categories: 51-55, 56-60, 61-65, 66-70, 71-75, 76-80
percent; and in the case of Moderate Income shall include H�ousehold incomes from 81
percent up to 120 percent as one category.
Income Level — shall mean a H�ousehold determined by income to be either very low, low or
moderate income pursuant to the definitions prescribed herein.
Interested Households — shall mean a person or H#ousehold that desires to apply for tenancy at
a Property that contains R�estricted Ut�nits. See also: Applicant.
Jurisdiction — shall mean the legal jurisdiction of the Authority, which is the city limits of the Citv
of Palm Desert.
Live-in Aide — shall be defined as provided in Title 24 CFR Section 5.403, and shall mean a
person who resides with one or more elderly persons or persons with disabilities, who is
.�o+orm;no�verified bv the Authoritv to be providinq essential services to the-�#e care and
well-beinq of such person(s�, is not a—�el,�#-i� or ��.���,—����,�oT,—+��"�
, obliqated for the support of the person(s), and would not be livinq in the
Restricted Ut�nit except to qrovide supportive services,
��t�-t-�a-�-��o cup �--
,.[A21 Any person servinq as a
Live-in Aide in a Restricted Unit shall (1) execute an af�ic�avit certifvinq annually that he
or she qualifies as a Live-in Aide under Title 24 CFR Section 5.403; (2) consent to a
back-qround check conducted bv the Manaqement Company; and (3) execute an
acknowledqement that he or she onlV has a�e riqht to the Restricted Unit as lonq as the
applicable Resident needs supportive services and remains a Resident'f ho „r �ho �+�r�
��--ac a Li���-��T��o a
�. i[A3]_
Low Income Household — shall mean persons and families meeting the income qualification
limits set forth in California Health and Safety Code Section 50079.5 and Title 25 of the
California Code of Regulations Section 6910, et seq., as the case or context may
require, as such statutes and regulations may be amended from time to time.
Manaqement Company� ;[A4]— shall mean the contracted property management company for
the Authority.
Management and Operations — Rental Units Effective �-9�TBD
Administrative Plan Section 1 Definitions
Medical Expenses — shall mean those medical expenses not included as extraordinary or
unusual expenses, which are to be anticipated during the 12-month period for which the
gross income is computed, and which are not covered by insurance (however, premiums
for such insurance may be included as medical expenses). Medical expenses defined
herein shall be deducted for households with a Disability
Proqram Participant and Eelderly H�ouseholds only.
Minor — shall mean a member of the H#�ousehold other than the head of household or spouse,
who is under 18 years of age.
Moderate Income Household — shall mean persons and families meeting the income
qualification limits set forth in California Health and Safety Code Section 50093 and Title
25 of the California Code of Regulations Section 6910, et seq., as the case or context
may require, as such statutes and regulations may be amended from time to time.
Notice of Denial — shall mean the notice provided to the Hl�ousehold when it is ineligible, not
qualified or is no longer qualified.
Occupancv Standards Policv — shall mean the occupancv standards for residential units owned,
operated and restricted bv the Palm Desert Housinq Authority set forth in Resolution No.
HA-84 adopted December 14, 2017, as mav be amended from time to time.
Plan — shall mean this Administrative Plan (also referred to as �the Plan).
Property — shall mean a multi-familv or senior residential apartment Ee�-�e�Fcommunitv, or anv
part thereof, that is owned, operated or controlled by the Authoritv, includinq but not
limited to those properties listed in Exhibit A, as mav be amended from time to time.
Propertv Manaqer — shall mean the person assiqned bv the Manaqement Companv to
supervise dav-to-dav operations for a specific affordable residential propertv.
Public Housinq Aqencv — shall mean any State, County, municipal or other government entity or
public body (or agency or instrumentality thereof) that is authorized to engage in or
assist in the development or operation of housing for V�ery L�ow, L�ow, or M�oderate
I+ncome H#ouseholds.
Qualified Household — shall mean �4a person or H#ousehold whose total household income
does not exceed the limits established by the Plan and who have provided
documentation as required herein to demonstrate he, she or it is qualified to occupy a
R�estricted Ut�nit.
RCHA — shall mean Riverside County Housing Authority.
oh ,
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'n Er.h►h;,� � e
D�� rt�i AA�r,�r.or _ Tho m���nronn �o�ir�norl hv..{� o c�.�por�4��„ts-��
OC�Cl�J
Management and Operations — Rental Units Effective �-�-9�TBD
Administrative Plan Section 1 Definitions
Rent — shall mean the amount charged as a fee for occupancy for a particular R�estricted U�nit
pursuant to the ���k,^Y,�-�ese��+t�^� �J°-��Rental Rate Policy, or any amendment
hereto, and categorized below:
Affordable Rent — shall mean rent calculated in accordance with Health and Safety Code
Section 50053 for a V�ery L�ow, L�ow or Mt�oderate-I+ncome H�ousehold.
Affordable rent shall include a reasonable allowance for utilities.
Maximum Rent — shall mean the maximum rental rate set for a particular type of unit at a
specific Property, without regard to utility allowance, based on a bi-annual market
survey. Such rate shall be adjusted in the non-surveyed year by the AMI
percentage change as more particularly described in the '' Rental Rate
Policy o. 2� ��'^�+o,� °„ry„�+ �.� �nn� or any amendments thereto.
,
T�-�Resident Rent — Ton�r+ Qon+ ;�shall mean the total monthly ��resident
payment to the Authority as determined by certification, recertification, or outside
assistance. ��Resident Rent may or may not be the total paid as Unit Rent
for a particular unit.
Unit Rent — shall mean the total rent charged for a particular °���^�� ^r Authority owned,
operated or controlled unit, including those amounts accepted from a third party
for the purposes of rental assistance or housing expense.
Rent Burdened — shall mean a H#�ousehold that is paying more than +h;�30°�} percent of
H�ousehold I+ncome for rent and utilities.
Rental Rate Policy — shall mean the rental rates for residential units owned, operated and
restricted by the Palm Desert Housinq Authority set forth in Resolution No. HA-84
adopted December 14, 2017, as may be amended from time to time.
Resident — shall mean a person or Household that has siqned a residential lease to occupy or is
currentiv occupvinq a Restricted Unit. �-�af;n;+,,,n �ti��� ���� �rn�„ +„ «-r�E+�
#��I�n u�r,',��� r,� �,�� c+�*�
Restricted Ut�nits — shall mean an affordable housing unit that is owned,
by the °���^�� ^r Authority.
Senior — shall mean a person who is at least 55 years of age or older.
Successor Aqency — shall mean� the Successor Aqency to the Palm Desert Redevelopment
Aqency
Title 25 — shall mean Title 25 of the California Code of Regulations Section 6910, et seq., as it
pertains to income and household size for H#�ouseholds whose income is very low, low
or moderate, as may be amended from time to time.
Unusual expenses — shall be as defined in 25 CCR Section 6912, and shall mean amounts paid
by the H�ousehold for the care of minors under 13 years of age or for the care of
Management and Operations - Rental Units Effective �-#--9�TBD
Administrative Plan
Section 1 Definitions
disabled or handicapped f��h#ousehold members, but only where such care is
necessary to enable a#a�a-i-��--Household member to be gainfully employed, and the
amount allowable as unusual expenses shall not exceed the amount of income from
such employment.
Utilities — shall include electricity, gas, other heating (includinq hot water heatin�c ), refrigeration
and cooking fuels not paid by the °���^�� ^r Authority. Utilities may include water, trash
and sewer if not paid by the °���^�� ^r Authority. Telephone, Cable, Digital Services and
Internet Connection costs are not included as utilities.
Utilitv Allowance —�shall mean the amount equal to the estimate established by the RCHA
of the monthly cost of a reasonable
consumption of such utilities and other services described in Title 25 CCR Section
6918(c) for the Restricted �Unit by an energy-conservative H#�ousehold consistent with
the requirements of a safe, sanitary, and healthful living environment applicable for each
unit type and equipment_—��ee Exhibit C�.
Veteran —�-shall mean a person who has served in the active armed services
of the United States at any time and who shall have been discharged or released there
from under conditions other than dishonorable, as verified by the Veterans
Administration.
Veterans Preference — shall mean the preference that enables a Wait List Eliqible Household
that includes a Veteran to be placed r,;�, }^�� ^� +�on the applicable prioritv
waitinq list.
Very Low Income Household — shall mean persons and families meeting the income
qualification limits set forth in California Health and Safety Code Section 50105 and Title
25 of the California Code of Regulations Section 6910, et seq., as the case or context
may require, as such statutes and regulations may be amended from time to time;
provided, however, that such income is at least 20 percent of AMI.
Wait List Eliqible Households — shall mean persons and families who have provided the
documentation and/or information required demonstrating that they meet the minimum
eligibility requirements to be placed on a waiting list. (See Section 3.3)
Management and Operations — Rental Units Effective �-�-9�TBD
Administrative Plan
Section 2 About The Plan
Section 2. ABOUT THE PLAN
Section 2.1 PURPOSE OF THE PLAN. The purpose of the Administrative Plan (the
Plan) is to establish program guidelines, policies and procedures as they pertain to
��n�Authority owned, operated or controlled properties. This plan serves as the
management plan for the rental, improvement, preservation, maintenance and affordability of
�n�Authority R�estricted Ut�nits.
Section 2.2 APPLICABILITY OF THE PLAN. The Plan shall apply to all members of
I+nterested H#ouseholds, Wu�ait L�ist Eeligible H�ouseholds, Q�ualified H�ouseholds,
Aa�pplicants and ����Residents applying for or residing in properties identified in Exhibit "A„
and any others that may be subiect to the iurisdiction of or manaqed by the
Authority from time to time. Unless otherwise specified in the Federal or State funding
guidelines, the processes outlined herein shall also apply to the ��Residents occupying an
Restricted t�Unit who receive Federal or State funding either directly or indirectly.
Federal and State laws shall prevail in the event the policies and processes set forth herein are
inconsistent with any existing or enacted applicable law.
Section 2.3 ADMINISTRATOR OF THE PLAN. The administrator of the Plan shall be
the ���n^ no�or+ u.,,,�,nry Authority regardless of funding source or ownership of the R�estricted
Ut�nits. The Executive Director ^� "� °� �+"^r;+„ shall have the authority to implement and
administer the Plan in accordance with the terms herein. In matters where the Authority has
discretion, waivers of existing policy shall be determined by the Executive Director or his or her
designee.
��������5 i �r�lo�� nlo�rl�i �t�torJ n+hor��ii�o,
Section 2.4 FISCAL RESPONSIBILITIES. Before the beginning of each fiscal year or
as soon as possible after an acquisition of property, the Authority Board will adopt the property
budget. The budget will include a projection of revenue and all expenditures including
professional property management fees prior to being expended. n� �^-�r,;� n ro�„o�+ t� +�
Finan�����$�nf +ho �,+„ ,�,;�� ho Y `Ea�-sue� ��pit�l a
. The Authority will follow procurement procedures in
accordance with the Citv's policies and/or applicable law.
Section 2.5 EQUAL OPPORTUNITY. It is the policy of the �ry��^��, �"� Authority and
it's agents to comply fully with all federal, state, and local anti-discrimination laws, including but
not limited to: Title VI of the Civil Rights Act of 1964; Title VIII and Section 3 of the Civil Rights
Act of 1968 (as amended by the Community Development Act of 1974); Executive Order 11063
as strengthened by Congress in 1992; the Fair Housing Act of 1968, as amended; the Age
Discrimination Act of 1975; the Americans with Disabilities Act (ADA) of 1990; a�-the U.S.
Department of Housing and Urban Development regulations governing fair housing and equal
opportunity; and any legislation protecting the individual rights of ro�;�ron+�Ton�n+Residents,
A�pplicants or staff which may be subsequently enacted.
It is the Authority's policy to post required notices in conspicuous, public locations
throughout the property as required by such notice.
It is the Authority's policy to ensure meaningful access to limited English proficient (LEP)
persons. The Authority may translate certain documents related to the Plan as well as those
required by law to assist persons with LEP. Notwithstanding this provision, the English version
of all documents signed by the ±��Resident will govern. Reasonable, necessary steps will
Management and Operations — Rental Units Effective �-�--9�TBD
Administrative Plan Section 2 About The Plan
be mpan��provided� in order to make certain that no eligible
person has their assistance denied, decreased or terminated simply because they face
challenges communicating in English.'[A5]
Section 2.6 PROPERTIES. Properties include those properties currently owned and
operated by the Authority, listed in Exhibit "A" as well as any property or development that
comes under the direction, control or is acquired by the Authority. ��^�-�—�
-�,a,C �tC o��,� r� Qon_nr_� n�lit�i a�s,��� nf� n�� �iriit�i C�nh n��hG
� �r �..r � � �..
Dr,rnr.or+ioo m��e from tim�+^ t��,"���on�grame
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#�as+l�+oc. �
��n� �t�irJo ��r�iina� m��,� I-�o obtain��' fcQ-rTvrmrr-ttY�llfiQ��iCi��— or+� �'looirvr�o�or) ��
v�ar�r��-u�T-v�rvv� -►��
c���Several of the Authoritv's properties are restricted to seniors and serve only Eelderly
H#ouseholds. All other properties operated by the Authority are to be open and made available
to all Q�ualified H#�ouseholds.
Management and Operations — Rental Units Effective �-�-9�TBD
Administrative Plan Section 3�eaa�Resident Selection Waiting List
Procedures
Section 3. RESIDENTT�n�nni-r SELECTION AND WAITING LIST PROCEDURES
The Authority has found that the demands for its affordable rental housing exceeds supply. In
order to identify H�ouseholds that have interest in R�estricted Ut�nits, waiting lists will be
established for each property as herein described. Wait List Eligible Households will be
assigned a position on the waiting list by income categoryl--a�� household size, and an�
allowable preference or qreferences.
Section 3.1 WAITING LIST INTEREST REGISTRATION FORM. All Interested
Households must complete an interest registration form referred to as a"Guest Card". The
purpose of the form is to allow the Authority to determine placement on the waiting list based on
the information provided by the Interested Household. Interest registration forms will be
accepted by phone, by mail, by physical delivery to the individual property management office.
Section 3.2 ESTABLISHMENT OF WAITING LISTS. For each propertv except Palm
Villaqe, Santa Rosa, and Carlos Orteqa Villa, w�aiting lists will be maintained
for each Income Category at or below 120 percent°� of the Riverside County AMI
�a-e�r�. Waitinq lists will be maintained for Palm Villaqe, Santa Rosa, and Carlos Orteqa Villas
for each Income Cateqory at or below 80 percent°� of the Riverside Countv AMI. Waiting lists
for transfers will also be separately maintained for each property in accordance with this Section
3.
Section 3.3 ELIGIBILITY FOR WAITING LIST. In order for an Interested Household
to become a Wait List Eligible Household and be placed on the waiting list, the Interested
Household must meet income eligibility requirements based on the Riverside Countv AMI�
. The Interested Household will also be required to meet additional
permissible criteria established by the Authority pursuant to Title 25 that include but are not
limited to the following:
Section 3.3.1 Must provide I+ncome and A�ssets for all H#ousehold members
over the age of 18 (except for Live-In Aides), which in aggregate does not exceed the
current published Maximum Household Income for the Household size.
Section 3.3.2 Must provide names and ages of all H#�ousehold members.
Section 3.3.3 Must disclose any allowable preferences and accommodations
at time of interest.
Section 3.3.4 Current address and contact information.
Section 3.4 PLACEMENT ON THE WAITING LIST. All Wait List Eligible Households
will be placed on the appropriate affordable waiting list according to allowable preferences,
current income, and in the date/time order in which the Guest Card was filed a-�e
and received. Wait List Eligible Households must update the information provided to the
Manaqement Companvmana�-e-K as necessary during the wait list period in order to remain a
Wait List Eligible Household.
Section 3.5 NOTIFICATION OF AVAILABLE UNIT. iOnee the Manaqement Companv
identifies a Restricted Unit that will become available, Wait List Eliqible Households will be
notified by �--�a�a+�-e�phone or email. In the event that the Manaqement Company cannot
Management and Operations - Rental Units Effective �-�--B�TBD
Administrative Plan Section 3�r�Resident Selection Waiting List
Procedures
reach the Wait List Eliqible Household bv phone or email, the Manaqement Companv will
provide notification bv U.S. mail. The Wait List Eliqible Household will have five (5) business
days to respond to this notification. ,
, mpan�a�r�a�
— — }
. . 1 , _
'[A61 . �it Liet �l+�+�e
��C � n�� 1 nril�i if nr�l�i � t� r�hnr�o r�i �mhor io
�e�+�ed. Failure of the Wait List Eligible Household to respond within the above time frame
above will result in removal from the waiting list. In accordance with this Section, it is the Wait
List Eligible Household's responsibility to keep the waiting list information current at all times. In
the event contact is not possible due to insufficient or out of date information on file, the Wait
List Eligible Household will no longer be deemed `eligible' and will be removed from the waiting
list without further notice.
Section 3.6 NOTIFICATION BY WAIT LIST ELIGIBLE HOUSEHOLD OF INCOME
OR HOUSEHOLD CHANGES. During the wait list period, any changes to the information
provided by the Wait List Eligible Household must be provided to the P�roperty M�anager of
the individual property to ensure its placement on the waiting list under the correct income
category and/or Household size. At the time the updated information is provided, if the revised
household income changes the income category for the Wait List Eligible Household but
remains under 120 percent°-� of the AMI, the H#ousehold will remain `eligible' but will be placed
at the `bottom' of the new income category list and notified of the change.
Section 3.7 WAITING LIST MAINTENANCE AND NOTIFICATION OF CONTINUED
INTEREST. Applicants on the waiting list shall confirm every two years that all information is
current and timely. The Wait List Eligible Household must notify the individual property
management office ��a-not less than five-�',=�, ^���days (but not more than 60 Ea�a�
days) prior to the two-year anniversary of placement on the list, that the H#ousehold wishes to
remain on the list (continued interest). Failure to notify the property management office within
the time frame will result in removal from the waiting list. The Wait List Eligible Households will
not be removed from the waiting list unless: the H�ousehold has been on the waiting list for two
years and has not declared its continued interest in the program; the H�ousehold fails to
respond to a written request for information; the H#�ousehold fails to keep the information current
(and therefore makes it impossible for the qropertv manaqement to contact the Household)+�g
; the H�ousehold misses a scheduled
appointment without prior notification to reschedule; the H#ousehold requests in writing or via
telephone that the H�ousehold's name be removed; the H�ousehold's income or�� size has
exceeded the limits of the program; or any information or documentation that deems a Wait List
Eligible Household to be ineligible (includes the lack of documentation proving eligibility).
Section 3.8 ALL UNITS ARE AFFORDABLE. No
��n,.,, �Y o�,+h�Y;+„Restricted Units will be intentionally rented to families above moderate
income as defined herein. In the event Restricted �Units are no longer required to be
affordable, then the Restricted t�Units that are identified as above moderate income, will be
rented on a first come, first served basis regardless of income and family size, at the maximum
rent as established by the e„�m�+„�� ron+�� ��+o n��,�,,, purc�.�ant t . _
Rental Rate Policv. Policies of the Plan apply to all ��Residents
regardless of income or family size.
Management and Operations - Rental Units Effective �-�-9�TBD
Administrative Plan Section 3�et�Resident Selection Waiting List
Procedures
Section 3.9 PREFERENCES. Each Wait List Eligible Household will be placed on the
applicable affordable waiting list according to income cateqorv. household size,�� a�the
Veterans Preference, and anv other preference required under state or federal lawa�e�a�-�e
n��e�s�s. Such preferences must be disclosed at such time as the Interested Household has
completed the interest registration form or upon eligibility for said preference, whichever occurs
first. An existinq Resident that qualifies for an Emerqencv Transfer, Disabled Person
Accommodation, Required Transfer, or Medical Transfer pursuant to Section 3.10.4 shall have
prioritv over an Waitinq List Eliqible Household.
Section 3.10 SELECTION FROM THE WAIT LIST UPON UNIT AVAILABILITY.
Notwithstanding Section 3.10.4 herein, when a vacancy occurs, a Restricted t�Unit becomes
available after restoration, or a Resident submits a 30 dav notice, a Wait List Eligible Household
will be selected to apply as an Applicant for tenancy in the following manner: first from the
appropriate income waiting list that satisfies the property's Income by Unit Allocation, then by
household size appropriate for the Restricted �Unit in accordance with �' the
Osccupancv Sstandards P�olicv, �-�a �a$.-'�-o4�,a-�u-�Tp'„'��`� frnm t,,,,o +„
#+r�e.
The household income of an Applicant at the time a R�estricted Ut�nit becomes available
will be used to determine the appropriate income category for the Applicant. If at the time a
R�estricted U�nit becomes available, the Applicant's income is different than the waiting list
income category they are selected from, they will be returned to a`Wait List Eligible Household'
status and placed on the appropriate income category waiting list in accordance with the waiting
list procedures. The H�ousehold will be placed at the `bottom' of the new income category list
and notified of the change.
If there are no Wait List Eligible Households in the appropriate income category for the
available Restricted Unit, the next Wait List Eligible Household will be selected from the next
lower income category or an income cateqory of need for housinq.
Upon being selected to apply for tenancy the Applicant will then be required to complete
the application process to determine whether they are a Qualified Household under the Plan
as more particularly described in Section 4 and 5.
Section 3.10.1 Propertv Income Composition and Income bv Unit Allocation.
From time to time the Authority may modify the R�esident�e-r�r� I+ncome composition of
the property so as to not concentrate a higher percentage of one income level at one
property. The Authority will select R�esident�e�a��s by I+ncome in a manner to ensure
decent, safe and sanitary housing and create a suitable living environment that fosters
economic and social diversity in the �R�esident body as a whole by preparing an
allocation for this purpose (Income by Unit Allocation).
Section 3.10.2 Unit U�nder/Oever U�tilization. To avoid overcrowding and
prevent underutilization of R�estricted U�nits, H#ouseholds will be selected in
accordance with �#-k�er;+�the Oeccupancy Sstandards P�olicy, �� �r�„�n+ +„ Qo�„�„+;�n
. /,?? �C �monriorl frnm +imo tn timo. �n��r�r+v Qo�nli i+in�n�4 /1 � 4 � �4hnri+��
77 th �c »
. ��� .
Section 3.10.3 Offer and Acceptance of a Restricted Unit. Once an Applicant is
deemed a Qualified Household, the H#ousehold will be offered an available R�estricted
Management and Operations — Rental Units Effective �--#-9�TBD
Administrative Plan Section 3�eaa��Resident Selection Waiting List
Procedures
U�nit appropriate for the household composition. The Qualified Household has an option
to accept or decline the R�estricted Ut�nit, one time, without any effect on its position on
the waiting list. A Qualified Household that declines more than one R�estricted U�nit will
be removed from the waiting list, except to the extent the Qualified Household declines
due to a disability or other reasons protected by law.
The Authority will take into consideration the needs of the individual
H�ousehold's � composition and Fair Housing guidelines when identifying
R�estricted Ut�nits that become available to the selected H#ousehold.
Upon acceptance of the R�estricted Ut�nit, the Qualified Household will be
notified, by telephone and/or in writing of the anticipated date the R�estricted U�nit will
be available for occupancy. Upon acceptance of the Restricted Unit bv the Qualified
Household, the Qualified Household will be removed from the waitlist on all other
Authoritv Communities.
Section 3.10.4 Unit Availabilitv and Transfers. The type of Restricted U�nit that
becomes available will determine whether the next Wait List Eligible Household is
selected or other special accommodation is made including an existing R�esident+��
transfer. An existinq Resident that requests and qualifies for an Emerqencv Transfer,
Disabled Person Accommodation, Required Transfer, or Medical Transfer to the
available Restricted �Unit shall have prioritv over an Waitinq List Eliqible Household.
Emergency Transfers will have first priority when an appropriate Restricted �Unit
becomes available. If no existinq Resident requests and qualifies for an Emerpencv
Transfer when an appropriate Restricted �Unit becomes available, Disabled Person
Accommodations, Required T�ransfers and Medical T�ransfers will have priority in that
respective order. Requested T�ransfers will be added to the bottom of the appropriate
waiting list for the requested propertv unless the request is being considered both by
management and the R�esident�� for purposes of mutual benefit to the parties.
3.10.4.a. Emerqencv Transfer: A transfer of an existing
�ra�R�esident that is necessary due to an E�mergency Csondition.
3.10.4.b. Disabled Person Accommodation: A reasonable
accommodation made in accordance with the Americans with Disabilities Act,
Section 503 of the Rehabilitation Act of 1973, the Fair Housing Act or applicable
state disability law.
3.10.4.c. Required Transfer: A transfer that is necessary when a
��R�esident's Restricted Ut�nit is no longer suitable in accordance with the
Authority' 's occupancy standards, rehabilitation, demolition, construction and
Authority required. Required Transfers are mandatory for the Resident and may
require alternate options, i.e., transfer to temporary option or permanently to
another available Restricted t�Unit.
3.10.4.d. Medical Transfer: A transfers that is necessary when a
+��R�esident provides a verifiable medical reason for such transfer.
Management and Operations — Rental Units Effective �-�-9�TBD
Administrative Plan Section 3��Resident Selection Waiting List
Procedures
3.10.4.e. Requested Transfers: A transfer that
is requested by an existing �e��R�esident f^��o�G�;� ^�-��-� f;� ��
�e�a� �;�an+ ��„no „+hOGT L7T�r +ho ro���►,c in � . . . .
a-be�eto avoid hardship by, amonq other thinqs, reducinq the distance between
the Restricted Unit and the Resident's workplace or anv other requested transfer
wherein the Resident demonstrates acceptable immediate need for the
household at the Authoritv's discretion. All costs associated with a Restricted
�k�i� Transfer will be borne bv the Resident.
Section 3.11 Conflicts Prohibited. No emplovee, contractor, subcontractor, or aqent of the
Authority who formulates policy or who influences decisions with respect to the Properties
and proqrams qoverned bv this Plan, or anv immediate familv member of such person, �e
, ,.
#���� ^r ro�r�nn�il�ili����th ra�r►ont 4n �h��.����gramo ry�P rnorJ h►i thi�
,
' chipo ��oh a p�r��may, during
the period of employment and for one year thereafter, apply for or occupy a R�estricted
Ut�nit in the Properties or obtain any other benefit under the programs governed by this
Plan. For purposes of this Section 3.11, "immediate familv member" means spouse,
domestic partner, cohabitant, child, stepchild, qrandchild, parent, stepparent, mother-in-law,
father-in-law, son-in-law, dauqhter-in-law, arandparent, qreat qrandparent, brother, sister,
half-brother, half-sister, stepsiblinq, brother-in-law, sister-in-law, aunt, uncle, niece, nephew,
or first cousin (that is, a child of an aunt or uncle).
Management and Operations — Rental Units Effective �--�-9�TBD
Administrative Plan
Section 4 Applications and Household Qualifications
Section 4. APPLICATIONS AND HOUSEHOLD QUALIFICATION
Once a Wait List Eligible Household is selected as an Applicant in accordance with Section 3,
the Applicant must submit a completed application in the form acceptable to the Manaqement
Companv that includes the requirements, documentation, verifications,
authorizations and certifications required by this Section.
Section 4.1 APPLICATION. The completed application will require that the Applicant
provide the following:
Section 4.1.1 Contact Information. Current address and contact information for
the Applicant.
Section 4.1.2 Income. Income information for all H�ousehold members over the
age of 18 (except for Live-In Aides), which includes but is not limited to tax returns, pay
stubs, bank statements, unemployment earnings statements, a-r�—disability or social
security earnings statements, and anv other I+ncome documentation the Authoritv
reasonably requests of Apqlicant. Income from reqular contributions or qifts received
from persons outside the Household must be documented in an affidavit (recertified
annuallv) that lists+� anv such contributions or qifts received in the 12 months prior to
the submittal of the completed application.
Section 4.1.3 Assets. Asset information for all H#ousehold members over the
age of 18 (except for Live-In Aides) which includes but is not limited to documentation of
any interest in real property other than a primary residence, savings accounts records,
and records of stocks, bonds, and other forms of capital investments.
Section 4.1.4 Affordable Requirements. ' o nNecessary
documentation to verify affordable criteria has been met by all H�ousehold members in
accordance with Section 4.3.
Section 4.1.5 Applicant Lease Requirements. Necessary
documentation to verify applicant lease requirements have been met by all H�ousehold
members in accordance with Section 4.2.
Section 4.1.6 Identification. n��T,�,�^,�e�s�f +ho Nhni i���„�+ nr,,.,��,o
�Proof of identification, birth documents for each family member, and a current driver's
license, or equivalent, for copying.
Section 4.1.7 Consent/Verification Forms. All Household members over the
aqe of 18 must �authorize the Authoritv ' , throuqh written authorization or
signed consent formjs to verify or obtain information reqardinq I+ncome, � A�ssets,
R�esident�e-�a� history, conduct background checks (including criminal) and obtain
credit reports r��� uhn� �o�hn����� ����. All H�ousehold members
who authorize the release of information or background checks have the right to privacy
in accordance with federal law.
Section 4.1.8 Application Fee. E . o applr^�+;^n foo ;�
ron,,;ro� f^Y o�^" °n��;^�n+ �xcept as provided in that certain Stipulation for Entry of
Judgment, Riverside County Superior Court Case No. INDIO 51124, each Applicant and
every Household member over 18 years or older shall pay a� non-refundable one-time
Management and Operations — Rental Units Effective �-�-9�TBD
Administrative Plan Section 4 Applications and Household Qualifications
application fee. : The Executive Director shall establish the application fee
annuallv concurrentiv with the annual rental rates as more particularlv described in the
�th��Rental Rate Policv.
I ! � � � � � � • • � � � � � � � � � ' � ' � � •
� � � � � - � � • � � � • •• � � � � � � � � � � � � � � � � 1 1 1 � �
/ ! � � �� �_ � �� ��� �� � � �� �� �� �� � �
1 � � � � _ � � � � � � � •• � � • � � � � � � � � � � 1 1 /
Section 4.1.9 Other Information. A����c rJ�all pr�+d�—�ny other
information reasonablv deemed necessary by the Authority to determine eligibility.
Section 4.2 APPLICANT LEASE REQUIREMENTS. The following lease requirements
will apply to all members of Interested Households, Wait List Eligible Households, and
Applicants:
Section 4.2.1 Aqe Requirements. Lease holder(s) must be 18 years or
older. All e household member(s) 18 years or older (except for Live-In Aides)
must sign the lease for the R�estricted U�nit and comply with all requirements of the
Plan.
Section 4.2.2—Income Historv/Verification. Except for retired persons, Disability
Program Participants or other persons receiving similar governmental assistancel-e�
lease holder(s) must be employed h„ ^„rron+ omn'^„or for at least one full year prior to
the submittal of the completed application-or ha��e-�e�;-�m��'�e�' ,�,�+" nr;^r o���
#e�a--�ninimum and
must provide one month of pay stubs for I+ncome verification. Lease holder(s) that
cannot demonstrate at least one full vear of emplovment prior to the submittal of the
completed application (and are not exempt from this requirement) must pav an additional
securitv deposit of $350 for a studio, $400 for a one-bedroom unit and $450 for a two-
bedroom uni� '[A7�, provided that the total securitv deposit required from anv Applicant
shall not exceed the limitations imposed under Civil Code Section 1950.5(c) as amended
from time to time. .-
Section 4.2.3 —Self-Emplovment. Lease holder(s) that are self-employed must
provide a complete copy of the previous year's personal tax returns and copies of
business and personal bank statements for the #�ee-six months prior to the submittal of
the completed application��+a-��+ho��.
Section 4.2.4 Lease Income Requirement. Notwithstanding I+ncome
requirements in Section 4.3.11 I+ncome must be at least 2'/2 times (250 percent°�) the
rental rate for the R�estricted U�nit at the time of application, but not less than ��
�►�;r^-�20 percent�} of the AMI, in order to be considered for occupancy.
Section 4.2.5 Rental Historv. Must provide ��3 years of verifiable rental
history�om a pr ,
�e��•
f, ,r��e�-�e. ^� '���c-�c-�,Rental history can be verified bv a notarized letter from a
prior landlord, proof of pavment (i.e., cancelled checks), or similar documentation.
Management and Operations — Rental Units Effective �-�--9�TBD
Administrative Plan
Section 4 Applications and Household Qualifications
QiiQCi�QI l 1.?.Q. �Y�f"�It QOfYI �iromol lllr. l�l
1
'?an
partm��+ ron+,�,
Section 4.2.6�Criminal Backqround. A state and nationwide criminal
background check will be conducted for every H#ousehold member over 18, to ensure
that A�pplicants meet minimum criteria in accordance with Exhibit B. The Authority has
a Z�ero �Tolerance P�olicy for drug-related activity and violent criminal activity see
Exhibit E) Any conviction for criminal, violent behavior or drug activity is grounds for
denial. Applications will also be denied for any activity that could prove to be detrimental
to the health and safety or right to peaceful enjoyment of the other #��sResidents.
Section 4.3 AFFORDABLE QUALIFICATION REQUIREMENTS. All H#ouseholds
must meet the affordable qualification requirements listed in this Ssection as well as those lease
requirements listed under �k'��^�n+ � o��n Re��-i��er�t�Section 4.2 in order
to become a Qualified Household under this Plan.
Section 4.3.1 Household Income Criteria. Households applying for tenancy in a
R�estricted Ut�nit must have a H�ousehold I+ncome (not including that of Live-in Aides)
of not less than #���-20 percent-�r�� of the AMI and not more than e�, "�—���
t�^,ont„ noY^o�t �120 percent�} of the AMI. Household I+ncome� will be categorized as
very low, low, or moderate pursuant to the definitions applied herein.
Section 4.3.2 No Ownership in Real Propertv or Mobilehomes. No intended
occupant of the R�estricted U�nit may have owned real property that includes a
habitable dwelling unit within the last two years. The only allowable exception is where
the A�pplicant has filed court documents for dissolution of marriage or legal separation.
Proof of the court's disposition as to the habitable dwelling unit must be submitted to the
Manaqement Companv � upon receipt by A�pplicant. Proceeds from the
sale of real property will be considered as part of the H#ousehold's +Income pursuant to
Title 25.
Section 4.3.3 Certification And Recertification Of Eliqibilitv.. Applicants and/or
T��Residents must agree to provide the documentation prior to lease signing and
again prior to lease renewal to certify that the ��H#ousehold remains+s eligible
within these guidelines.
Section 4.3.4 Proof Of Income. Proof of I+ncome is required of all occupants
over the age of 18- (except for Live-In Aides�}.
Section 4.3.5 Chanqes In Income. Applicants and ����+��� T+onantsResidents
must agree to notify management of any changes in I+ncome of more than ��°�--e#
_ 100.
Section 4.3.6
R�estricted U�nit will
lease agreement.
Primary Residence Requirement. Applicants must agree that the
be the primary and sole residence of all occupants listed on the
Management and Operations — Rental Units Effective �-�--88TBD
Administrative Plan
Section 4 Applications and Household Qualifications
Section 4.3.7 Other Housinq Assistance. Any � Applicants,
T�r�Residents, or H�ouseholds receiving other housing assistance must disclose the
source and amount at the time of application or immediately upon receipt of such
assistance whichever occurs first. ��Resident rent will be adjusted accordingly.
Households covered by this sSection will follow the same policies and procedures to be
placed on the wait list
[A8]
Section 4.4 CREDIT CHECKS, BACKGROUND CHECKS, AND DOCUMENTATION
VERIFICATIONS. Pursuant to Section 4.1.7, �"��c�t� ron,,;r� n+�-o; #.�-��t+c�-all
�Household members over the age of 18 �v+l�-�eare required to sign �documents �-+�
authorizinq the Manaqement Companv �+4�a��-e�to complete a review of the
requirements of this Section.
Section 4.4.1 Applicant Certifications and Verifications:
4.4.1.a.- Authorization for Release of Information Form;
4.4.1.b.- Application and/or ��Resident Income Certification;
4.4.1.c.- Certification that all prospective H�ousehold members over the
age of 18 have read and understand the eligibility requirements in this Plan;
4.4.1.d.- Certification that all information is- true and complete, that all
changes in +Income and/or H#ousehold composition will be reported, that all relevant
prior housing assistance has been reported, and that the R�estricted U�nit will not be a
duplicate residence, and acknowledging the potential for criminal and administrativee�
actions for false information;
verification(s);
4.4.1.e.- Release of information at current or prior addresses for rental
4.4.1.f Certification that no child support I+ncome is received or, for
Households
that receive child support I+ncome, a^�r4if�iir►n �ertification that all I+ncome from c�hild
s�upport has been disclosed;
4.4.1.q.-
e� familv support, or
Household has been
when applicable; and
�+�i��-Certification that all alimonv,
anv additional bank deposits provided to any member of the
disclosed and supplemented with appropriate documentation,
4.4.1.h �—A,�ny other certification or verification form deemed
necessary by the Manaqement Company to satisfy a requirement of this Plan.
Section 4.4.2 Credit reports and background checks will be obtained for every
family member aged 18 years or older in accordance with Exhibit B. Information
provided in such reports will be used in determining eligibility for a R�estricted U�nit and
any one or more of the �ollowing findings for any of the intended occupants will result in
the denial of the rental application or continued tenancy:
Management and Operations — Rental Units Effective �--�-B�TBD
Administrative Plan
Section 4 Applications and Household Qualifications
4.4.2.a Amounts owed to any Public Housing Authority, Federal, State or
Local housing assistance program.
4.4.2.b Fraud in connection with any Public Housing Authority, Federal,
State, or Local housing assistance program.
4.4.2.c An eviction from any Agency property, Authority property, Public
Housing Authority, �����n � ini+ �^loomorl ��� �� ��, or property by which
the Agency, Authority or Public Housing Authority has or had control at the time of
tenancy.
4.4.2.d An eviction from any rental housing.
4.4.2.e Any conviction for activity that would be a violation of the �e-
, Authoritv's Zero Tolerance Policv (attached
as Exhibit E).
4.4.2.f A person who is subject to a lifetime registration requirement
under a Federal, State or County sex offenders' registration program. Due to the
location of R�estricted Ut�nits near schools and playgrounds, a person subject to a
registration requirement for a stated period of time will be denied during such registration
period.
4.4.2.q Falsification of identification, which �includes but is not limited to
the followinq: =birth certificates, government issued identification or documents,
identification cards or licenses, social security numbers or cards}.
4.4.2.h Falsification or concealment of I+ncome, A�ssets or
documentation for the purpose of obtaining assistance.
4.4.2.i False statements or willful omissions made at any time during
eligibility, qualification, the application process, or subsequent leasing and tenancy for
the purpose of obtaining assistance.
4.4.2.i� Anv outstandinq iudqments, or bankruptcv filinq within
2 years prior to the submittal of the completed application.
Section 4.5 ADDITIONAL DOCUMENT SUBMITTAL. Once the application has been
submitted, any additional documents reasonablv required by the Manaqement
Companv • , must be submitted within ten {�-�}-days ^Y +on �' n` ��.,� from the date the
additional documents were requested: '"�hi�ho��or ;� �,+or._ If the Eligible Household is unable to
obtain documents within the specified time frame, an extension of ten {�-8}—days may be
requested. Failure of the _ �Applicant to provide, obtain or authorize necessary
documentation or background checks will be cause for the application to be denied. After a
denial pursuant to this Ssection, the H�ousehold would be required to contact the P�roperty
M�anager and request that it be added to the bottom of the appropriate waiting list as an
Interested Household.
Section 4.6 APPLICATION ACCURACY. All information in the completed application
Management and Operations — Rental Units Effective �-9�TBD
Administrative Plan Section 4 Applications and Household Qualifications
is required to be as accurate as possible to prevent any discrepancies and/or cause a denial of
application. T�-�� „�o� �n„ Yo�,,,ro,�,on+� ����,���s����;�
Section 4.7 , APPLICATION APPROVAVDENIAL. Upon receipt of a completed
application, the Manaqement Companv A�4a�a�a�-e�will process the application including
verifications of I+ncome{�}, A�ssets, ���rental histories, background checks and credit
reports. Upon satisfactory review of all documentation required by this Section, the Applicant
will be notified via phone, mail, or email of approval for tenancy (with written confirmation later
sent to the Applicant). If the application is approved, the H�ousehold shall be deemed a
Qualified Household. If the application is denied, the A�pplicant shall receive written notice of
ineligibility including the reasons for the denial; ���' c"�" "�.,� +"o r;�"+ +^ �nno�l thra�g-b--�2
r-��a-�e�-�ocr in a ._ If the Applicant disputes the reason for the
denial, the Applicant must respond within ten-�-8 days of mailinq of the denial. If the Applicant
does so, the Manaqement Companv will conduct an individualized assessment of the
Applicant's claims to ensure that (1) the application was evaluated in a fair, transparent manner,
and (2) the denial is based on accurate information.
Management and Operations — Rental Units Effective �-�--9�TBD
Administrative Plan
Section 5 Leasing Policies and Procedures
Section 5. LEASING POLICIES AND PROCEDURES
The Authority operates the R�estricted U�nits with leasing standards that will ensure the
continued success of our affordable programs as well as comply with fair housing laws. The
Authority and its representatives, including M+�anagement CEompany personnel, will not
discriminate against any person on the basis of race, creed, color, sex, religion, national origin,
familial status, sexual orientation, political beliefs, disabilityL-e�-handicap, or any other status
that is protected under federal or state law. Prior to admission into a Restricted Ut�nit, all adult
H�ousehold members that will be residing in the Restricted --t�Unit must sign a lease.
Section 5.1 RESIDENTIAL LEASE AND ADDENDA�. Once an Applicant
becomes a Qualified Household, a residential lease will be signed by the H#�ousehold members
required under Section 4. The residential lease may include addendat�-rx�s that satisfy the
requirements of this Section and will be considered a part of the residential lease. No
���Resident will occupy a unit without an executed residential lease. Only at such time as
the lease is fully executed will it become enforceable.
The residential lease will include the following information:
Section 5.1.1 Effective d�ates or t�erm of the I�ease.
Section 5.1.2 Parties to the I�ease: i.e. all occupants listed and designated as
adults or minors�
Section 5.1.3 The unit location or apartment number.
Section 5.1.4 The maximum occupancy_
Section 5.1.5 The terms including but not limited to: the rental rate and date
due, late charges, returned check charges, methods of payments, location where rental
payments are accepted, prorations, deposit requirements and allowable uses, cable
cost, gate access, utility payment requirements or adjustments, assigned parking space
designations and any rent incentives in effect.
Section 5.1.6 The policies of the property as updated from time to time, also
known as the House Rules and Regulations, which mav� address - amonq other thinqs
-in��� o limited-�e-the followinq topics:
Noise Personal property responsibility
Waterbeds Liabilities
Housekeeping Crime/drug free housing
Plumbing Use of patio/balconies
Damage Appliance agreements
Vehicles and vehicle parking Satellite dish and/or antennas
Security Pet or Companion Animal Policy
Lockout policy Absences from the R�estricted Ut�nit in
Guest and Visitor occupancies excess of three (3) weeks including
Amenity Area guidelines vacations, military duty, medical
Apartment condition, alterations, conditions or to care for a family
and damages member not residing at the unit
Subletting, Assigning, Subleasing due to serious illness
Unit inspections
Management and Operations — Rental Units Effective �-�--B�TBD
Administrative Plan
Section 5 Leasing Policies and Procedures
T��Residents and all members of the H�ousehold over the age of 18 will be required to
acknowledge receipt of such �rules and requlations.
The Manaqement Companv will notify ���Residents of any violations of ����
the House R�ules and; R�egulations and all other violations of thea� r�esidential#�a� leases in
writing, and where applicable noticed in accordance with applicable law qoverninq
such-� violations.
Section 5.1.7 The policies and regulations regarding notices for vacating.
Section 5.1.8 The policies with regard to condemnation.
Section 5.1.9 The policies regarding attorney's fees and costs.
Section 5.1.10 Notice of applicable laws, such as+� Megan's L�aw and the
requlations qoverninq; �lead-�based �paint and mold, _ , , .
Section 5.1.11 Policies imposed as a part of participating in the Authority's
affordable housing program, if applicable (i.e., annual recertification requirements).
Section 5.1.12 Policies on m�aintenance and entry to R�estricted U�nits, smoke
detector/alarm responsibilities, and definitions of normal wear and tear.
Section 5.1.13 Policies on �standard m�4aintenance and e�mergency r�epairs.
Section 5.1.14 Policies on i�nsurance for r�enters and p�ersonal p�roperty.
Section 5.1.15 Signatures of �e-p-a�Resident (and all members required to sign)
and '!:Manaqement Companv's�[A9] a�4gent.
Section 5.2 LEASE DEPOSITS. Balance of deposit, move-in prorates and the first
full month of rent must be in the form of a money order or cashier's check.
Section 5.3 LEASE PAYMENTS AND LATE CHARGES. All payments for rent and
late charges will be paid at a location st�ated in the r�esidential I�ease.
Section 5.3.1 Rent is d�ue on the�� first of each month.
Section 5.3.2 Rent is late after the close of business on the fifth of each month
��#-at 5:00 p.m. PST unless otherwise provided in the lease .
Section 5.3.3 Late fees will be imposed at 5:01 p.m. PST on the fifth��' of each
month.
Section 5.3.4 All payments of rent, late charges, attorney's fees, cable or any
other payments made to management offices are to be made by personal check (so lonp
Management and Operations — Rental Units Effective �-�-A�TBD
Administrative Plan
Section 5 Leasing Policies and Procedures
as there have been no checks returned for non-sufficient funds in the previous 12
months�, money order, or cashier's checks directly to the management office. NO
CASH PAYMENTS FOR RENT WILL BE ACCEPTED except for a Three (3) Day Pay or
Quit payment.
Section 5.3.5 Payments will be accepted at the location stated in the residential
lease, unless notified in writing by the Manaaement Companv of an alternate
acceptable location ten (10) days prior to rent due date.
-- -- -- -- -- -- - --- ._ . .__. .. ._ ._. . ...
_. .. . .. . - ---- -
Section 5.4 LEASE ��n�ninnn�niTcADDENDA�J-P�A� IN WRITING. All �s
addendat�-s to leases must be in writing and signed by both parties. Oral agreements or
modifications will not be enforceable and shall be void unless written and signed by both parties
at the time of agreement.
Section 5.5 LEASE MODIFICATIONS. Lease modifications will be made to the
residential lease form as necessary to accommodate any changes of the affordable program,
clarification to policies or applicable laws.
Section 5.6 PRE-OCCUPANCY INSPECTION. An authorized representative of the
Manaqement Company and an adult member of the H�ousehold will inspect premises
prior to commencement of occupancy. A move-in inspection form indicating the conditions of
premises will be made, signed, and filed in applicant file.
Section 5.7 RENTAL RATES
Section 5.7.1 Settinq Rental Rates. Rents will be established annually as set
forth in . _ _ , _ ,
��Dnr�r•orl� �ro fnr �c�+;n���-,� rQ-.+o���the Rental Rate Policy.
. �.
Section 5.7.2 Rental Rents Based on Standard Occupancy. Rents will be
established pursuant to California L-a-�-Health and Safety Code Section 50053�-5 as it
relates to standardized occupancy based on unit size, which is one person in the case of
a studio unit, two persons in the case of a one-bedroom unit, three persons in the case
of a two-bedroom unit, four persons in the case of a three-bedroom unit, and five
persons in the case of a four-bedroom unit. Actual occupancies of each unit will be in
accordance with the Occupancv Standards Policy Q�c^�� �+;�„ uo_��Q�
Section 5.7.3 Household Rent. Individual H�ousehold rent shall be established
for a Qualified Household after compilation of all H�ousehold members' sources of
I+ncomes, Aa�ssets and allowable deductions, and proper notification.
Section 5.8 MAINTENANCE AND ENTRY TO RESTRICTED UNITS
Management and Operations — Rental Units Effective �-�-9�TBD
Administrative Plan
Section 5 Leasing Policies and Procedures
Section 5.8.1 Inspection The Manaqement Companv or its agent or
agents shall be allowed to enter the apartment as provided by state law. Upon 24-hour
notice, an authorized representative of the Management Companv� may enter to inspect
the condition of the premises and/or appliances therein. In the event of an emergency,
an authorized representative of the Manaqement Companv has the right to
enter the R�estricted Ut�nit without notice.
—Section 5.8.2 Service Request It is the ��Resident's responsibility to call in
all service requests to the property office location. �ra�Residents must allow
maintenance staff permission to enter the R�estricted U�nit to perform a maintenance
request in the event the ��Resident is not home or schedule an appointment during
the maintenance hours Monday through Friday, between 9:00 a.m. and 5:00 p.m. All
service requests will be responded to within a 24-hour period. After hours
emerqencv service is available.
Section 5.9 LEASE RENEWALS —Leases under consideration for renewal by the
Manaqement Companv must be renewed prior to the stated expiration of the
residential lease or the �r�Resident reverts to a month-to-month tenancy at the maximum
rental rate for the R�estricted U�nit.
Leases under consideration for renewal by the Manaqement Companv for
}nr�Residents that were previously deemed a Qualified Household must recertify their
eligibility status annually in accordance with— Section 6 below.
Section 5.10 NO SUBLETTING The leases shall prohibit subleasing of R�estricted
U�nits in whole or in part.
Section 5.11 LIVE-IN AIDES A Live-In Aide will be allowed, provided he or she is
essential to the care and well-being of an elderly or disabled person who resides within a
R�estricted Ut�nit. The Live-In Aide will be subject to this Plan except where noted and will be
required to sign a consent for the purposes of a background check and an affidavit certifvinq
annuallv that he or she qualifies as a Live-in Aide under Title 24 CFR Section 5.403-�ee#-e#
, . The Live-In Aide will also acknowledge
acceptance of the terms of occupancy in a R�estricted U�nit. _The addition of a Live-In Aide
must not overcrowd the �Restricted Unit as prescribed in the Occupancy Standards
4�nr�nv Ro�nl� i' /I �r►rJ A i�t�h,n�rTtv R��tinr► f�ln. I--I A_�/I,��P�I�CV.
Section 5.12 PETS The leases shall require �a�Residents to comply with the P�et
P�olicy �attached as Exhibit DZ.
Management and Operations — Rental Units Effective �-�-9�TBD
Administrative Plan
Section 6. RECERTIFICATION REQUIREMENTS
Section 6 Recertification Requirements
Section 6.1 REQUIRED ANNUAL RECERTIFICATION. Qualified Households with a
current lease will be required to recertify annually to ensure the H#ousehold remains a Qualified
Household. Failure to recertify will result in the termination of tenancy.
Section 6.1.1 Recertification Appointments. —The Manaqement Company
��g�—will set appointments with the ���Resident to bring in the necessary
documentation for I+ncome and H#ousehold recertification. The Manaqement Company
will set the appointment with the �Resident in advance of the lease
renewal date so as to give proper notice to the T����Residents of any rental rate
adjustment. A�e-r��Resident that an a
, or an a , does not
provide all the proper documentation within 90 days from the date of the request for the
documentation bv the Manaqement Company will be given notice of discontinuation of
assistance and return to the maximum rental rate for the Restricted Unit at the end o# the
lease term. Upon the expiration of the residential lease, .,
t�i-e--��te--��t����� ��ct f�r t#o �pp .the
Resident will revert to a month-to-month tenancv at the maximum rental rate for the
Restricted Unit for a period of not more than six (6) months at which time, with proper
Notices havinq been qiven, the Resident will vacate.
Section 6.1.2 Recertification Documentation. The Manaqement Company
will request the necessary documentation for the purpose of recertifying the
H�ousehold as a Qualified Household, including but not limited to:
Section 6.1.2.a Updated �I+ncome +r�# documentation for all
household members over the age of 18 (except for Live-In Aides), �#i�k�
+��E�esincludinq but i�-not limited to tax returns, pay stubs, bank statements,
unemployment earnings statements, and disability or social security earnings
statements.
Section 6.1.2.b Updated �4A�ssets documentation' for
all Hl�ousehold members over the age of 18 (except for Live-In Aides), �#+S�
including.e� but-+s not limited to documentation of any interest in real property
n�eY +",n � prim�r,� r����'��r�, savings accounts, stocks, bonds, and other
forms of capital investments.
Section 6.1.2.c �11uet pr^����'� ��^�cc�r., D�ocumentation necessary to
verify affordable criteria as listed in Section 4.3 have been met by all H�ousehold
members.
Section 6.1.2.d nn� ��+ n�„";�o nu�o����D�ocumentation necessary to
verify A�pplicant lease requirements in Section 4.2.1 through 4.2.64 have been met by
all H#�ousehold members.
Management and Operations — Rental Units Effective �-9�TBD
Administrative Plan
Section 6 Recertification Requirements
Section 6.1.2.e All members of the H�ousehold must provide proof of
identification that complies with Exhibit B below for copying.
Section 6.1.2.f Authorization and/or signed consent forms to verify or
obtain �n^��Income, A�ssets, identification and employment information for all
H�ousehold members over the age of 18. All H�ousehold members who authorize
release of information or background checks have the rights to privacy under federal
privacy laws.
Section 6.1.2.q Any other information reasonably deemed necessary by
the � Manaqement Company to determine eligibility.
Section 6.1.3 Annual Recertification Confirmation as a Qualified Household.
Upon receipt of all required recertification documentation required by this section, the
Manaaement Companv will confirm that based on the updated documentation
provided by the H�ousehold that the H#ousehold remains qualified. In the event the
H#�ousehold's +Income requires that the +Income ECategory of the H�ousehold be
changed in either direction, the Manaqement Companv�P�+��a�-e-� will adjust the terms of
the new lease to reflect the change in I+ncome CEategory. (The Manaqement
Company�Aa�e� will re-lease R�estricted U�nits according to the I+ncome by Unit
Allocation through vacancies to accommodate the change in +Household Income—e#
_ during recertification.) In the event that a H#ousehold no longer can be
deemed a Q�ualified H�ousehold after recertification, the �a+�Resident will revert to
a month-to-month tenancy at the maximum rental rate for the R�estricted Ut�nit for a
period of not more than six�} months at which time, with proper n�dotices having been
given, the Resident will vacate.
Section 6.2 CIRCUMSTANTIAL OR INTERIM RECERTIFICATION. A circumstantial
or interim recertification may be conducted upon submission of appropriate documentation by a
Household on a case-by-case basis when deemed necessary; by the Manaqement
Company��e�. h„+ „n�„ „n�o �„r;nn +�or,-�, „f �n ��+o���,. Such recertification
��ma�r initiate a new anniversary date for the revised or amended lease on a case bv case
basis. This review may occur for either of the following reasons:
Section 6.2.1 Chanqes in Household Size. Any increase or decrease in
H#ousehold size. Chanqes will only be processed if thev are anticipated to continue for
��60� or more days.
Section 6.2.2 Chanqe of Household Income. Any increase or decrease in
monthly H#�ousehold I+ncome in excess of +,^,on+„-f�,�o+";r+„ �30�} percent�. Chanqes
will only be processed if they are anticipated to continue for �-�60� or more days.
Section 6.2.3 TEMPORARY RECERTIFICATION. Recertification may be done
on a monthly or quarterly basis upon declaration by a��Resident that the
H�ousehold I+ncome has temporarily decreased due to unemployment or disability.
Proof of unemployment or disability will be required.
Management and Operations — Rental Units Effective �-9�TBD
Administrative Plan
Section 6 Recertification Requirements
Section 6.34—ANNUAL INSPECTIONS. At least once annually, an inspection will be
conducted by the Manaqement Companvn"'� to verify that the ��Residents occupying
the R�estricted U�nit have maintained the Restricted �Unit in good condition. Such inspections
will be by appointment, but may or may not require the ���Resident to be present.
Section 6.44�-FALSE STATEMENTS AND WILLFUL OMISSIONS. False statements or
willful omissions made during ##�a�recertification process may result in denial of assistance
or in the recapture by the Authority of the rental assistance for i#�c�,ro"-�^� 1 r3_mnr+th nor���
period in which the amount of rental assistance was affected bv anv false statement or willful
omission.
Management and Operations — Rental Units Effective �--�-9�TBD
Administrative Plan Section 7 Termination of Tenancies and Move-Out Procedures
Section 7 TERMINATION OF TENANCIES AND MOVE-OUT PROCEDURES
Section 7.1 TERMINATION OF TENANCIES OTHER THAN BY EVICTION. The
procedures noted in this Section 7.1 do not apply to evictions.
Section 7.1.1 End of Lease Term. With proper notice, as described in this
section, the Manaqement Companv���}a�� or ��Resident may terminate a
tenancy at the expiration of the residential lease without reason or cause.
Section 7.1.2 Durinq a Lease Term. A tenancy may be terminated during a
lease term without the termination being deemed an eviction under the following
circumstances:
Section 7.1.2.a Death of the sole ��Resident of a Restricted t�Unit.
Section 7.1.2.b -By abandonment of the premises by the ±�e��Resident
as determined in accordance with Civil Code Ssection 1951.3.
Section 7.1.2.c By the determination by the Manaqement
CompanyA���e� of �+�Resident ineligibility under this Plan.
Section 7.1.2.d By written agreement of both the Manaqement
Company ��and the �ra�Resident.
Section 7.1.3 Notices to Vacate for Termination of Tenancies Other Than bV
Eviction. ' ornia l�a�
Section 7.1.3a ��Resident Notices to Vacate. ��Residents
providing a written "Notice of Intent to Vacate'; _ mana�
must give 30 days written notice to the Manaqement Companv, unless a different �
a��e�+;.,o nr^^o,�, ,ro time period for such notice is prescribed by Civil
Code Section 1946 as amended from time to time or �e r'ro�nrihorl hv ,., ,rron+
�; or ae c� .
Section 7.1.3b Manaqement Notices to Vacate. When the
Manaqement CompanyA���a�e� provides a written "Notice of Termination of Tenancy,,,
the Manaqement Companv����K must give , , notice to the
�Resident�� in accordance with applicable law. ia la� ,
e-� rn� i i r) o r) ��-� � rJ nf +h a I o� � ���n�r.,�fT��ppllj�p�Q �� n vr�' �vzra�� .
� ....� �,. � � ..
Section 7.1.4 Move-out Procedures. At such time as a�Resident�� or
Manaqement Company�d��a-�e� provides a Notice to Vacate as detailed in this section,
inspections may be requested and will be conducted in accordance with Civil Code
Section �G§1950.5(f) as amended from time to time.
Section 7.1.4a Notice of Option to Request an Initial Inspection.
Management and Operations — Rental Units Effective �-�--9�TBD
Administrative Plan Section 7 Termination of Tenancies and Move-Out Procedures
��Residents may request an initial inspection of their Restricted U�+nit upon
providing a 30-day vacating notice to the Manaqement Companv���e�. All pre-
inspections must be requested in writing by the �Resident�et�a��, otherwise the
Manaqement Companv���e� will not conduct one. T��
� � ' � / � � � � � � � � � � • � • • � � • • � • �
. � � / . • � � � � . � ■ � ! � � • • ! � . � . � . .
� . . ! � � � • • • � � . � . . . � . � � � • . . � . . •• �
Section 7.1.4b Schedulinq the Initial Move-out Inspection. The
Manaqement Company will �Q���nroo�hlo �� attempte� to
coordinate with the Resident to schedule the initial inspection at a mutuallv aqreeable
time and date. It will not be scheduled more than two weeks prior to the
�Resident�� vacating or the end of the lease date. Scheduling should allow the
T+�Resident ample time to perform repairs and/or cleaning identified
during the initial inspection and relaved to the Resident. The Manaqement
Companv���� will give ±�e�a��Resident at least 48 hours' notice of initial inspection.
Section 7.1.4c Optinq Out of a Pre-Inspection. If the �e�a-�Resident
does not request a pre-inspection, the Manaqement Companv���e� will not conduct
one. Upon the �ra-�Resident vacating, the Restricted Unit will be inspected to
determine the work necessary to prepare the Restricted t�Unit to market and re-lease.
�i�Residents are strongly encouraged to request an initial inspection.
Section 7.1.4d Inspection Exceptions. The Manaqement
Companv���a�-e� is not required to perform an initial inspection if the �Resident
has been served with an eviction notice h�a-�.� statinq that the
��Resident has failed to pay the rent, violated a provision of the lease or the rental
agreement, materially damaged the property, committed nuisance, or used the property
for an unlawful purpose.
Section 7.1.4e Inspection Findinqs. All corrections identified during
any pre-inspection or final inspection will be noted and a copy will be provided to the
T+�Resident as an itemized statement specifying the repairs or cleaning that will be
the basis for deductions to the security deposit. Deductions cannot be taken for
conditions caused by normal wear and tear during tenancy or previous tenancies, or for
cleaning a�e-�—Restricted �Unit that is as clean as it was when the existing
Tt�Resident moved in.
Section 7.1.4f Final Inspection. A final inspection will be scheduled at
the time of move-out. The final inspection will be made to note any remaining items not
addressed by the ��Resident that are still in need of repair or cleaninq.
Section 7.1.4q Resident Presence. Residents mav be present durinq
any of the inspections; however, the inspections may take place in the absence of the
Resident if Resident is not present durinq the scheduled inspection time .
Management and Operations — Rental Units Effective �-�-9�TBD
Administrative Plan Section 7 Termination of Tenancies and Move-Out Procedures
Section 7.1.5 Maintenance and Repairs Necessary Due to Impendinq Move-out.
Any corrections identified during an initial move-out inspection and noted on the itemized
statement may be corrected by the �e�a�Resident by performing any required
maintenance as permitted during the period following the initial move-out inspection
through the termination of the tenancy in order to avoid deductions from the security
deposit. �#e-��onantRo�;,�on+ m�v n�+ r�orf�rm �r�v ro►��ir� th�t �ro r�rnhihi+orJ hv +ho
YE�i-���E�F2;�1--E:�K-�SC .
Section 7.2 TERMINATION OF TENANCY THROUGH EVICTION. This Section 7.2
covers eviction policies and reasons for commencing eviction proceedings.
Section 7.2.1 Reasons for Eviction.
Section 7.2.1 a Violations of the Lease. Violations of any of the lease
terms may result in termination of the lease and eviction. These include but are not
limited to, violations of the Authority's Zero Tolerance Policv (attached as Exhibit
�l+�T��� rJri �n_froo hv,� ���, use of the Restricted Unit for unlawful purposes,
destruction or waste of the Restricted Unit, disruptions of the peaceful enjoyment of
other residents in the community, and any #e#-�-condition caused by the
+��Resident, t"� ��t� �Y� � which constitutes a nuisance or jeopardizes the health and
safety of the �e�Resident or other residents of the community.
Section 7.2.1 b Non-Pavment of Rent. Non-payment of rent is qrounds
for termination of the lease and eviction. Processes for non-payment of rent and the
procedures for filing an unlawful detainer will follow the procedures as outlined in the
California Code of Civil Procedures and the California Civil Code.
Section 7.2.1 c Misrepresentation of Eliqibilitv Under the Plan. False
statements or willful omissions made for the purposes of obtaining or retaining a
R�estricted Ut�nit may result in termination of the lease and eviction.
Section 7.2.2 Eviction Process.
Section 7.2.2a Eviction Notice. Once it has been determined that the
Manaqement Companv���a-ge-� will proceed with an eviction, the Manaqement
Company will serve the �e�Resident with a notice to �c���-ta-��d�--vacate the
��a�-Res+tricted U�nit within the time period provided under California law.
Section 7.2.2b Verification of Occupancv. After the �ra�Resident's
Eviction Notice expires, the Manaqement Company ��g-e-�will attempt to verify
occupancy. If the R�estricted Ut�nit is still occupied and no arrangements have been
made to vacate, proceedings for a court ordered eviction will commence. If the
T+�Resident has vacated, but has an outstanding balance due for the tenancy or
unit repairs and the security deposit is insufficient to cover such costs, the Manaqement
Company���e� will attempt to collect #e�the balance due and may use any remedies
Management and Operations - Rental Units Effective �-�--9�TBD
Administrative Plan Section 7 Termination of Tenancies and Move-Out Procedures
available including court action. In the event there are sufficient monies available within
the security deposit to cover any amounts due from the �Resident�ra�, the deductions
and/or refunds shall be made to the security deposit in accordance with Civil Code
SectionG�� 1950.5 as amended from time to time.
Section 7.2.2c Unlawful Detainer. An unlawful detainer action may�
be filed with the superior court in accordance with California law. This provides �cc��
the �Resident�� the right to pursue a court hearinq reqardinq the merits and leqality
of the eviction '
Section 7.3 REFUND OF SECURITY DEPOSIT. Security deposit refunds will be
processed in accordance with Civil Code Section GG�1950.5 as amended from time to time.
Section 7.3.1 Notification of Itemized Security Deposit Disposition. After
inspection and assessment of the conditions of the vacated Restricted �Unit, and after
C�/'1YY1Y►��+1Y1/'Y 7Y11Y1lY 7Y1/"��/lY Y�YI�IYG� /'lY YD/��1\/IY1lY +%1� ;n,,,,,,,o�ro,,o;n+all necessary cleaninq
and repairs have been performed, the Manaqement Company���e� will notify the
Resident�� of the security deposit disposition within 21 �} days.
The Manaqement CompanyA��;�a�e� will mail or deliver a copy of an itemized statement
indicating the detailed charges against the security received and the amount to be
refunded, if any. Attached to the itemized statement to the Resident�r� shall be
copies of invoices and charges incurred in order to clean or repair the Restricted t�Unit.
Section 7.3.2 ��Resident's Entitlement to Securitv Deposit. If
�Resident�� is not notified as to the disposition of the security deposit within the
required notification period in Section 7.3.1, the �Resident�� shall be entitled to e�-e
"� ���'r��' �c-�e�-�100 percent°�} of the original security deposit amount.
Management and Operations — Rental Units Effective �-9�TBD
Administrative Plan
Section 8 GRIEVANCE PROCESS
Section 8 Grievance Process
Section 8.1 GRIEVANCE APPLICABILITY. This G�rievance p�rocessd-�e shall be
applicable to any Applicants and �Resident��s of the Authority. Grievances that may be
considered under thiese proce�ess will include actions related to the Resident's tenancy
m�rT,-a�t�, but does not apply to ' non-payment of rent and e�#e�-the other matters
governed by Section 7.2. Under no circumstance may a Grievance be filed after issuance of
any notice in accordance with Section 7.2.2. A copy of this '�rocess shall be
provided to all ��Residents.
Section 8.2 GRIEVANCES. The TResidenttenant grievance process is not intended
to replace the normal interactions that will occur between TResidenttenants and the
Manaqement Companv�d��-e�, and is not intended to be used prior to an issue first being
raised with the Property Manager. Only when a�Resident�� has made all attempt� to
resolve a complaint may a complainant seek the following remedies outlined in this process.
Section 8.2.1 Informal Grievance. Any G�rievance shall be presented to the
Propertv �e��-Manager either orally or in writing, within +h;�30} days after the
G�rievance arose so that the G�rievance may be discussed informally and hopefully
resolved.
Section 8.2.1.a. The Property Manager shall meet with the complainant
T��Resident within 24} hours2 if possible, at which time the complainant
may present oral and written evidence or documentation. A written summary of this
discussion, the Property Manaqer's decisionl a-ra�-the reasons for the decision will be
prepared by the Property Manager within five (5) days and a copy of this Gqrievance
report will be provided to the Resident, and a�-copy will #�be
filed in the ' Resident's file. The summary will include a decision
and any steps that will be necessary to resolve any grievances.
Section 8.2.1.b. If the G�rievance is not resolved by the Property
Manager, the Manaqement Company's Regional Supervisor or his or her desiqnee
shall�e meet with r�c���the complainant ��Resident within seven {�days of
meeting with Property Manager, at which time the complainant may present oral and
written evidence or documentation. Summary of the Regional Supervisor's decision and
the reasons therefor #$-will be put in writing within five {�}-days, and a copv shall be
provided to the complainant and a copv filed in the ��Resident's file
Section 8.2.1.c. If not resolved by the Regional Supervisor, the
Manaqement Company's Vice-President or his or her desiqnee #�-shall meet with the
complainant within 14} days of ineeting with the Regional Supervisor, at which
time the complainant may present oral and written evidence or documentation.
Summary of the Vice-President's decision and the reasons therefor will�e be put in
writing within ten (10) days, and a copy to file and complainant.
Management and Operations - Rental Units Effective �-�-9�TBD
Administrative Plan
Section 8 Grievance Process
Section 8.2.2 Informal Hearinq. If the complainant Resident is not satisfied with
the Vice-President's decision, the complainant Resident must submit a written request
within ten�} calendar days after receipt of the summary from the Vice-President, at
which time the Management Company will arrange for an impartial, third party mediation
service to hear the matter within twenty-one (21) days. The complainant Resident will
be afforded fair due process safeguards as prescribed by f�air h�ousing I�aws,
including but not limited to the rights to present oral and written evidence and to be
represented by an attorney. A s�ummary of the mediation service's decision e#
�mnrli��inn ��r.,��Will�e be provided to complainant Resident and a copy to the Authority.
Section 8.2.3 Unresolved Grievances. If the complainant Resident is not
satisfied with the outcome of the process in Section 8.2.1 thro�gh 8.2.2, he or she may
submit a written request to the Executive Director within ten (10) calendar days after
receipt of the summary from the Mediator. The Executive Director shall review the
request within ten (10) days and determine whether the decision should stand, be
revised or reviewed further. The Executive Director shall be the final authority for
purpose of interpretation of the requirements of the Program, upon a written request for
interpretation.
Management and Operations — Rental Units Effective ��TBD
Administrative Plan
EXHIBIT A
MULTI-FAMILY APARTMENTS
Proiect No. Units
� CALIFORNIA VILLAS 141
— 77-107 California Avenue
2 DESERT POINTE
— 43-805 Monterev Avenue
3 LAGUNA PALMS
— 73-875 Santa Rosa
4 NEIGHBORS
73-535 Santa Rosa Wav
ONE QUAIL PLACE
5 72-600 Fred Warinq Drive
6 PALM VILLAGE APARTMENTS
— 73-650 Santa Rosa Way
TAOS PALMS
64
48
24
384
36
� 44-830 Las Palmas Avenue � 6
SANTA ROSA APARTMENTS
$ 73-625 Santa Rosa Wav 20
SENIOR APARTMENTS
9 CANDLEWOC)D 30
74000-74002 Shadow Mountain Drive
� � CARLOS ORTEGA VILLAS
— 77-915 Avenue of the States
11 CATALINA GARDENS
— 73-600 Catalina Way
12 LA ROCCA VILLAS
42-135 Golden Eaqle Lane
13 LAS SERENAS
73-315 Country Club Drive Desert
14 THE PUEBLOS
— 73-695 Santa Rosa Way
15 SAGECREST SENIOR
— 73-811 Santa Rosa Way
72
72
27
150
15
14
Exhibit A
Telephone
(760) 345-0452
(760) 340-6945
(760) 836-1455
(760) 340-6945
(760) 568-9835
(760) 836-1455
(760) 340-6945
�760) 836-1455
(760) 568-3640
�760) 345-1500
(760) 568-3640
(760) 773-9040
(760) 773-9040
(764) 568-3640
(760) 568-3640
Management and Operations - Rental Units Effective �-�-A�TBD
Administrative Plan Exhibit B
EXHIBIT B
NON-EXCLUSIVE LIST OF REQUIRED AND PERMISSIVE BACKGROUND CHECK
INFORMATION BY TYPE OF FUNDING
SOURCE OF
INFO
Law
enforcement
agencies
State /
Federal
Governmenf
INFORMATION
Illega! Drug Use
Drug Use that Interferes with
Health & Safety of Others
FEDERAL FUNDS INVOLVED
INVESTIGATION D/SCLOSURE &
CONSENT
Required Housing Auth.
must require &
applicant must
consent
Required Housing Auth.
must require &
applicant must
consent
Required Housing Auth.
must require &
applicanf must
consent
May obtain Must notify
applicant, if
basis for
denial
FEDERAL FUNDS NOT INVOLVED
INVESTIGATION DISCLOSURE &
CONSENT
May obtain Must nofify
applicanf, if
basis for denial
May obtain Must notify
applicant, if
basis for denial
May obtain Must notify
applicant, if
basis for denial
May obtain Must notify
applicant, if
basis for denial
Sex Offenses
"Serious" crimes
• murder, mayhem,
rape, burg/ary
• hate crimes
• offenses re firearms
/ explosives
• felonies involving
drugs, a/cohol
• domestic vio/ence
Juvenile Records
Arrests Not Resulting in
Conviction
Socia/ Security Numbers
Citizenship / Residency Info
lncome / family composition &
tax info, to verify eligibility
Credit Investigative Consumer Report
Agencies • Credit History
• Character
• Repufation
• Personal
characteristics
• Mode of living
• Convictions
• Civil Actions
• Tax Liens
• Outstanding
Judgments
• Bankruptcies more
fhan 10y prior
� Management and Operations — Rental Units
Prohibited N/A
Prohibited N/A
Required Housing Auth.
musf require &
applicanf must
consent
Required Housing Auth.
must require &
applicant must
consent
Required Housing Aufh.
must require &
applicant must
consenf
May Obtain Housing
Authorify must
notify applicant
May Obtain, Housing
but only if Aufhority must
credit agency notify applicant
has verified
info within
30d of
disc/osure
Prohibited N/A
Prohibited N/A
Prohibited N/A
May Obfain Application
must indicate
disclosure is
voluntary
Prohibited N/A. But, if
Housing Aufh.
Has unsolicited
evidence that
applicant is
undocumented,
it must reject
the application
Required Housing Auth.
must require &
applicant must
consent
May Obtain Housing
Authority must
notify applicanf
May Obtain, Housing
but only if Aufhorify must
credit agency nofify applicant
has verified
info within
30d of
disclosure
Prohibited N/A
Effective �-�-9�TBD
Administrative Plan
SOURCE OF
INFO
Public
Records
Obtained
From Other
Sources;
Interviews
with
Neighbors,
Friends &
Associates
INFORMAT/ON
• Civil judgments more
than 7y old
Relevant background
information
• Creditworthiness
• Credit standing
• Credit capacity
• Civil actions
• Convictions
• Tax Liens
• Outstanding
Judgments
• Character
• General Reputation
• Personal
characteristics
• Mode of Living
FEDERAL FUNDSINVOLVED
INVEST/GAT/ON D/SCLOSURE &
CONSENT
May Obtain Musf nofify
applicant, if
basis for
denial.
Consent
recommended.
Exhibit B
FEDERAL FUNDS NOT INVOLVED
INVESTIGATION DISCLOSURE &
CONSENT
May Obtain Musf notify
applicant, if
basis for
denial.
Consent
recommended.
In addition to credit reporting agencies, background check information may be obtained from
Westlaw, Lexis, DataQuick, Merlin, Choice Point, and similar reputable resources.
Management and Operations — Rental Units Effective �-9�TBD
Administrative Plan
EXHIBIT C
': Housinq Authority of the Countv of Riverside
RIVERSIDE CUUNTY UTILITY AL�OWANCES
ar�ue �ncT Q�v�Rcin� �p.�M1?�y �J-T-lLITy ei i n�nleni��c i�Alo�
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c���. c�r r�+.�ny, ar�
Ur6an �ev�Ir�rrnrat
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u�nitty r� �rvi�: 8�an� � �a 8� ( s e� �
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t [� �
, �
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, i�. Nebar��e $i�;!�'J �t3.i� �15.(� 316.['�! �iT.OD St�_�N0
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�a �aa�'t nw� �2.t10- S��'.�' $��<f�Q 3*i&.OtD 3�9.04i 55�_tf0
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Exhibit C
Management and Operations - Rental Units Effective �-�--9�TBD
Administrative Plan
EXHIBIT D
PET POLICY
PURPOSE
Section 1 Permitted Pets
Exhibit D
Section 1.1. Elderly Households -are allowed to keep common household pets in their
R�estricted U�nit in accordance with this Pet Policy, including one cat or one dog, or either one
or two birds, or fish in an aquarium. All pets must be registered with the Manaqement
Companv���-e� before being brought onto the premises, and registration must be updated
each year at annual re-examination.
Section 1.2. �Residents with a Disability may keep a service :or companion
�ai>>animal in accordance with applicable disability laws. All service animals need to wear
identifying gear such as tags, harnesses, or capes when outside of the R�estricted U�nit.
Section 1.3. An animal cannot be kept on the premises if it (1) has a venomous bite; or
(2) has previouslv bitten anvone. or inti���'�+�nn ,n;m�� ^Y no+ ;� +„ ho Uon+ „n +ho
��e�a-a�a�e�}:
Section 2 Required Fees and Pavments
Section 2.1. The �a-�Resident will be responsible for all reasonable expenses
directly related to the presence of the animal or pet on the premises, including the cost of
repairs and replacement in the R�estricted U�nit, and the cost of animal care facilities if needed.
These charges are due and payable within 30 days of written notification.
Section 2.3 Service animals will not be charged a pet deposit, but the �-e�a+�Resident
is liable for any damage caused by the animal.
Section 2.4. For other animals, the Authority will charge a refundable pet deposit of
$200 for each pet.
Section 2.5. The Authority will refund the unused portion of the deposit to the
�Resident#onant within a reasonable time after the �Resident� moves from the property, or
no longer owns or has a pet present in the ��a�Resident's R�estricted Ut�nit, if the Resident
T+o��no longer has the pet, an inspection of the Restricted t�Unit must be done to provide
evidence that there is no damage to the R�estricted U�nit caused by the pet.
Section 3 Limitations
Section 3.1. Authority's authorization for pet(s) will be given on a year-by-year basis.
Management and Operations — Rental Units Effective �--�--A�TBD
Administrative Plan Exhibit D
Section 3.2. Except for service animals, no pet will be allowed if weight exceeds 25
pounds. The 25-pound limit is for the expected adult weight of the animal.
Section 3.3. Fish aquariums must not exceed 15 gallons of water.
Section 3.4. All pets must be effectively restrained and under the control of a
responsible person when passing through a common area, from the street to the R�estricted
U�nit, etc. Dogs must be on a leash at all times when not in the ��-Restricted Ut�nit.
Section 4 Reqistration
Section 4.1. Registration in accordance with Section 1.1 must include the following: A
certificate signed by a licensed veterinarian stating that the pet has received timely all
inoculations currently required by state and local laws; a picture of the animal must be provided
at time of registration; and the name, address and phone number of person designated
responsible for the pet in the Resident�e-��'s absence.
Section 4.2. All animals or pets are to be spayed or neutered. If animals are not
spayed or neutered and have offspring, the �e�a-r��H#ousehold is in violation of this rule.
Section 5 Sanitation Standards
Section 5.1. Any animal or pet waste deposited must be removed immediately by the
pet owner. �e�a�Residents will take adequate precautions to eliminate any animal or pet
odors within or around the R�estricted Ut�nit and maintain the R�estricted U�nit in a sanitary
condition at all times.
Section 5.2. All animals or pets are to be fed inside the R�estricted Ut�nit. Feeding is
not allowed on porches, sidewalks, patios or other outside area.
Section 6. Potential Problems and Solutions
Section 6.1. �ra�Residents will not permit any disturbances by their pet; �-that
interferes with the quiet enjoyment of other Resident���s�; whether by loud barking,
howling, biting, scratching, chirping or other such activities.
Section 6.2. The Manaqement Companv may enter the Resident��'s
R�estricted U�nit to inspect the premises�,��^�Y^����� �^ ����rr,n+ with notice
appropriate to the circumstances, to investigate a complaint that there is a violation, and/or to
check on a nuisance or threat to health and safety of other �Residents��s.
Section 6.3. If the pet is threatened by the incapacitation or death of the owner (or by
extreme negligence), and the person designated pursuant to Section 4.1 is unwilling or unable
to care for the pet, the Authority may place the pet in a proper facility for up to 30 days at the pet
owner's expense. If there is no other solution at the end of 30 days, the Authority may donate
the pet to a humane society. Cost of this professional care will be borne by the pet owner.
Management and Operations — Rental Units Effective �-�-9�TBD
Administrative Plan Exhibit D
Section 6.4. ���-frn�t-�-���+s� �r���A�nimals and/or pets not owned by
Resident T*-�-r�s, except for service animals, are excluded from the premises.-
Section 6.5. The authorization for a Resident's pet(s) may be revoked at
any time subject to the Authority's G�rievance proce�ss if the pet becomes destructive or a
nuisance to others, or if the �r�Resident fails to comply with this policy.
Section 6.6. Violation of this Pet Policy by a��Resident is subject to:
� Mandatory removal of the pet from the premises within 3 days of notice from the
Authority; �or removal within 24 hours of notice if the violation constitutes a
threat to health or safetv)'f f„--,�� '+ +�� h,n,� ��fo+�� ,�,,,,,�� ,�„+h;�T
; or
� Lease termination proceedings.
Section 7 Indemnification bv Pet Owner
Section 7.1. The �e�Resident shall indemnify, defend and hold harmless the
Authority, the Successor Agency and the City from and against any and all claims, actions suits,
judgments and demands brought about by actions or damages caused by the ��Resident's
pet(s), guide animal, hearing animal, assistance animal, seizure response animal, companion
animal, or emotional support animal. Any injury or damage to persons or property caused by
the �e�Resident's pet(s), guide animal, hearing animal, assistance animal, seizure response
animal, companion animal, or emotional support animal shall be the liability of said
T��Resident. At the �a-�-�Resident's discretion and expense, the ��Resident is
responsible for securing liability insurance for such purpose.
This policy is incorporated by reference into the Lease Agreement signed by the
��+�e�Resident, and therefore, violation of the above p�olicy will be grounds for termination of
the lease.
f�cl;� ����I��ty�� � ��� �l�y � t
Management and Operations — Rental Units Effective �-�-9�TBD
Administrative Plan
EXHIBIT E
Housing Authority Zero Tolerance Policy
Exhibit E
PURPOSE
It is the policy of the Authority that prohibited criminal activity will not be tolerated. "Prohibited
criminal activity" includes violent and drug-related criminal activity or any criminal activity that
threatens the health, safety or right to peaceful enjoyment of other R�esidents or others in the
immediate vicinity in any housing property and/or program administered by the Authority. A
copy of this Zero Tolerance Policy shall be made available to all A�pplicants and
T+���Residents in Authority-administered programs.
POLICY
The Authority will foster crime-free housing by implementing aggressive strategies that will
reflect a zero tolerance of prohibited criminal activities by enforcing the following actions:
Deny or terminate assistance to any H#ousehold containing a member that is currently
engaging in, or has engaged in during a reasonable time before applying (as determined
by the Authority): (a) drug-related criminal activity; (b) violent criminal activity; (c) other
criminal activity that would threaten the health, safety, or right to peaceful enjoyment of
the premises or other R�esidents; or (d) other criminal activity that would threaten the
health or safety of any Authority employee, contractor subcontractor or agent of the
Authority.
2. Applications will also be denied for any other activity that could prove to be detrimental
to the health and safety or right to peaceful enjoyment of the other Tt�-,� �,�,�Residents.
3. Conduct a state and nationwide criminal background check for every H�ousehold
member over 18, to disclose any criminal background information. Any conviction for
criminal, violent behavior or drug activity during a reasonable time before applying (as
determined by the Authority) is automatic grounds for denial.
4. Alert Tt���Residents residing in the Authority owned housing properties about their
obligation to keep R�estricted Ut�nits free from prohibited criminal activity.
5. Incorporate an addendum to all leases that includes grounds for termination of tenancy
due to criminal activity.
6. Provide management with required guidelines for screening potential and existing
T+o-��Residents, inspecting the premises of the property, and taking action against
T+o-��Residents engaged in criminal activity, fraud, or any nuisances.
7. Work collaboratively with law enforcement agencies to assist in the enforcement of the
Zero Tolerance Policy, as well as crime patterns and other potential problems.
��� -��- - �. -- �- •- �
Management and Operations — Rental Units Effective �-9�TBD
Administrative Plan Exhibit F
EXHIBIT F
HOUSING AUTHORITY PROPERTIES RESIDENT SERVICES BUILDINGS
"HOUSE RULES"
!Gf�.t)UP IJ�E P'F�IC�RITIE�
Permission for use of the Resident Services Buildings at
any of the Palm Desert Housinq Authoritv ("Authoritv") Communities shall be granted to
the following on a first- come/first-served basis, subject to the following priorities.
1. Authority ����--Communitv Leasing Office Activities or Meetings.
2. Authority Communitv �'-�e�+oe T��Residents Activities and
Programs organized or approved by the Property Manager (may include daily
routine activities).
3. City of Palm Desert, Successor Aqencv to the Palm Desert Redevelopment Agency,
and o�'m no�o�+ u^, ,�:nry Authority meetings or activities.
Management and Operations — Rental Units Effective �-�-9�TBD
Administrative Plan
RESIDENT SERVICES BUILDINGS
HC�U�E F��LE�
Exhibit F
1. Operations Hours are 8:00 a.m. to 5:00 p.m., Monday through Friday, except City
observed Holidays which are as follows: New Year's Day, New Year's Eve,
Martin Luther King Jr. Birthday, President's Day, Memorial Day, Independence
Day, Labor Day, Veteran's Day, Thanksgiving Day, and Christmas Day, and
Christmas Eve. The Executive Director, at
his/her discretion, may authorize alternate operating hours from time to time with
the proper facility supervision.
2. No disorderly or illegal conduct shall be permitted during any activities or
programs offered in or during the use of the Resident Services Buildings.
3. Smoking is prohibited in the Resident Services Buildings and within 40 feet of all
entrances or exits.
4. Pets, other than those assisting persons with disabilities, are not permitted on the
Resident Services Buildings property.
5. No food or drink is allowed inside the Resident Services Buildings building except
during organized functions.
6. No alcoholic beverages or controlled substances of any kind are permitted on the
Resident Services Buildings property.
7. The Resident Services Buildings is not responsible for lost or stolen items. It is
strongly recommended that items of value not be brought into the building or on
the premises.
8. Access to the Resident Services Buildinq is such that
,-+o��n+�Residents and attendees will be walking through residential
communities. Courtesy for the quiet enjoyment of the surrounding R�esidents
should be considered at all times.
9. Prior written approval is required from the Manager for equipment and
services brought in and not directly provided by the Resident Services Buildings.
10. All children under the age of 10 must be accompanied by an adult over the age
of 18. *Note: accompany means within close proximity (withina� arm's-distance
f^r o��mn�o). _Youth organizations (ages 11-18) must have one adult to five
minors in attendance who shall remain in the Resident Services Buildings for the
duration of the activity.
Management and Operations — Rental Units Effective �-�-9�TBD
Administrative Plan
Exhibit F
11. The Resident Services Buildings is provided for qatherinqs and events in an "as
is" condition. "As is" means that the facility user may not remove or displace
furniture and/or other fixtures such as tables, chairs, etc. (collectively "fixtures")
or add or bring in additional fixtures not already provided, and therefore such
fixtures must stay in the same location as originally provided by the �3e-�
Manager; decorations on walls, tables and other locations, may not be removed,
displaced or covered up in any way. If there are any questions regarding this
rule, please contact the Manager prior to use of the facility. The
Manager has the right to inspect the Resident Services Buildings while
in use to ensure compliance with this provision. Failure to comply with this
provision, the event is subject to immediate cancellation/revocation at the
discretion of the �$�e-��Manager.
12. Tape, nails, tacks, putty, screws, staples, decals, powders, wax, paint, etc., are
not permitted in/on the walls, floors, ceilings or fixtures. Rice, birdseed, confetti,
glitter and similar materials may not be thrown inside or outside the facility. No
smoke/fog machines are allowed to be used. Music devices may be acceptable,
however, prior written approval from the Manaqer is required.
13. All users of the facility shall be aware of the maximum occupancy of �-84the
Resident Service Buildinq and enforce that it is not exceeded. Doors must
remain unlocked during hours of use.
14. In addition to the House Rules and regulations governing the use of the
Resident Services Buildings, all users shall also comply with all applicable local
ordinances of the City of Palm Desert and state and federal laws. Failure to
comply with said rules may subject a user from entering the premises.
15. Facility users may not list the City of Palm Desert, the Successor Aqencv, or the
Authoritv�+c Q��'�„�'^�mont ,4g �^����oucin as a sponsor of the
activity and may not list the Resident Services Buildings phone number as the
contact in any written materials associated with any event. The �eye-�
Manager may require copies of all promotional materials used in conjunction with
the use of the facility. Failure to comply with such a request may result in
cancellation of the event.
16. Parking is not available on-site. All facility users will be required to make their
own provision for parking.
17. All users of facility shall be responsible for cleanup after each meeting. Tables
and chairs must be wiped clean after any event.
18. The City of Palm Desert, the+� Q��� '�-n�—Successor Agency, and the
Authority assume� no legal responsibility and are not liable for personal
Management and Operations — Rental Units Effective �-�-9�TBD
Administrative Plan
Exhibit F
injuries, thefts or losses of private property while on or using the Resident
Services Buildings and associated facilities.
19. Facilities and equipment are to be left in the same condition as they were prior to
the event.
20. Violation of any of these rules by any user during occupancy shall be sufficient
cause for denying further use of the Resident Services Buildings facility to the
organization.
26. These House Rules are issued for specific use of the facility and for specific
hours and the premises must be vacated as scheduled.
27. Failure to observe any rules, regulations, and ordinances of the City of Palm
Desert may be sufficient cause for denying further use of the Resident Services
Buildings facility.
28. Fights, vandalism or unacceptable behavior occurring during an event shall
cause immediate cancellation of the event.
I, the undersigned, acknowledge that I have read all the rules listed above regarding the use of
the Resident Services Buildings and agree to abide by such rules and regulations as set forth by
the �--e�Palm Desert Housing Authority.
Print Name (���Resident)
Signature
Date
Management and Operations — Rental Units Effective �--�-A�TBD
Administrative Plan
EXHIBIT G
SMOKE-FREE POLICY
PURPOSE
Section i . Findings
Exhibit F
Secti�n 1.1 On December 10, 2009 the City of Palm Desert (the "City") approved
Ordinance No. 1200 regulating smoking throughout the City to promote public health, safety,
and welfare by discouraging the inherently dangerous behavior of smoking around non-
smokers, especially children; and by protecting the public from exposure to secondhand smoke
where they live, work, and play.
Secti�n 1.2 In accordance with the purposes of Ordinance No. 1200, the Palm Desert
Housing Authority (the "Authority") has declared all of the owned, operated, restricted or
otherwise controlled Authority Properties ("Authority Properties") to be smoke free communities
to insure the quality of air and the safety of its residents.
S�ct�c�r� 1.3 _,�_Ordinance No. 1200 and this policy recognize there is no constitutional
right to smoke.
Sect�on 1.4 The efforts to designate Authority Properties as smoke-free does not
make the Authority or any of its managing agents the guarantor of health of any person or the
smoke-free condition of any property. The Authority will take reasonable steps to enforce the
Smoke-Free Policy but shall not be required to take to take any action unless the Authority or
any of its managing agents has actual knowledge of the smoking and the identity of the
responsible resident.
S�c�ic�n 2. Definitions
A. "Affordable Residential Community" means a residential property containing two (2) or
more units that are owned, operated and restricted or otherwise controlled by the
Authority.
B. "Authority Property (-ies)" means any community owned, operated restricted or
otherwise controlled by the Authority from time to time.
C. _"City" means the City of Palm Desert, and its related entities including the Authority.
D. "Community" see definition for Affordable Residential Community.
E. "Reasonable distance" means a distance of twenty (20) feet from the community, or
such larger area as the City Manager/Executive Director reasonably determines in
writing to be necessary in a given circumstance to ensure that occupants of the
Affordable Residential Community an area in which smoking is prohibited are not
exposed to secondhand smoke created by smokers outside the area.
F. "Resident" means anyone included on a current lease agreement for any unit in an
Authority Property.
Management and Operations — Rental Units Effective �-�-B�TBD
Administrative Plan
Exhibit F
t�. _"Secondhand smoke" means smoke or vapor from tobacco, nicotine, any weed or plant
� created by the burning, carrying, or operating of any lighted pipe, hookah, cigar,
cigarette, cannabis product, other tobacco product, electronic cigarette or similar kind of
smoking equipment, and the smoke or vapor exhaled by an individual who engages in
smoking.
N. "Smoke-free Community" means that smoking is prohibited in all areas of the
community, including but not limited to community rooms, community bathrooms,
lobbies, reception areas, hallways, laundry rooms, stairways, offices and elevators,
within the interior of all units, and within the perimeter outside of the buildings including
entry ways, porches, balconies, and patios (to be established in accordance with this
policy).
"Smoking" or to "Smoke" means holding, possessing, or operating any lighted pipe,
hookah, cigar, cigarette, cannabis product, other tobacco product, electronic cigarette or
similar kind of smoking equipment that is emitting smoke or vapor from tobacco, weed,
plant, or nicotine product.
Section 3. Smoking Regulation
5�ction 3.1 Smoking is prohibited in all areas of an Affordable Residential Community
owned, operated, restricted or otherwise controlled by the Authority.
Section 3.2 "No Smoking" signs will be posted at the entrance area of each Affordable
Residential Community.
S�ctic�n 3.3 All residents of an Affordable Residential Community are required to sign
an acknowledgement that they have received and read a copy of this policy and that they will
observe all rules related to smoking.
Sectians 3.4 Residents are responsible for the actions of their household, their guests,
and visitors.
Sect�on 3.� Failure to adhere to any of the conditions of this policy will constitute both
a material non-compliance with the rental/lease agreement and a serious violation of the rental
agreement.
Sect��n 3.� Residents will be responsible for all costs to remove smoke, odor, or
residue upon any violation of this policy.
S�c�io� 3.� Any resident who smells smoke in an Affordable Residential Community
or otherwise observes a violation of this policy should report this to the Authority Property
manager as soon as possible. No person shall harass or attempt to intimidate any person
seeking to obtain compliance with this policy.
Section 3.8 This policy does not require residents to quit smoking in order to live in an
Authority Property. Authority staff will provide information regarding smoking cessation
resources to residents who wish to quit smoking.
Management and Operations — Rental Units Effective �-�-9�TBD
Administrative Plan Exhibit F
5ection �. Implementation Timeline and Procedure
S�ction �.1 __�__This policy shall be implemented as follows:
All Affordable Residential Communities owned, operated, restricted or otherwise
controlled by the Authority will be 100% smoke free from the date this resolution is
implemented, provided the Authority has satisfied all notice requirements provided under the
laws of the State of California.
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RESIDENT ACKNOWLEDGEMENT
As head of household, I hereby acknowledge that I have received, read, and that I understand
the above smoking policy and I agree to abide by the provisions. I understand acknowledge that
failure to comply with any part is cause for termination of my lease.
Resident Signature:
Resident (Printed) Name:
Authority Property:
Apartment Number:
Date:
� Management and Operations — Rental Units Effective �-1--9�TBD