PART 1. TEXAS DEPARTMENT OF HOUSING AND COMMUNITY AFFAIRS
CHAPTER 23. SINGLE FAMILY HOME PROGRAM
SUBCHAPTER F. TENANT-BASED RENTAL ASSISTANCE PROGRAM
10 TAC §23.61
The Texas Department of Housing and Community Affairs (the "Department") adopts on an emergency basis amendments to 10 Texas Administrative Code ("TAC"), Chapter 23, Subchapter F, concerning §23.61, Tenant-Based Rental Assistance (TBRA) General Requirements.
REASONED JUSTIFICATION: On October 13, 2017, the U.S. Department of Housing and Urban Development Department ("HUD") provided waivers to certain regulations in the federal HOME Final Rule at 24 CFR Part 92. The purpose of the adopted amendments is to conform the Department's rule to the current federal rule regarding TBRA eligibility given the waivers provided by HUD to effectuate the timely provision of TBRA assistance to households registered with FEMA. The immediate applicability of these federal waivers requires adoption of this rule on fewer than 30 days notice.
STATUTORY AUTHORITY. The amendments are adopted on an emergency basis pursuant to Tex. Gov't Code §2001.034 regarding emergency rule making, and §2306.053, which authorizes the Department to adopt rules.
The adopted amended section affects no other code, article, or statute. An identical rule is expected to be adopted through the regular rulemaking process within the next 120 days.
§23.61.Tenant-Based Rental Assistance (TBRA) General Requirements.
(a) The Household must participate in a self-sufficiency program.
(b) The amount of assistance will be determined using the Housing Choice Voucher method.
(c) Households certifying to zero income must also complete a questionnaire which includes a series of questions regarding how basic hygiene, dietary, transportation, and other living needs are met.
(d) The minimum Household contribution toward gross monthly rent must be ten percent of the Household's gross monthly income.
(e) Activity funds are limited to:
(1) rental subsidy: Each rental subsidy term is limited to no more than twenty-four (24) months. Total lifetime assistance to a Household may not exceed thirty-six (36) months cumulatively, except that a maximum of twenty-four (24) additional months of assistance, for a total of sixty (60) months cumulatively may be approved if:
(A) the Household has applied for a Section 8 Housing Choice Voucher, HUD Section 811 Supportive Housing for Persons with Disabilities, HUD Section 811 Project Rental Assistance Demonstration, or HUD Section 202 Supportive Housing for the Elderly Program, and is placed on a waiting list during their TBRA participation tenure; and
(B) the Household has not been removed from the waiting list for the Section 8 Housing Choice Voucher, HUD Section 811 Supportive Housing for Persons with Disabilities, HUD Section 811 Project Rental Assistance Demonstration, or HUD Section 202 Supportive Housing for the Elderly Program due to failure to respond to required notices or other ineligibility factors; and
(C) the Household has not been denied participation in the Section 8 Housing Choice Voucher, HUD Section 811 Supportive Housing for Persons with Disabilities, HUD Section 811 Project Rental Assistance Demonstration, or HUD Section 202 Supportive Housing for the Elderly Program while they were being assisted with HOME TBRA; and
(D) the Household did not refuse to participate in the Section 8 Housing Choice Voucher, HUD Section 811 Supportive Housing for Persons with Disabilities, HUD Section 811 Project Rental Assistance Demonstration, or HUD Section 202 Supportive Housing for the Elderly Program when a voucher was made available.
(2) security deposit: no more than the amount equal to two (2) month's rent for the unit.
(3) utility deposit in conjunction with a TBRA rental subsidy.
(f) The payment standard is determined at the date of assistance. The payment standard utilized by the Administrator must be:
(1) for metropolitan counties and towns, the current U.S. Department of Housing and Urban Development (HUD) Small Area Fair Market Rent for the Housing Choice Voucher Program;
(2) for nonmetropolitan counties and towns, the current HUD Fair Market Rent for the Housing Choice Voucher Program;
(3) for a HOME assisted unit, the current applicable HOME rent; or
(4) the Administrator may submit a written request to the Department for approval of a different payment standard. The request must be evidenced by a market study or documentation that the PHA serving the market area has adopted a different payment standard. An Administrator may request a Reasonable Accommodation as defined in §1.204 of this title for a specific household if the household, because of a disability, requires the features of a specific unit, and units with such features are not available in the Service Area at the payment standard.
[(g) The lease agreement start date
must correspond to the date of the TBRA rental coupon contract, and
the rent reasonable analysis must be conducted prior to the date of
the TBRA rental coupon contract.]
(h)] Activity soft costs
are limited to $1,200 per Household assisted for determining Household
income eligibility, including recertification, and conducting Housing
Quality Standards (HQS) inspections. All costs must be reasonable
and customary for the Administrator's Service Area.
(i)] Funds for administrative
costs are limited to 4 percent of Direct Activity Costs, excluding
Match funds. Funds for administrative costs may be increased an additional
1 percent of Direct Activity Costs if Match is provided in an amount
equal to 5 percent or more of Direct Activity Costs.
[(j) Rental units must be inspected
prior to occupancy, annually upon Household recertification, and must
comply with HQS established by HUD.]
(k)] Administrators must
have a written agreement with Owner that the Owner will notify the
Administrator within one (1) month if a tenant moves out of an assisted
unit prior to the lease end date.
(l)] Administrator must
not approve a unit if the owner is by consanguinity, affinity, or
adoption the parent, child, grandparent, grandchild, sister, or brother
of any member of the assisted Household, unless the Administrator
determines that approving the unit would provide Reasonable Accommodation
for a Household member who is a Person with Disabilities. This restriction
against Administrator approval of a unit only applies at the time
the Household initially receives assistance under a Contract or Agreement,
but does not apply to Administrator approval of a recertification
with continued tenant-based assistance in the same unit.
(m)] Administrators must
maintain Written Policies and Procedures established for the HOME
Program in accordance with §10.610 of this title, except that
where the terms Owner, Property, or Development are used Administrator
or Program will be substituted, as applicable. Additionally, the procedures
in subsection (m) [ (n)] of this section (relating
to the Violence Against Women Act (if in conflict with the provisions
in §10.610 of this title)) will govern.
(n)] Administrators serving
a Household under a Reservation Agreement may not issue a Certificate
of Eligibility to the Household prior to reserving funds for the project.
(o)] Administrators are
required to comply with regulations and procedures outlined in the
Violence Against Women Act (VAWA), and provide tenant protections
as established in the Act.
(1) An Administrator of Tenant-Based Rental Assistance must provide all Applicants (at the time of admittance or denial) and Households (before termination from the Tenant-Based Rental Assistance program or from the dwelling assisted by the Tenant-Based Rental Assistance Coupon Contract) the Department's "Notice of Occupancy Rights under the Violence Against Women Act", (based on HUD form 5380) and also provide to Households "Certification of Domestic Violence, Dating Violence, Sexual Assault, or Stalking" (HUD form 5382) prior to execution of a Rental Coupon Contract and before termination of assistance from the Tenant-Based Rental Assistance program or from the dwelling assisted by the Tenant-Based Rental Assistance coupon contract.
(2) Administrator must notify the Department within three (3) calendar days when tenant submits a Certification of Domestic Violence, Dating Violence, Sexual Assault, or Stalking and/or alternate documentation to Administrator and must submit a plan to Department for continuation or termination of assistance to affected Household members.
(3) Notwithstanding any restrictions on admission, occupancy, or terminations of occupancy or assistance, or any Federal, State or local law to the contrary, Administrator may "bifurcate" a rental coupon contract, or otherwise remove a Household member from a rental coupon contract, without regard to whether a Household member is a signatory, in order to evict, remove, terminate occupancy rights, or terminate assistance to any individual who is a recipient of TBRA and who engages in criminal acts of physical violence against family members or others. This action may be taken without terminating assistance to, or otherwise penalizing the person subject to the violence.
The agency certifies that legal counsel has reviewed the emergency adoption and found it to be within the state agency's legal authority to adopt.
Filed with the Office of the Secretary of State on December 15, 2017.
Timothy K. Irvine
Texas Department of Housing and Community Affairs
Effective date: December 15, 2017
Expiration date: April 13, 2018
For further information, please call: (512) 475-0908