1. home and garden

packet
PROPERTY
MANAGEMENT
PLAN
Occupancy Monitoring Unit
213-808-8943
213-808-8929
Fax 213-808-8965
PROPERTY MANAGEMENT PLAN PACKET
TABLE OF CONTENTS
INTRODUCTORY
SECTION
‘ Letter of Introduction
‘ Overview of Program Reporting Requirements:
i Major Projects
i HOME Investment Partnerships Program
i Earthquake Emergency Loan Program
SECTION 1:
PROPERTY MANAGEMENT PLAN
‘ Owner Reply Form
‘ Tips for Completing the Property Management Plan (PMP)
‘ Property Management Plan
SECTION 2:
AFFIRMATIVE MARKETING OUTREACH
(Mandatory for Projects with 5 Units or More)
‘ Affirmative Marketing Goals and Procedures
‘ Affirmative Marketing Documentation:
i Vacancies Notification Log
i Applicant Demographics Log
‘ Listing of Social Service Agencies
‘ Social Service Agencies - Owner’s Contact List
‘ Flyer Tips
‘ Equal Housing Opportunity Logo and Statement
PROPERTY MANAGEMENT PLAN PACKET
TABLE OF CONTENTS
SECTION 3:
LEASE-UP
‘ Procedural Guideline for Tenant Selection
‘ About the Mandatory Addendum to Lease or Rental Agreement
‘ Mandatory Addendum to Lease or Rental Agreement:
i Major Projects and HOME Investment Partnerships Program
i Earthquake Emergency Loan Program
‘ Lease Waiver
SECTION 4:
PROJECT AND TENANT CERTIFICATION INFORMATION
‘ Tenant Income and Rent Certification Description
‘
‘
‘
‘
‘
‘
‘
‘
‘
‘
‘
‘
SECTION 5:
Letter to Residents (English)
Letter to Residents (Spanish)
Income Inclusions, Exclusions, and Asset Consideration
Utilities Chart
Tenant Income and Rent Certification Form Instructions (for Owners)
Tenant Income and Rent Certification Form (English)
Tenant Income and Rent Certification Form (Spanish)
Verification of Employment and Earnings
Certification of Day Labor Earnings and Employment (English)
Certification of Day Labor Earnings and Employment (Spanish)
Certificate of Continuing Program Compliance
Occupancy Summary
CODE ENFORCEMENT
‘ Preparing Residential Property for the Housing Habitability Inspection
AN INTRODUCTION TO COMPLIANCE MONITORING
Fo r t he M u lt ifa m ily affo rd ab le h o usin g lo an pr og ra m s
Administered By The Los Angeles Housing Department (lahd)
Thank you for helping to provide safe, decent and affordable housing to the residents of Los
Angeles by securing a multi-family housing rehabilitation loan administered by the City of Los Angeles.
As a condition of the type of funding you received, you agreed to certain occupancy and rent restrictions,
as well as other accompanying affordability and reporting requirements. These requirements are set forth
in the Regulatory Agreement (Covenant) attached to your Loan Agreement, which is recorded against the
property for the term of the Covenant regardless of the loan term, its repayment, or transference of
property ownership. The Occupancy Monitoring Section of the Los Angeles Housing Department (LAHD)
monitors all covenants administered by LAHD. We welcome you and look forward to working with you for
the duration of your Covenant.
Your Covenant requires you to implement a City-approved Property Management Plan describing
how you will market and manage your property. The Property Management Plan packet has been provided
to guide you in the management of your affordable units. It contains a standardized Property Management
Plan form and other forms required for reporting the information requested in the Plan. It also contains
compliance certification documentation and reporting forms for the restricted units on your property, to be
submitted at initial lease-up, annually, and as requested by LAHD. All properties are required to have a
tenant selection plan. In addition, for properties with five or more units, an affirmative marketing outreach
plan is also required.
It is important that you review your Covenant for specific affordability requirements. A general
summary of your program’s affordability and reporting requirements, based on your funding source, as well
as an Owner Reply Form have been included in the packet to ensure the accurate completion and
submission of all required documents. Please complete the Owner Reply Form and attach all
documentation to it. Failure to fully complete the Owner Reply Form and submit all required documentation
to LAHD at the address below could delay processing or result in a finding of non-compliance. If you have
received, completed and submitted the management plan, it is not necessary to resubmit it.
Again, thank you for your participation in providing affordable housing to the residents of Los
Angeles. If you have any questions or need assistance in completing the compliance certification process,
please contact Occupancy Monitoring at (213) 808-8943 or (213) 808-8929.
Los Angeles Housing Department
Housing Services
1200 W est 7 th Street, 9 th Floor
Los Angeles, CA 90017
Attention: Occupancy Monitoring
LOS ANGELES HOUSING DEPARTMENT
MAJOR PROJECTS (MIXED-FUNDED)
AFFORDABILITY AND ANNUAL COMPLIANCE REPORTING
REQUIREMENTS
OCCUPANCY• RENT AND INCOME REQUIREMENTS:
All assisted units must be occupied or held vacant and available for rental at affordable rates by households whose
income does not exceed the HUD determined median income level mandated in the covenant. Please review your
A utility allowance, as
covenant for your Program's occupancy, rent and income affordability requirements.
defined by the Housing Authority of the City of Los Angeles (HACLA), must be deducted from the rent for
tenant-paid utilities to determine the maximum allowable rent (MAR). Contact LAI-ID to determine whether
subsidized rent for Section 8 units must be within the Program rent limits.
INITIAL INCOME CERTIFICATION AND VERIFICATION:
All households upon initially occupying a restricted unit must certify their projected gLQss income by completing a
Tenant Income and Rent Certification Form (Tenant Form), which is signed by both owner and the tenant.
Owner must also verify the tenants' projected • income reported on the Tenant Form by examining and
submitting copies of the tenants' Income Source Documents, such as pay stubs, check stubs from SSI awards, etc.
All income certification and verification documents must be current within six months. The Section 8 definition
of income must be used to qualify tenants. Tax returns are not acceptable. A copy of the Tenant Form must be (a)
given to the tenant, (b) maintained in the owner's files, and (c) submitted to the City.
ANNUAL COMPLIANCE REPORTING:
Owners must certify the tenants' projected •ross income by submitting a Tenant Income and Rent Certification
Form for all households in a restricted unit (a) annually or if applicable to your program guidelines, (b) whenever
there is a change in household composition or size, and (c) upon request. Owners must verify the tenants'
projected gross income for all households in a restricted unit by examining and gubmitting Income Source
Documents (a) annually or if applicable to your program guidelines, (b) whenever there is a change in household
composition or size, and (c) upon request.
Owners must also verify their continued compliance with the affordability terms of their covenant by completing,
signing and submitting a Certificate of Continuing Program Compliance and an Occupancy Summary (a) at
lease-ul•, (b) annually, and (c) upon request.
TENANT-OWNER AGREEMENT:
Owner must complete a Mandatory Addendum to Lease or Rental Agreement, signed by owner and tenant, for
every tenant household (a) at lease-up and (b) upon request. The Addendum ensures owner-tenant cooperation
with program rules. A copy of the Addendum must be given to the tenant, maintained in the owner's files and a
copy submitted to the City. Owner is required to Lease restricted units for not less than one year. If both owner
and tenant do not wish an annual lease, then a Lease Waiver must be signed and placed into the tenant's file.
INCREASE IN TENANT INCOME:
See program guidelines or the Covenant or consult with LAHD. (Note: If the project has HOME funds, see
HOME affordability requirements. For a project with both HOME and LIHTC funds, the rents for over-income
tenants are not adjusted). (Note: Rent increases are subject to the terms of the lease and local rent stabilization
laws).
TENANT NOTIFICATION:
Owners must notify tenants when the Covenant's
LAHD with written evidence of such notice, at a
rental; Co) one year prior to the expiration date; and
affordabilty period is scheduled to expire, and must provide
minimum, on the following three occasions: (a) prior to initial
(c) 90 days prior to the expiration date.
PROPERTY MAINTENANCE AND FILE MAINTENANCE:
All owners must complete a Property Management Plan describing how they will market and manage the
property. The City reserves the right to make periodic on-site inspections of all units in the property in order to
determine owner compliance with Housing Quality Standards and to verify the tenant information submitted by
Compliance documents must be kept current and available for inspection at any time. Owners must keep
owners.
file copies of all compliance documents, including income source documents, for five years after Covenant
expiration.
LOS ANGELES HOUSING DEPARTMENT
HOME AFFORDABILITY AND ANNUAL COMPLIANCE REPORTING REQUIREMENTS
(See HUD Website for Complete Regulations: http•//www.hud.g•v•8•/••c•s/cpd/a••rdab•eh•using/•awsandr•gs/r•gs/h•m•/ind•x.cfm)
OCCUPANCY, RENT AND INCOME REQUIREMENTS (24CFR92.252):
All HOME-assisted units in projects with four or less units must be occupied or held vacant and available for rental at affordable rates by
households whose income does not exceed the following percentages of the HUD determined median income: all restricted units must be
rented to households initially at or below the 60% income level, and subsequently at or below the 80% income level, at the high HOME
rent level. A utility allowance must be deducted from the HOME rents for tenant-paid utilities to determine the maximum allowable rent.
Subsidized rent for Section 8 tenants must be within the HOME program rent limits.
All HOME-assisted units in projects with five or more units must be occupied or held vacant and available for rental at affordable rates
by households whose income does not exceed the following percentages of the HUD determined median income: (1) 20% of the traits must
be rented to tenants at or below the 50% income level at the low HOME rent level; (2) The remainder of the restricted units must be rented
to households as indicated in the paragraph above.
INCOME CERTIFICATION AND VERIFICATION (24CFR92.203 & CFR92.252):
All households occupying a restricted unit must certify their projected gross income by completing a Tenant Income and Rent
Certification Form (Tenant Form), which is signed by both owner and the tenant, and submitted by owner at the following times: (a) at
lease-u•; (b) •; and (c) upon request. At the time of lease-up of new tenants and every six years for recertifying tenants, owners
must also examine and submit current (within 6 months) Income Source Documents, such as pay stub, SSI award statements, etc., which
verify the proiected annual income reported on the Tenant Form. The Section 8 definition of income must be used to qualify tenants and
to calculate rent adjustments. Tax returns are not acceptable.
ANNUAL COMPLIANCE REPORTING (24CFR92.252):
On an annual basis, owners must verify their continued compliance with the affordability terms of their covenant by completing, signing
and submitting a Certificate of Continuing Program Compliance and an Occupancy Summary. Owners must also annually certify
project rents and tenant income eligibility by submitting a Tenant Income and Rent Certification Form for all households in a restricted
unit and income verification for new tenants.
TENANT-OWNER AGREEMENT (24CFR92.2537:
A Mandatory Addendum to Lease or Rental Agreement (Addendum), signed by both owner and tenant, must be completed for every
tenant household (a) at lease-up and (b) upon request. The Addendum ensures owner-tenant cooperation with HOME program rules and
outlines lease terms prohibited by HUD. A copy of the Addendum must be given to the tenant, maintained in the owner's files and a copy
submitted to the City along with the Tenant Form. HUD requires Leases for restricted units to be not less than one year. If both owner
and tenant do not wish an annual lease, then a Lease Waiver must be signed and placed into the tenant's file.
INCREASE IN TENANT INCOME (24CFR92.252):
When a tenant's income, upon reexamination, exceeds the 50% median income limit in a Low HOME Unit, the unit becomes a High HOME
Unit, and rent for the unit may be increased to High HOME rent after the owner replaces the income ineligible unit with an existing 50%
income eligible unit, or rents the next available comparable vacant "floating" unit or HOME-assisted "fixed" trait to a 50% of median
income eligible tenant. When a tenant Household's income, upon reexamination, exceeds the 80% median income limit, the owner must
charge the tenant the lessor ofmarket rent or 30% ofthe tenant's monthly adjusted income for rent and utilities. In projects where the units
"float," the owner must replace the income ineligible unit with an existing income eligible unit or, rent the next available comparable vacant
unit to an income eligible household. Rent increases for "floating" units may not exceed market rates for a comparable, unassisted unit.
In projects where the HOME rent and occupancy requirements are "fixed" to specific units throughout the affordability period, there is no
rent cap other than what is mandated by local law and the tenant's lease. (Note: The rents remains restricted for over-income tenants in
units with both HOME and LIHTC)
TENANT NOTIFICATION:
Owners must notify tenants when the Covenant's affordabilty period is scheduled to expire, and must provide LAHD with written evidence
of such notice, at a minimum, on the following three occasions: (a) prior to initial rental; (b) one year prior to the expiration date; and (c)
90 days prior to the expiration date. The initial Covenant expiration notification is imbedded into the Addendum and must be filled in
by the owner.
PROPERTY MAINTENANCE (24CFR92.251) AND FILE MAINTENANCE (24CFR92.508(a)(3)):
All owners must complete a Property Management Plan describing how they will market and manage the property. The City reserves
the right to make periodic on-site inspections of all units in the property in order to determine owner compliance with Housing Quality
Standards and to verify the tenant information submitted by owners. Compliance documents must be kept current and available for
inspection at any time. Owners must keep file copies of all compliance documents, including income source documents, for five years after
Covenant expiration.
LOS ANGELES HOUSING DEPARTMENT
EARTHQUAKE EMERGENCY LOAN PROGRAM
AFFORDABILITY AND COMPLIANCE REPORTING REQUIREMENTS
OCCUPANCY, RENT AND INCOME REQUIREMENTS:
All assisted units must be occupied or held vacant and available for rental at affordable rates by households whose
income does not exceed the HUD determined median income level mandated in the covenant. Please review your
A utility allowance, as
covenant for your Program's occupancy, rent and income affordability requirements.
defined by the Housing Authority of the City of Los Angeles (HACLA), must be deducted from the rent for
tenant-paid utilities to determine the maximum allowable rent (MAR). Contact LAHD to determine whether
subsidized rent for Section 8 units must be within the Program rent limits.
INCOME CERTIFICATION AND VERIFICATION:
Owners must certify the tenants' projected gross income by submitting a Tenant Income and Rent Certification
Form (Tenant Form) for all households in a restricted unit (a) at lease-up, (b) whenever there is a change in
household composition or size, and (c) upon request. The Tenant Form is signed by both owner and the tenant.
Owners must also verify the tenants' projected moss income reported on the Tenant Form by examining and
submitting copies of the tenants' Income Source Documents, such as pay stubs, check stubs from SSI awards, etc.
All income certification and verification documents must be current within six months. The Section 8 definition
of income must be used to qualify tenants. Tax returns are not acceptable. A copy of the Tenant Form must be (a)
given to the tenant, (b) maintained in the owner's files, and (c) submitted to the City.
Owners must also certify their continued compliance with the affordability terms of their covenant by completing,
signing and submitting a Certificate of Continuing Program Compliance and an Occupancy Summary (a) at
lease-up, Co) annually, and (c) upon request.
TENANT-OWNER AGREEMENT:
Owner must complete a Mandatory Addendum to Lease or Rental Agreement, signed by owner and tenant, for
every tenant household (a) at lease-up and Co) upon request. The Addendum ensures owner-tenant cooperation
with program rules. A copy of the Addendum must be given to the tenant, maintained in the owner's files and a
copy submitted to the City. Owner is required to Lease restricted units for not less than one year. If both owner
and tenant do not wish an annual lease, then a Lease Waiver must be signed and placed into the tenant's file.
TENANT NOTIFICATION:
Owners must notify tenants when the Covenant's
LAHD with written evidence of such notice, at a
rental; Co) one year prior to the expiration date; and
affordabilty period is scheduled to expire, and must provide
on the following three occasions: (a) prior to initial
(c) 90 days prior to the expiration date.
minimum,
PROPERTY MAINTENANCE AND FILE MAINTENANCE:
All owners must complete a Property Management Plan describing how they will market and manage the
property. The City reserves the right to make periodic on-site inspections of all units in the property in order to
determine owner compliance with Housing Quality Standards and to verify the tenant information submitted by
Compliance documents must be kept current and available for inspection at any time. Owners must keep
owners.
file copies of all compliance documents, including income source documents, for five years after Covenant
expiration.
SECTION 1
PROPERTY MANAGEMENT PLAN
(Checked items are to be submitted to LAHD)

Owner Reply Form
 Tips for Completing Your Property Management Plan (PMP)

Property Management Plan
LOS ANGELES HOUSING DEPARTMENT
Property Management Plan
OWNER REPLY FORM
(Attach
I
am
submitting
the
original, signed
as
the
sheet to
cover
and dated copy of the
PMP)
Property Management
Plan for the
City:
PROPERTY:
Project Completion
Est.
Date:
following
Zip:
Project Completion
Date:
I have reviewed the documents and everything is complete.
I have enclosed the original, kept copies of all documents, and given tenants copies of their signed documents.
Upon the lease-up of affordable units which were vacant at the time of loan execution, I will complete and
send income and rent certification and verification documents, and all other required documents to LAHD.
(check
THE FOLLOWING DOCUMENTS ARE INCLUDED
each item that is included
applicable):
PROPERTY MANAGEMENT PLAN:
Affirmative Marketing Documentation Mandatory for projects with 5 units or
__Copy of final draft of proposed project flyer for staff approval
__Copy of any proposed media ads
__Social Service Agencies Owner's Contact List for flyer distribution (by area)
•Vacancies Notification Log
or
write N/A
if not
more
__Applicant Demographics Log
Management Company Information (if applicable):
[]
[]
[]
Current number of units managed
Years of experience in property management
Copy of agent's real estate license
[]
[]
[]
of Owner and Management Company Agreement
Current number and type oftmits managed in Los Angeles
Three examples of properties of comparative size in Los
Angeles (property address, name and phone no. of contact)
Copy
LEASE-UP:
Mandatory Addendum to the Lease
Agreement or Lease Waiver
or
Rental
Agreement
Lease
•House Rules for the property (if applicable).
Other tenant/landlord
if any):
agreements/forms
used in
managing
the property
of Building (e.g., layout of both restricted and non-restricted units with unit
and income restriction levels)
Diagram
numbers, bedroom
PROJECT AND TENANT CERTIFICATION INFORMATION:
__Tenant Income and Rent Certification Forms (for all restricted units currently
__Income Source Documents (e.g., pay stubs, bank statements, award statements,
__Occupancy Summary
__.Certificate of Continuing Program Compliance (if project
Explanation
Print
for
required
items not included
Owner/Manager
Date
(Rev. 9/21/06)
Name
has been
(e.g., a pet agreement,
occupied)
etc.)
completed/leased
for
a
year)
(if any):
Owner/Manager Signature
Owner/Manager Daytime
Phone Number
count
LOS ANGELES HOUSING DEPARTMENT
TIPS FOR COMPLETING
The Property Management Plan
READ
through
the entire
packet
before
filling
(PMP)
out the PMP.
REFERENCE the Covenant/Regulatory Agreement from your loan document to ascertain
some of the information you need to complete your PMP.
COMPLETE each item of the PMP in order. The PMP uses a check-off system to make it
easy to complete. Mark with an "x" all choices that apply. In responding to the "OTHER"
category, attach a separate sheet of paper as needed. Pre-eheeked Items are mandatory_.
For
projects
with four units
or
less: You may
skip
projects with five units or more: Complete
marketing supplemental documentation.
For
REFER to the Table of Contents to locate
Items 6
through
the entire PMP
supplemental
and
9 in the PMP
as
well
supporting
as
documents.
SUBMIT a draft of the flyer and the newspaper advertisement that you will
affordable units to LAHD for approval prior to lease-up. You • also submit
completed plan by mail or fax to LAHD for review.
ATTACH the Owner
Re•l
Form
as
the
cover
all affirmative
to market
draft of your
use
a
sheet when you submit your PMP.
SUBMIT the original, final, signed and dated copy of the Management Plan to LAHD once
all changes are completed and approved along with all supplemental documents required and
requested in the PMP and listed on the Owner reply Form.
KEEP a file copy of the PMP and all supplemental forms and documents you submit. Unless
the Plan is replaced or amended with the City's approval, your Plan will govern the
management of the property for the full term of the Covenant/Regulatory Agreement. Keep
the PMP and the loan document, including the Covenant/Regulatory Agreement, available for
easy reference.
PROVIDE both the on-site manager and/or management company, if any, with a copy of the
PMP, and make sure they understand how to implement it. Whenever you change management
entities, make sure they receive a copy of the PMP.
REMEMBER,
requirements
CALL
(213)
assistance.
(Rev 9/21/06)
you, the owner,
and regulations.
808-8943
or
are
(213)
ultimately responsible
for
808-8929 if you have any
compliance
questions
with all
or
if
we
applicable
can
be of
Los ANGELES HOUSING DEPARTMENT
PROPERTY MANAGEMENT PLAN
Project
Project
Project
Name:
Total Number of Units:
Address:
No. of Restricted Units:
Daytime
Owner:
City:
Owner's Address:
(
Phone:
)
Phone:
(
Zip:
State:
)
City:
Address:
Complete the Property Management Plan by providing
respond with an "X" to all that apply. In responding to
that already have an "X" are mandatory.
following person(s)
is/are
responsible
Fax:
(
).
Zip:
State:
the information requested. Ifa series of multiple choices are offered,
the "OTHER" category, attach a separate paper when needed. Items
Management
Financial
1. The
)
Position/Title:
Contact Person:
Daytime
Mailing
(
Phone No:
for the
project's
financial management:
(Name, Title/Position)
Her/His/Their duties include:
Collecting rents and other income.
Paying bills and tracking expenses (including taxes).
Purchasing equipment or supplies.
Preparation of the annual project budget. (income, expenses, capital expenditures, funding of project reserves)
Preparation of the annual financial audit.
Other
provide for financial reporting on your projects:
Bookkeeping, accounting and financial reports will be performed by
Describe how you will
a.
b. Financial reports will be
year and sent to
Note:
(Rev. 9/21/06)
Each page
the Plan's
prepared by.
of the Management
provisions.
times
at least
the
Plan must be initialed
by
Page
the Owner
1 of 8
project
of the project
manager /
to
indicate
owner.
knowledge
a
(Circle one)
and acceptance
Owner Initials
of
Tenant
3. The
following
person is
responsible
Management
for tenant management:
(Name, Title/Position)
Her/His duties include:
Marketing
vacant units
Tenant selection
Resolution of tenant
delinquency
Notice of rent
5.
between
owner
(ATTACH
Owner's lease agreement
•¢
City's Mandatory
Addendum to Lease
Other agreements
(•DENT•FY
total of
in Regulatory
stipulated
•
•
or
Rental
(Rev. 9/21/06)
Agreement (provided by
HERE AND ATTACH
the
SAMPLES):
units restricted for occupancy by Low Income Households at affordable rent
Agreement No.:
and signed and dated
affirmatively
provide
housing
out
this
as
information and otherwise attract eligible
market area to the available housing.
section)
accomplish the following:
Assure all advertising media includes a reference to "Equal Housing Opportunity".
Where a significant number of persons in the community have limited fluency in the English language,
provide marketing information and leases in the native language(s) of such persons.
Promptly notify applicants of their eligibility status and placement on a waiting list.
assure
all restricted units
Other (Attach separate
Note.:
USED)
LAHD)
A SAMPLE OF THE AGREEMENT TO BE
Affirmative marketing describes the steps to be taken to
persons from all racial, ethnic and gender groups in the
(Read the Affirmative Marketing Goals and Procedures prior to filling
6. To
copy)
and tenant will be used:
•¢
are a
a
Other
following agreements
There
problems
Enforcement of House Rules (Attach
Eviction
The
screening
Tenant
Each page
the Plan's
are
paper
of the Management
provisions.
marketed the Owner will
if needed)
Plan must be initialed
by
Page
the Owner
2 of 8
of the project
to
indicate
knowledge
and acceptance
Owner Initials
of
7.
Owner will market available rental units
newspaper
._X__
using
the
following
methods: (Pick
least
at
method in addition
one
to
ad)
Place ad in
neighborhood
Place flyer
locations:
or
flyer
Place
or
notice with
Identify specific
and/or local newspaper.
papers:
organizations. Identify specific organizations
churches, community
Identify specific
notice with real estate associations.
and
associations:
Other:
If
no
The
apply
ao
planned, give
media advertisement is
reason:
following steps
will be taken to inform and solicit
for the restricted units without special outreach.
applications
fi-om persons identified
as
least
likely
to
Based upon a review of the ethnic and racial distribution of the neighborhood surrounding the available
units, the target group(s) least likely to apply without special outreach is (are) (Pick one or more):
African American/Black
American Indian/Alaskan Native
White
Cuban
Other Hispanic or Latino
Native Hawaiian
Asian
Mexican/Chicano
Puerto Rican
Non
following actions:
newspapers(s) of general
Hispanic
or
or
other Pacific Islander
Latino
b. Planned outreach consists of the
Placing notice(s)
(Examples of
Sentinel
in
newspapers of
Korean
Daily News,
general
circulation.
circulation include the Los
Angeles Times,
Opinion,
La
Nuestro
Tiempo,
The
forms
and
Times• Wave, Dail• Journal).
Identify:
Distributing flyers
to social service
or
special
(A list of social service/specialpurpose group
information to help you complete this item).
Attach the list of social service
Note:
(Rev. 9/21/06)
Each page
the Plan's
of the Management
provisions.
agencies
Plan must be initialed
by
Page
purpose groups.
contacts is
attached to this document
as
well
as
other
you will contact to this document.
the Owner
3 of 8
of the project
to
indicate
knowledge
Owne•
and acceptance
Initials
of
Affirmative
(Refer
to
marketing
and outreach for
Loan Document and Covenant
Maintenance of
a
vacant units will be documented in the
file copy of media ads and
Maintenance of file notes
Making
filling
for further information
who
on
record
manner:
flyers.
or
was
contacted
or
"How did you hear about this
vacancy?"
a
on
following
keeping requirements)
posted.
tenant application.
where bulletins
question
were
the
on
Other:
following manner:
application is received according
1 0. Tenants for the restricted units will be selected in the
Maintenance of a list by the date the
vacancies in application date order.
._X__
Screening
determine
_X__
._X__
ll.i
of tenants
suitability
through
the use of credit
for occupancy.
history,
tenant
history,
Giving consideration to families eligible for public housing.
Giving preference to qualified households who have been displaced
public projects, when other selection criteria are also met.
Other applicant screening procedures:
On behalf of the City, Owner will collect and submit to the
on all tenants occupying restricted units in the Project:
City
the
to income group, and
references, if available,
and
as a
filling
result of
City
of Los
following demographic
to
Angeles
information
Income Level
Gender
.__X_
_.X._
._X_.
Ethnicity
12. At initial occupancy, every sixth year, or upon request, income
be determined in the following manner:
eligibility
for each tenant in a restricted unit will
appropriate to the loan. (Definition of income is attached)
applicant complete, sign and submit a Tenant Income and Rent Certification
tenant income by reviewing source documentation (Check applicable):
Obtain employment check stubs.
Verify SSI pension, AFDC payment, public assistance, and other income.
Follow definition of income
Have the
Calculate
Form.
as
Calculate and include income from assets.
Examine applicant income tax return.
Verify income with employer.
Other:
Note:
(Rev. 9/21/06)
Each page
the Plan's
of the Management
provisions.
Plan must be initialed
by
Page
the Owner
4 of 8
of the project
to
indicate
knowledge
and acceptance
Owner Initials
of
eligibility in a restricted unit will be determined in the following
Follow definition of income appropriate to the loan(Definition of income is attached).
Have the applicant complete, sign and submit a Tenant Income and Rent Certification Form.
13. Annual recertification of each tenant's
._X_.
.--X--
manner:
Other:
Accordingly,
14. Maximum allowable rents must be reduced if the tenant pays for utilities.
utilities are paid by the tenant?
Gas Heating
Gas Cooking
Gas Water Heating
Water
which of the
following
Basic Electricity
Electric Cooking
Electric Water Heating
Electric Heating
Air Conditioning
Trash/Garbage
Other:
15. When there is at least one parking space per unit and/or ample parking available, as required by the zoning
regulations for the City of Los Angeles, then parking is considered an entitlement when calculating maximum
allowable rent. When there is less than one space per unit, parking can be considered an amenity. However,
this amenity must be offered to tenants in restricted units. Accordingly, check one of the following:
There is at least one parking space
Angeles zoning regulations.
There is less than
following basis:
one
parking
per unit and/or
ample parking
space per residential unit.
available
Parking
as
required by
the
City
will be offered to tenants
of Los
on
the
Seniority
Other:
16. To establish initial payment and adjust rental
the Owner will take the following action:
._X_
__X_
._X_
payments by
a
tenant in
an
City to provide annual changes in maximum rent
Check annually, or as needed, with the City to verify maximum
Re-examine monthly utility allowances annually.
Rely
upon the
assisted unit
(increases
or
decreases),
levels.
rent
levels.
Other:
._X_
Note:
(Rev. 9/21/06)
If rents increase 10%
Each page
the Plan's
or
of the Management
provisions.
more, tenants
are
notified in
Plan must be initialed
by
Page
writing
the Owner
5 of 8
at least 60
of the project
to
days prior
indicate
to the increase.
knowledge
and acceptance
Owner Initials
of
Program Funds, as stipulated in the Regulatory Agreement, will be charged market rate
Units
assisted
with
Program Funds will be charged rent based on the area median income guideline, as
rent.
stipulated in the Regulatory Agreement. The owner is required to verify the income eligibility of tenants in
restricted units according to program guidelines (See Affordability and Compliance Reporting Requirements
). If the tenant(s) fail to submit income information, the Owner will take the following action:
17. A unit not assisted with
._X_
Give notice to
tenant(s)
of payment increase to the full rental rate of the unit.
Other"
18.
Security deposit refunds
Security deposit,
will be handled
less
repair
according
to the
costs, will be refunded
following policy:
within__ days
of the tenant
vacating
the unit.
Other:
19.
Delinquent payment
Grace period
of rents and eviction
for late rents?
If rent is not collected within the
proceedings
will be handled
according
days?
period, the following action(s)
to
the
following procedure:
If yes, how many
designated
grace
will be taken:
Pay or Quit".
satisfied, proceed with the Unlawful Detainer Process.
Retain an attorney to handle legal proceedings.
Issue
If not
a
"Notice To
Other:
20.._X_
Owner shall notify the tenant of the scheduled expiration date of rent restrictions associated with this
unit and provide written evidence of such notice to the City. At a minimum, notices shall be given to
the tenant at the following three periods: (a) prior to initial rental; (b) one year prior to the Covenant
expiration date; and (c) 90 days prior to the Covenant expiration date.
21. If a unit must be vacated as a result of demolition, major rehabilitation, or for other reasons during the
construction phase of your loan, payment of relocation fees to the tenant maybe required. The following person
will be responsible for giving the tenant the necessary notices and paying the relocation fees:
(Name and Title phone number)
22. Should willful destruction and/or other
action: (Check at least one):
Report
Initiate
illegal
activities
occur
in your
units, the Owner will
take the
following
activity to appropriate authorities.
eviction proceedings if appropriate.
the
Other:
Note:
(Rev. 9/21/06)
Each page
the Plan's
of the Management
provisions.
Plan must be initialed
by
Page
the Owner
6 of 8
of the project
to
indicate
knowledge
and acceptance
Owner Initials
of
Management
repairs in the following
Maintenance
provide
23. The Owner will
for maintenance and
All units will be inspected when tenants leave, as well as on
list. Repairs will be made as needed as well as prior to
inspections and repairs will be maintained.
following
The
persons
or
responsible
manner:
an
annual
renting
to
basis, using
a new
the attached review
occupant. A record of
companies
will be
maintaining
is the person/company responsible for performing routine maintenance
the City's Housing Quality Standards (Attached).
for the indicated maintenance services (must
be
completed):
and
general repairs
and for
responsible for responding to routine emergencies.
is responsible for major repairs of the building and equipment. At
least annually the building exterior, common grounds and major systems (including plumbing, electrical,
heating, roofing) will be inspected using the attached review list and repairs will be made as needed. A record
of inspections and repairs will be retained. Adequate replacement reserves will be properly maintained.
is responsible for garbage and trash collection.
is
Landscaping
24.
and
Tree and shrub
Lawn
grounds
maintenance will be
provided
in the
following
manner:
care
care
sprinklers
person/company responsible for landscape maintenance
maintenance and grounds keeper provided?
Yes
Lawn
The
Is
a
preventive security that will
Fire alarms and extinguishers
Exterior lighting
25. Methods of
Observation
Other:
be used at the property:
Security
permit the City
habitability, safety and
to enter and
health code
the
deficiencies
within
thirty (30)
correct
(Rev. 9/21/06)
Each page
the Plan 's
Doors
Electric gates
responsible
is the person
27.._X__ Owner shall
Note:
No
cameras
26.
local
is
of the Management
provisions.
for
maintaining property
inspect the Project
regulations. LAHD
days.
Plan must be initialed
by
Page
the Owner
7 of 8
and
liability insurance.
and all Project units for compliance with
may give written notice to the Owner to
of the project
to
indicate
knowledge
and acceptance
Owner Initials
of
Management Company
Information
if owner will manage property and no Management Company will be used.
If a Management Company will be used, complete the information below:
The following Management Company has been employed to carry out the duties described
Company Name:
Company Address:
Check here
Contact Person:
Position/Title:
Company
Company
Phone:
Manager,
Name of On-site
Fax Number:
following
Please attach the
information about the
Current number of units
__X_
Current number and type of units
._X_
Number of years
._X_
Three
._X_
Management Company
managed
in Los
Angeles
experience in property management
examples of properties of comparative size and
Name and address
Copy
Copy
to this form:
managed
._X_
..-X__
Fax:
if different:
Phone Number:
(Give
above:
of projects and
of
agent's
of
Management Agreement
name
and
phone
number
location in Los Angeles
of contact persons)
real estate license
between Owner and
Management Company
OWNER'S STATEMENT OF MANAGEMENT PLAN ACCEPTANCE
I AGREE that the above-referenced
Note:
(Rev. 9/21/06)
property will be managed in the
manner
described above.
Owner
(Signature)
Date of
Signature
Owner
(Print Name)
Owner
(Phone No.)
Each page
the Plan's
of the Management
provisions.
Plan must be initialed
by
Page
the Owner
8 of 8
of
the
project
to
indicate
knowledge
and acceptance
Owner Initials
of
SECTION 2
(Completion mandatory for projects with 5 units or more)
AFFIRMATIVE MARKETING OUTREACH
(Checked items are to be submitted to LAHD)
 Affirmative Marketing Goals and Procedures

Affirmative Marketing Documentation

Vacancies Notification Log

Applicant Demographics Log
 Listing of Social Service Agencies

Social Service Agencies - Owner’s Contact List
 Flyer Tips
 Equal Housing Opportunity Logo and Statement
Los ANGELES HOUSING DEPARTMENT
AFFIRMATIVE MARKETING GOALS AND PROCEDURES
Affirmative
Marketing
Goals:
The City of Los Angeles is committed to ensuring decent, affordable housing for its residents. To
further this goal, the City, acting through the Los Angeles Housing Department (LAHD), devotes
significant resources to building and rehabilitating housing while concentrating on reversing patterns
of decline and disinvestment in distressed neighborhoods. As these new or renewed housing
resources become available, it is critical that they be made available in a manner which compliments
the City's efforts to (1) provide fair access to this scarce resource and to (2) rebuild damaged
commtmities by promoting neighborhood renewal and strengthening.
The purpose of Affirmative Marketing is to market dwelling units in a manner in which individuals
of similar income levels in the same housing market area (defined as the County of Los Angeles)
have available to them a like range of choices in housing regardless of the individual's race, color,
religion, sex, sexual orientation, disability, familial status or national origin.
participant in the City of Los Angeles Housing Department Loan Program, owners are obligated
to Affirmatively Market their restricted units in compliance with, and for the full term of, all
Covenants and conditions attached to their loan. (See Regulatory Agreement)
As
a
The Affirmative Marketing strategies, as defined in the Property Management Plan, must be
completed before tenants can be selected to occupy restricted units. However, during this marketing
outreach period, applications can be accepted and screened in accordance with the designated
methods outlined in Item 10, Page 4 of the Management Plan. If there are interested applicants for
the restricted unit(s) before the marketing period begins or ends, they may be given an application
only after they are apprised of the required Affirmative Marketing process. Regular tenant
application forms may be used for tenant screening.
Restricted
process is
unit(s) cannot
completed!
be
promised
to any
applicant(s)
before the Affirmative
Marketing
Affirmative Marketing requirements are designed to promote outreach in the application process and
are not intended to preclude reasonable screening of applicants on the basis of clearly established
and legal selection criteria (e.g., credit history and references).
following is a procedural guideline for implementing the Affirmative Marketing plan that is
designated in your Property Management Plan. (See Property Management Plan; Pages 2-4; Items
6,7,8 &9)
The
5+
(Rev. 9/21/06)
Page
1
Affirmative
Marketing
Goals And Procedures
Affirmative
Marketing
Procedures:
Restricted units must be marketed as soon as possible after the Affirmative Marketing plan is
approved by LAHD, and/or at least 90 calendar days prior to the completion of rehabilitation or
construction of the project and whenever an affordable unit becomes vacant. The minimum
Affirmative Marketing period of affordable units is seven (7) calendar days. During this period, the
following marketing outreach strategies are to be implemented:
Special
efforts must be made to reach persons in racial/ethnic categories who are "least likely
to know" about housing vacancies using one or more of the following racial/ethnic
categories:
ETHNICITY of Head of Household
(Check all that apply)
[]
[]
[]
[]
RACE of Head of Household
(Check one.)
[] No, Non Hispanic or Latino
[] Yes, Mexican/Chicano
[] Yes, Cuban
[] Yes, Puerto Rican
[] Yes, Other Hispanic or Latino
African American/Black
American Indian/Alaskan Native
Asian
Native Hawaiian
or
Other Pacific
Islander
[]
White
2. Owner
or
designated
authorized agent must notify target groups by advertising with the media
in their Property Management Plan. This includes:
vacancies of affordable traits in two or more papers with general public
circulation and/or with publications of local real estate industry groups. The Lo_._•s
Angeles Times, Daily News, and Daily Journal, The Sentinel, Wav•e, La Opinion,
Nuestro Tiempo and Korean Times are examples of newspapers that meet this
Advertising
requirement.
Multi-lingual advertising
community circulation.
religious publications.
of affordable unit vacancies in two or more papers with ethnic
This can include neighborhood oriented newspapers and
3. Notification of available affordable housing units with one or more public service,
or tenant organizations in the housing market area that serve low income persons.
•
accomplished by distributing flyers, pre-approved by LAHD, to designated
community and social services agencies. A list of organizations and instructions for
meeting this requirement are attached to this document.
This is
Equal Housing Opportunity logo and/or
housing. A sample of the logo and statement
4. Inclusion of the
affordable
5+
(Rev. 9/21/06)
religious
Page
2
statement in all advertisements of
are attached to this document.
Affirmative
Marketing
Goals And Procedures
5.
Implementation of all other Affirmative Marketing strategies designated in your Covenant
and Property Management Plan. These include, but are not limited to, the following:
•
•
Where appropriate, notice to current tenants
the newly rehabilitated building.
Advertisement of available affordable units
and/or ethnic community audiences.
as
on
to the
availability
of affordable units in
radio stations with either
general public
6. Owner must maintain documentation ofhisdaer marketing outreach and recruitment efforts
for the duration of the affordability period. Such documentation must include, but is not
limited to, the following items:
•
Copies of all fax transmittal
documented.
notices, flyers, newspaper and radio notices with dates
A listing of the organizations notified of the vacant affordable housing with the contact
person and date of contact specified. An example of a Notification Checklist is attached
to this document.
•
An income and ethnic
profile
of all tenants selected to occupy restricted units.
Page
3
Affirmative
Marketing
Goals And Procedures
(Use
LOS ANGELES HOUSING DEPARTMENT
Affirmative Marketing Documentation
this form to document outreach and recruitment
efforts)
VACANCIES NOTIFICATION LOG
For
(InserO PR OPER TY ADDRESS
NAME AND ADDRESS OF
ORGANIZATION NOTIFIED
Print
Owner/agent
Signature
(Rev.
5+
9/21/06)
of
NAME AND TITLE OF
CONTACT PERSON
PHONE #
Name:
Owner/Agent:
Date:
CONTACT
DATE
(Use
this
form
to document the
results
of
LOS ANGELES HOUSING DEPARTMENT
Affirmative Marketing Documentation
outreach and recruitment efforts, through the collection
APPLICANT DEMOGRAPHICS LOG
For
(Insert) PROPERTY ADDRESS
Print
Owner/Agent
Signature
Rev. 9/21/06
of
Name:
Owner/Agent:
Date:
of applicant demographic information)
LOS ANGELES HOUSING DEPARTMENT
LISTING OF SOCIAL SERVICE AGENCIES
BY SERVICE AREAS
following organizations have housing referral networks which include the entire City. Use
help satisfy Los Angeles Housing Department (LAHD) affirmative marketing requirements.
The
to
Select a minimum of two (2)
agency from each area listed
Record your selections
If you wish to use more
of your own.
on
agencies from the citywide listing along
on the following pages.
with
a
minimum of
this list
one
(1)
the form attached and return the form with your Property Management Plan.
than will fit on the given form, record your selections on a similar form
agencies
CITYWIDE
CATHOLIC CHARITIES OF LOS ANGELES
1531 JAMES M WOOD BOULEVARD
LOS ANGELES, CA 90015
(213) 251-3400
(213) 380-4603 FAX
JIM STRATTON, Regional Director
JEWISH FAMILY SERVICE CENTER OF L. A.
(SENIORS)
8838 WEST PICO BOULEVARD
LOS ANGELES, CA 90035
(310) 271-3306 Ext 209
(310) 550-8381 FAX
PAULA FERN, Executive Director
ALSO SER VICES AREA 3
CHICANA ACTION SERVICE CENTER
315 WEST 9TH STREET
LOS ANGELES, CA 90015
(213) 629-5800
(213) 430-0657 FAX
SOPHIA ESPARZA, Chief Executive Officer
SHELTER PARTNERSHIP
523 WEST 6TH STREET, #616
LOS ANGELES, CA 90014
(213) 688-2188
(213) 689-3188 FAX
RUTH SCHWARTZ, Executive Director
CITY OF LOS ANGELES
DEPARTMENT ON DISABILITY
333 SOUTH SPRING STREET
LOS ANGELES, CA 90013
(213) 485-6334
(213) 485-8052 FAX
RALK ACUNA/ADRIANA MIRANDA
SPECIAL SERVICES FOR GROUPS
605 WEST OLYMPIC BOULEVARD, #600
LOS ANGELES, CA 90015
(213) 553-1800
(213) 553-1822 FAX
HERBERT HATANAKA, Executive Director
CITY OF LOS ANGELES
DEPARTMENT OF AGING
3580 WILSHIRE BOULEVARD, 3RD FLOOR
LOS ANGELES, CA 90010
(213) 252-4030
(213) 252-4020 FAX
Information and Assistance Hotline For Seniors
VOLUNTEERS OF AMERICA
3600 WILSHIRE BOULEVARD, #1500
LOS ANGELES, CA 90010
(213) 389-1500
(213) 385-7599 FAX
ROBERT PRATT, President
INDEPENDENT LIVING CENTER OF
SOUTHERN CALIFORNIA
14407 GILMORE STREET #101
VAN NUYS, CA 91401
(818) 785-6934
(818) 785-0330 FAX
NORMA JEAN VESCOVO, Executive Director
WEINGART-CENTER
566 SOUTH. SAN PEDRO STREET
LOS ANGELES, CA 90013
(213) 627-9000
(213) 488-3419 FAX
ANGELINA COE
Rev. 9/21/06
-1-
The
each
following
are
agencies
that service selected
areas
of the
City.
Select at least
one
agency from
area.
AREA 1
EAST/NORTHEAST LOS ANGELES
ATWATER PARK CENTER
3370 PERLITA AVENUE
LOS ANGELES, CA 90039
(323) 666-1377
(323) 666-9186 FAX
EDMOND CARLSON, Executive Director
ALSO SER VICES AREA 3
LITTLE TOKYO SERVICE CENTER
231 EAST 3RD STREET, SUITE G-106
LOS ANGELES, CA 90013
(213) 473-3030
(213) 687-3031 FAX
BILL WATANABE, Executive Director
ALSO SERVICES AREA 2
CHINATOWN SERVICE CENTER
767 NORTH HILL STREET, #400
LOS ANGELES, CA 90012
(213) 808-1700
(213) 680-0787 FAX
LARRY LUE, Executive Director
ALSO SER VICES AREA 3
LOS ANGELES FAMILY HOUSING CORPORATION
207 NORTH BREED STREET
LOS ANGELES, CA 90033
(323) 264-1114
(323) 262-3698 FAX
CRISTINA FREED
ALSO SER VICES AREA 2 AND 4
AREA 2
SOUTH LOS ANGELES
CALIFORNIA COUNCIL FOR VETERANS
8652 SOUTH VERMONT AVENUE
LOS ANGELES, CA 90044
(323) 750-9967
(323) 750-8034 FAX
KENNETH BROOKS
JEFFREY FOUNDATION
5470 WEST WASHINGTON BOULEVARD
LOS ANGELES, CA 90016
(323) 965-7536
(323) 939-2348 FAX
ALYCE KELLER WINSTON, Executive Director
CASA DE ROSAS SUNSHINE MISSION
2600 SOUTH HOOVER STREET
LOS ANGELES, CA 90007
(213) 747-7419
(213) 747-8816 FAX
ANN MARIE ERROS, Executive Director
LOS ANGELES CONSERVATION CORPORATION
P.O. BOX 15868
LOS ANGELES, CA 90015
(213) 362-9000
(213) 662-7958 FAX
BRUCE SAITO, Executive Director
ALSO SERVICES AREA 3
EL CENTRO SUBSTANCE ABUSE AND
TREATMENT CENTER
2130 EAST 1ST STREET, SUITE 350
LOS ANGELES, CA 90033
(323) 265-9228
(323) 265-7166 or 265-0374 FAX
RAUL ESTRADA, Executive Director
DELTA SIGMA THETA LIFE DEVELOPMENT
2528 WEST BOULEVARD
LOS ANGELES, CA 90016
(323) 735-5799
(323) 735-6306 FAX
HARRIET EDWARDS, Executive Director
ALSO SER VICES AREA 3
SOUTH CENTRAL LOS ANGELES
MULTIPURPOSE CENTER
7813 SOUTH CENTRAL AVENUE
LOS ANGELES, CA 90001
(323) 277-0440
(323) 277-0442 FAX
LILLIAN MOBLEY, Executive Director
ESTELLE VAN METER MULTIPURPOSE CENTER
606 EAST 76TH STREET
LOS ANGELES, CA 90001
(323) 778-9733
(323) 778-1613 FAX
ETHEL GORRELL, Director
AREA 2
(continued)
FAME HOUSING
2241 SOUTH HOBART BOULEVARD
LOS ANGELES, CA 90018
(323) 730-7750
(323) 735-7829 FAX
ANTENEH GOSSA, Director
SEINAN SENIOR CITIZENS CENTER
3116 JEFFERSON BOULEVARD
LOS ANGELES, CA 90018
(323) 734-2175
(323) 734-3004 FAX
RALPH TANIOKA
WEST ANGELES COMMUNITY DEVELOPMENT
CORPORATION
6028 CRENSHAW BOULEVARD
LOS ANGELES, CA 90043
(323) 751-3440
(323) 751-7631 FAX
DARYL BROWN, Housing Director
AREA3
CENTRAL LOSANGELES
ALTERNATIVE LIVING FOR THE AGING
937 NORTH FAIRFAX AVENUE
WEST HOLLYWOOD, CA 90046
(323) 650-7988
(323) 650-0803 FAX
JANET WITKIN, Executive Director
BEYOND SHELTER
1200 WILSHIRE BOULEVARD, #600
LOS ANGELES, CA 90017
(213) 252-0772
(213) 480-0846 FAX
TANYA TULL, CEO
ARMENIAN RELIEF SOCIETY
1203 NORTH VERMONT AVENUE
LOS ANGELES, CA 90029
(323) 669-0471
(323) 669-1235 FAX
ANI BALIAN, Social Worker
SONA ZINZALIAN, Administrator
CENTRAL CITY ACTION COMMITTEE
534 EAST EDGEWARE ROAD
LOS ANGELES, CA 90026
(213) 241-0908
(213) 241-0932 FAX
MARYANNE HAYASHI, Executive Director
ASSISTANCE LEAGUE OF SOUTHERN
CALIFORNIA
FAMILY SERVICE AGENCY
1370 NORTH ST. ANDREWS PLACE
LOS ANGELES, CA 90028
(323) 469-1973
(323) 469- 3533 FAX
SANDY DOERSCHLAG, Executive Director
ALSO SER VICES AREA 5
CHINESE COMMITTEE ON AGING
600 NORTH BROADWAY, SUITE B
LOS ANGELES, CA 90012
(213) 680-9739
(213) 680-0369 FAX
GEORGE POON, Director
ENKI EAST LA MENTAL HEALTH SERVICES
MARY LIND FOUNDATION
2500 WILSHIRE BOULEVARD, #826
LOS ANGELES, CA 90057
(213) 382-4241
(213) 382-0136 FAX
ED WOODHULL, Executive Director
(Pico-union Area)
2523 WEST 7TH STREET
LOS ANGELES, CA 90057
(213) 480-1557
(213) 480-1182 FAX
REBECCA MEDINA, Director
GRAMERCY PLACE SHELTER
6505 WILSHIRE BOULEVARD, SUITE 500
LOS
ANGELES,
PACIFIC ASIAN CONSORTIUM IN EMPLOYMENT
(PACE)
CA 90048
1055 WILSHIRE
(213)
(213)
387-0171
387-8850 FAX
KAREN ROSENTHAL, Director
LOS
(213)
(213)
BOULEVARD, #1475
ANGELES, CA 90017
353-3982
353-1227 FAX
KERRY DOI, CEO
-3-
AREA 3
continued)
KOREAN HEALTH EDUCATION INFORMATION
AND REFERRAL CENTER
545 SOUTH GRAMERCY PLACE
LOS ANGELES, CA 90006
(213) 427-4000
(213) 427-4008 FAX
EDWARD PARK, CEO
SINGLE ROOM OCCUPANCY HOUSING
CORPORATION (SRO)
354 SOUTH SPRING STREET, #400
LOS ANGELES, CA 90013
(213) 229-9651
(213) 229-9677 FAX
STEVEN VAN ZILE, Director of Housing Management
AREA 4
SAN FERNANDO VALLEY
HAVEN HILLS (MAILING ADDRESS)
P.O. BOX 260
CANOGA PARK, CA 91305
(818) 887-7481
(818) 887-4796 FAX
SARA BERDINE, Executive Director
LOS ANGELES FAMILY HOUSING CORPORATION
207 NORTH BREED STREET
LOS ANGELES, CA 90033
(323) 264-1114
(323) 262-3698 FAX
ESTELA ALFEREZ
ALSO SERVES AREA 1
LUTHERAN SOCIAL SERVICES
6425 TYRONE AVENUE
VAN NUYS, CA 91401
(818) 901-9480
(818) 90t-9482 FAX
LAWRENCE BROUGHAM, Area Director
AREA 5
WEST LOS ANGELES
SAINT JOSEPH CENTER
204 HAMPTON DRIVE
VENICE, CA 90291
(310) 396-6468, ext 304
(310) 392-8402 FAX
RHONDA MEISTER, Executive Director
AREA 6
HARBOR
HARBOR COMMUNITY DEVELOPMENT CORP.
707 WEST C STREET
WILMINGTON, CA 90744
(310) 549-0052
(310) 549-0055 FAX
RAMON MADRIGAL, Executive Director
RAINBOW SERVICES LTD. SHELTER
453 WEST 7TH STREET
SAN PEDRO, CA 90731
(310) 548-5450 Ext 102
(310) 548-0611 FAX
BEN SCHIRMER, Executive Director
HARBOR INTERFAITH SHELTER
670 WEST 9TH STREET
SAN PEDRO, CA 90731
(310) 831-0603
(310) 831-0791 FAX
MIKE BEERS, Director
-4-
LOS ANGELES HOUSING DEPARTMENT
SOCIAL SERVICE AGENCIES
OWNER'S CONTACT LIST
(To
To:
Angeles Housing Department)
be submitted to Los
LOS ANGELES HOUSING DEPARTMENT
From:
Date:
(Property
Property
Owner
Name)
Address:
(City)
Listed below are the social service
at the above property:
(You
agencies
I have chosen to
use
for the
(Zip)
affirmatively
CITYWIDE
must
choose
minimum of two
a
1.
2.
3.
4.
agencies)
AREA 1: EAST/NORTHEAST LOS ANGELES
(You
must
choose
a
minimum of
1.
2.
3.
4.
one
agency)
AREA 2: SOUTH CENTRAL LOS ANGELES
(You
must
choose
a
minimum of
1.
2.
3.
4.
one
agency)
marketed units
AREA 3: CENTRAL LOS ANGELES
(You
must
choose a minimum of
one
agency)
AREA 4: SAN FERNANDO VALLEY
(You
must choose
a
minimum of
one
agency)
AREA 5: WEST LOS ANGELES
(+5.wpd
4/1/04)
(You
must choose
(You
must
a
minimum of
one
AREA 6: HARBOR
choose
a
minimum of
2
one
agency)
agency)
Social Services
Agencies
Owner's Contact List
LOS ANGELES HOUSING DEPARTMENT
FLYER TIPS
ITEMS TO INCLUDE ON YOUR AFFIRMATIVE MARKETING FLYER:
project,
Name of
•
Address of
Contact
if
applicable
project, including community
name
and
phone
of units available
zip
number
Office hours and location/Can
available units?
Type
and
prospective
( 1 bedrooms,
2
tenants
of
Identify
monthly
and
see
the
bedrooms...)
Indication that household income must meet income
Range
drop by
guidelines
rental rates for units
what utilities tenants will pay
Directions,
map
or
nearest
cross
streets and
community
of rental
property
Any
•
amenities you may want to feature
Credit to the City of Los Angeles Housing Department for making the
financing of the project possible (This must be included in all
advertising for the first year.)
Equal Housing Opportunity Logo (two different sizes for reproducing)
or Equal Housing Opportunity Statement (both are included in the
packeO
(+5
Rev.
9/21/06)
EQUAL HOUSING OPPORTUNITY LOGO
EQUAL HOUSING
OPPORTUNITY
EQUAL HOUSING
OPPORTUNITY
EQUAL HOUSING OPPORTUNITY STATEMENT
"We are pledged to the letter and spirit of U.S. policy for the achievement
of equal housing opportunity throughout the Nation. We encourage and
support an affirmative advertising and marketing program in which there
are no barriers to obtain housing because of race, color, religion, sex, or
national origin."
SECTION 3
LEASE-UP
(Please make copies of documents that are checked () below before and after
completing and submit to LAHD at the initial lease up of an affordable unit and
upon request)
 Procedural Guideline for Tenant Selection
 About the Mandatory Addendum to Lease or Rental Agreement

Mandatory Addendum to Lease or Rental Agreement (Major Projects
and HOME)

Mandatory Addendum to Lease or Rental Agreement (Earthquake
Emergency Loan Program)

Lease Waiver
LOS ANGELES HOUSING DEPARTMENT
PROCEDURAL GUIDELINE FOR TENANT SELECTION
The following is a procedural guideline for implementing the Tenant Selection Plan, which is required
for all properties and is designated in your Property Management Plan (page 4). Properties with five or
more units must follow the guidelines for affirmative marketing outreach prior to tenant selection.
Review the charts below.
•
Affirmative
marketing
is
•
Affirmative
marketing
required.
not
Affordable units must be
affirmatively marketed for
representative
seven-day period.
The
is
required.
owner's
may begin
the tenant selection process
from the list of qualified
a
On day eight, the owner or
owner's representative may
begin the tenant selection
process from the list of
owner or
applicants.
qualified applicants.
are not enough
qualified applicants, the
marketing period may be
If there
extended.
A. Take applications from applicants (prospective tenants).
B. Consider applicants according to the order of receipt of their
applications.
C. Review tentative eligibility.
D. Screen for other standard criteria such
as
credit
history,
tenant
history,
references, etc.
E. Give preference to qualified households who have been displaced as
result of the City of Los Angeles public projects.
F. Give consideration to families eligible for public housing.
G. Certify only qualified applicants.
H. Implement all other designated applicant screening procedures listed
in your Property Management Plan.
Notify
eligible tenants in writing.
I.
J. Promptly provide written notifications to rejected applicants giving
reason(s)
9/21/06
for
rejection.
a
LOS ANGELES HOUSING DEPARTMENT
ABOUT THE
REQUIRED MANDATORY ADDENDUM TO LEASE OR RENTAL
AGREEMENT FOR A RESTRICTED UNIT (Addendum)
The Mandatory Addendum to Lease or Rental Agreement for a Restricted Unit is a supplemental
lease agreement required by the City to supersede and be attached to any lease or rental agreement
used by the owner to govem the relationship between the owner and tenant. The Addendum is to
be signed and dated by both the owner and tenant, upon inception of tenancy, certifying that they
mutually understand and accept the terms mandated in the Addendum. The owner is required to
keep a file copy of this Addendum, give a copy to the tenant, and submit a copy to the City.
9121/06
Rental Unit No:,
No. of Bedrooms:
LOS ANGELES HOUSING DEPARTMENT
MANDATORY ADDENDUM TO LEASE OR RENTAL AGREEMENT
FOR A
MAJOR PROJECTS AND HOME RESTRICTED UNIT
PREAMBLE
The residential building located at
has received financial assistance from the Los Angeles Housing Department
not require that a particular form of lease or rental agreement be used by the
Instead, LAHD requires this Addendum be attached to any such agreement.
(LAHD).
owner
LAHD does
and the tenant.
AGREEMENT
The "Owner" and the "Tenant" understand and
provisions of this Addendum:
Signature
Owner
accept the above and agree
Tenant
and Date
Signature
The "Owner" and the "Tenant" will maintain a file copy of this addendum and
to the City with the Tenant Information Sheet.
to be bound
by
the
and Date
a
copy will be submitted
PROVISIONS
1.
Preemption.
Notwithstanding anything to the contrary in the lease or rental agreement between the owner and
the tenant (or "owner and tenant" or "lessor and lessee," however they may be described)for the
dwelling unit known as unit
in the development/apartment/single family residence
located at:
.(address),
the provisions of this Addendum shall govern the relationship between the owner and the tenant
wherever applicable. Any matters not covered in this Addendum shall be governed by the terms
of the lease or rental agreement between the owner and the tenant or by applicable state or local
law. The provisions of this Addendum are a supplement to the lease or rental agreement and, in
the event of any conflict, this Addendum will govern. The term of the lease shall be as mutually
agreed upon by tenant and owner.
LAHD
Mandatory
Lease Addendum
of 5
Rental Amount.
a. Amount Paid by Eligible Tenant. The market rental amount allowed for the residential unit
listed in Section 1 of the Addendum is $
This unit has received assistance from the Los Angeles Housing
Department. Atenant who meets the requirements of the program will
•i •: i•i:i•'i including utilities as calculated
pay a maximum amount
in accordance with schedules and criteria established by the
Department of Housing and Urban Development (HUD).
of•il
If tenant pays utilities, a utility allowance is deducted from the maximum allowable rent to
determine the maximum rent to be paid by the tenant: Maximum allowable rent minus utility
allowance equals maximum rent to be paid by tenant. (A schedule containing maximum
allowable rents and utility allowances is provided in the owner's loan document.)
Information contained in the table below is used when calculating the tenant's monthly
an "X" in the appropriate boxes. List other source of payment, if
payment (Mark
appropriate):
Co:•king • EleCtriC
This restriction on maximum rent is subject to the tenant's compliance with the requirement
for income certification. In qualifying the tenant as eligible for occupancy in the assisted unit,
the owner and LAHD have relied upon statements made by the tenant in the income
certification form--the "Tenant Income and Rent Certification Form" (Tenant Form). The City
has the right to audit the Owner's tenant information files and require that there be third party
verification of income eligibility.
The tenant hereby certifies the accuracy of the statements made in the Tenant Form and
further agrees that the household income, household composition and other eligibility
requirements set forth in it shall be deemed substantial and material obligations of his/her
LAHD
Mandatory
Lease Addendum
2 of 5
tenancy;
from the
that tenant will comply promptly with all requests for information with
owner of the rental unit in which the tenant intends to reside.
respect hereto
third party verification of income eligibility. Tenant's failure to
provide accurate information in the Tenant Form or tenant's refusal to comply with a request
for information with respect thereto shall be deemed a default hereunder by tenant, which shall
entitle the owner to pursue all rights and remedies set forth herein, or otherwise permitted by
law; and that tenant's failure to furnish accurate and current information on the Tenant
Information Sheet could subject tenant to civil liability.
Owner has the
right
to
require
Tenant further agrees that the lease to which this addendum is attached (the "Lease") shall
be expressly subordinate to the mortgage and shall become null and void and terminable upon
30 days' notice if it subsequently becomes known to the owner or manager that continuation
of Tenant's occupancy will result in a violation of the statute permitting the City's assistance.
bo Rent Increases. The owner will re-examine the income of each tenant household in a
restricted unit on or before the anniversary date of occupancy. The maximum monthly rent
must be recalculated by the owner and may change. Any increase in rent for a restricted unit
is subject to the provision of the outstanding leases and the approval of LAHD. In any event,
the owner must provide a tenant of a restricted unit not less than 30 days prior, written notice
before implementing any increase in rent. If the rent increase is more than 10%, then the
tenant must be given a written notice not less than 60 days prior to the rent increase.
Unless otherwise waived by the owner and the City, if the tenant is found upon re-examination
of income to no longer qualify for the assisted unit he/she must pay the lesser of the amount
payable under the City's Rent Stabilization Ordinance or an amount equal to 30 percent of the
household adjusted monthly income, as recertified annually.
Co
Annual Recertification.
A tenant in an assisted unit agrees to annually provide
documentation of current income to the owner. Failure to provide documentation and failure
to cooperate in the recertification process is a violation of the lease.
Tenant Notification. Owner shall notify the tenant of the scheduled expiration date of rent
restrictions associated with this unit and provide written evidence of such notice to the City.
At a minimum, notice shall be given to the tenant on the following three occasions: (a) prior
to initial rental; (b) one year prior to the expiration date; and (c) 90 days prior to the expiration
date.
The scheduled expiration date for the rent restrictions associated with the
i-•i-•
•!• • •i•- •-•ii•;.
financial assistance to this unit
is/approximately"
City's
part of a phase-out transition plan, the owner does not exercise the right to raise rents
permitted expiration date, additional notice shall be given both at one year and 90 days
prior to the revised expiration date adopted in the transition plan.
If,
as
at the
LAHD
Mandatory
Lease Addendum
3 of 5
4.
Subleasing.
Resident covenants he/she will not sublease the unit except with written consent of the owner.
Resident further covenants he/she will not permit occupancy of the unit by any person who was
not disclosed at the time of initial occupancy unless a Tenant Information Sheet is completed and
executed by such person and the aggregate income of all occupants of the unit does not exceed
the amount then permitted by federal law. Notification of occupancy by infants and young children
are excepted unless otherwise specified in the lease.
5.
Demographics: On behalf
demographic information on
2) gender and 3) ethnicity.
6.
Property Up Keep
of the City, Owner will collect and submit to the City the following
all tenants occupying restricted units in the Project: 1) income level
This information will be used for statistical purposes only.
Maintenance and Service.
The owner shall maintain the dwelling unit, equipment and appliances, and common areas and
facilities, to provide decent, safe, and sanitary housing prescribed by State and local law and the
requirements of the management plan submitted by the owner to the City.
7.
Inspections.
The City has the
Standards. The
right
inspect all units in a project to ensure compliance with Housing Quality
and/or
LAHD shall be free to inspect the premises covered by the lease
owner
periodically, to ensure that the physical condition thereof continues to meet the standards of
Decent, Safe and Sanitary Housing prescribed by State and local law and the requirements of
the management plan submitted by the owner to the City and to determine whether the services
required to be provided hereunder are being provided to the premises. In the event the owner or
LAHD reasonably determines that either (1) the physical condition of the premises does not meet
the standards of Decent, Safe and Sanitary Housing, or (2) one or more of the services specified
herein are not being provided to the premises, or (3) that the owner is in breach of any of the
conditions of this Lease, LAHD may give written notice to the Owner to correct the deficiencies
within thirty (30) days.
to
8. Nondiscrimination.
The
owner
shall not discriminate in any matter on any
sex, handicap, marital status, national
color, religion,
arbitrary basis including
origin or ancestry.
the tenant's race,
9. Prohibited Provisions.
The following types of provisions shall be prohibited and, to the extent they are included in the
lease or rental agreement in any form, shall be void, unenforceable and of no force or effect:
LAHD
Mandatory
Lease Addendum
4 of 5
Agreement
a.
to be Sued.
in favor of the
owner
in
a
Agreement by the tenant to be sued, to admit guilt,
lawsuit, brought in connection with the lease;
or
to
a
judgment
Property.. Agreement by the tenant that the owner may take, hold, or sell
personal property of household members without notice to the tenant and a court decision on
the rights of the parties. This prohibition, however, does not apply to an agreement by the
tenant concerning disposition of personal property remaining in the housing unit after the
tenant has moved out of the unit. The owner may dispose of this personal property in
Treatment of
accordance with state law;
Excusing Owner from Responsibility. Agreement by the tenant not
owner's agents legally responsible for any action or failure to act,
negligent;
Co
d. Waiver of Legal Proceedings. Agreement
lawsuit without notice to the tenant;
Waiver of Legal Proceedings.
or household members without
eo
f.
opportunity
to
Waiver of
Jury
present
Trial.
a
by
the tenant that the
Agreement by the tenant that the
instituting a civil court proceeding
defense,
or
Agreement by
before
a
court decision
the tenant to waive any
on
to hold the owner or the
whether intentional or
owner
may institute
a
may evict the tenant
in which the tenant has the
the rights of the parties;
owner
right
to
a
trial
by jury;
Waiver of Right to Appeal Court Decision. Agreement by the tenant to waive the tenant's
right to appeal, or to otherwise challenge in court, a court decision in connection with the
lease;
ho Tenant Chargeable with Cost of Legal Actions Regardless of Outcome. Agreement by
the tenant to pay attorney's fees or other legal costs even if the tenant wins in a court
proceeding by the owner against the tenant. The tenant, however, may be obligated to pay
costs if the tenant loses.
Changes.
10.
This Addendum may not be changed under any circumstances without the express
prior.written approval of LAHD.
(rev. 5122/03)
LAHD
Mandatory
Lease Addendum
5 of 5
Rental Unit #:
No. of Bedrooms:
LOS ANGELES HOUSING DEPARTMENT
MANDATORY ADDENDUM TO LEASE OR RENTAL AGREEMENT
FOR AN
EARTHQUAKE EMERGENCY LOAN PROGRAM (EELP) RESTRICTED UNIT
PREAMBLE
The residential building located at
has received financial
assistance from the Los Angeles Housing Department (LAHD). LAHD does not require that a
particular form of lease or rental agreement be used by the owner and the tenant. Instead, LAHD
requires this Addendum to be attached to any such agreement.
AGREEMENT
The "Owner" and the "Tenant" understand and
provisions of this Addendum.
Owner
Signature
accept the above and agree
and Date
The "Owner" and the "Tenant" will maintain
to the City upon request.
Tenant
a
Signature
file copy of this addendum and
to be bound
by
the
and Date
a
copy will be submitted
PROVISIONS
1.
Preemption.
Notwithstanding anything to the contrary in the lease or rental agreement between the owner and
the tenant (or "owner and tenant" or "lessor and lessee," however they may be described)for the
dwelling unit known as unit
in the development/apartment/single family residence
located at:
the provisions of this Addendum shall
govern the relationship between the owner and the tenant wherever applicable. Any matters not
covered in this addendum shall be governed by the terms of the lease or rental agreement between
the owner and the tenant or by applicable state or local law. The provisions of this Addendum are
a supplement to the lease or rental agreement and, in the event of any conflict, this Addendum will
govern. The term of the lease shall be as mutually agreed upon by tenant and owner.
LAHD
Mandatory
Lease Addendum
1 of 4
2. Rental Amount.
a.
Amount Paid by Eligible Tenant: The market rental amount allowed for the residential unit
listed in Section 1 of the Addendum is $
This unit has received assistance from the Los Angeles
who meets the requirements of the program will pay no
affordable period.
Housing Department. A tenant
more than •___ for the current
If the tenant pays utilities, a utility allowance, is deducted from
determine the maximum rent to be paid by the tenant. *Formula:
utility allowance equals maximum rent to be paid by tenant. A
allowable rents and utility allowances is provided in the owner's
above includes the utility deduction.
the maximum allowable rent to
maximum allowable rent minus
schedule containing maximum
loan document. The rent level
This affordable rent is subject to the tenant's compliance with the requirement for income
certification. In qualifying the tenant as eligible for occupancy in the assisted unit, the owner
and LAHD have relied upon income verification documents and statements made by the tenant
in the income certification form (The Tenant Income and Rent Certification Form). The City has
the right to audit the Owner's tenant information files and require that there be third party
verification of income eligibility.
The tenant hereby certifies the accuracy of the statements made in the Tenant Income and
Certification Form and further agrees that the household income, household composition and
other eligibility requirements set forth in it shall be deemed substantial and material obligations
of his/her tenancy; that tenant will comply promptly with all requests for information with respect
hereto from the owner of the rental unit in which the tenant intends to reside. Tenant has to be
income eligible only at the time of initial occupancy or whenever there is a change in family
composition or size.
Tenant's failure to provide accurate information in the Tenant Income and Rent Certification
Form, or tenant's refusal to comply with a request for information with respect thereto shall be
deemed a default hereunder by tenant, which shall entitle the owner to pursue all rights and
remedies set forth herein, or otherwise permitted by law; and that tenant's failure to furnish
accurate and current information on the Tenant Income and Rent Certification Form could
subject tenant to civil liability.
Tenant further agrees that the lease or rental agreement to which this addendum is attached
(the "Lease") shall be expressly subordinate to the mortgage and shall become null andvoid
and terminable upon 30 days' notice if it subsequently becomes known to the owner or manager
that continuation of Tenant's occupancy will result in a violation of the statute permitting the
City's assistance.
Rent Increases. The maximum monthly rent is subject to
increase in rent for a restricted unit is subject to the provision
approval of LAHD. Rent increases cannot be more than what
the owner must provide a tenant of a restricted unit not less
before implementing any increase in rent. If the rent increase
must be given a written notice not less than 60 days prior to
LAHD
Mandatory
Lease Addendum
change on an annual basis. Any
of the outstanding leases and the
the program allows. In any event,
than 30 days prior written notice
is more than 10%, then the tenant
the rent increase.
2 of 4
Tenant Notification. Owner shall notify the tenant of the scheduled expiration date of the rent
restrictions associated with this unit and shall provide written evidence of such notice to the City.
At a minimum, this notice shall be given on the following three occasions: (a) prior to initial
rental; (b) one year prior to the expiration date; and (c) 90 days prior to the expiration date.
The scheduled
expiration
date for the rent restrictions associated with the
City's
approximately
or thereafter,
If, as part of a phase-out transition plan, the owner does not exercise the right to
the permitted expiration date, additional notice shall be given both at one year and
to the revised expiration date adopted in the transition plan,
financial
assistance to this unit is
raise rents at
90 days prior
Subleasing.
3.
Resident covenants he/she will not sublease the unit except with written consent of the owner.
Resident further covenants he/she will not permit occupancy of the unit by any person who was not
disclosed at the time of initial occupancy unless a Tenant Income and Rent Certification Form is
completed and executed by such person and the aggregate income of all occupants of the unit
does not exceed the amount then permitted by law. Notification of occupancy by infants and young
children are excepted unless otherwise specified in the lease.
Property Up Keep
4.
Maintenance and Service.
owner shall maintain the dwelling unit, equipment and appliances, and common areas and
facilities, to provide decent, safe, and sanitary housing prescribed by State and local law and the
requirements of the management plan submitted bythe owner to the City.
The
Inspections.
5.
The City has the right to inspect all units in a project to ensure compliance with Housing Quality
Standards. The owner and/or LAHD shall be free to inspect the premises covered by the lease
periodically, to ensure that the physical condition thereof continues to meet the standards of
Decent, Safe and Sanitary Housing prescribed by State and local law and the requirements of the
management plan submitted by the owner to the City and to determine whether the services
required to be provided hereunder are being provided to the premises. In the event the owner or
LAHD reasonably determines that either (1) the physical condition of the premises does not meet
the standards of Decent, Safe and Sanitary Housing, or (2) one or more of the services specified
herein are not being provided to the premises, or (3) that the owner is in breach of any of the
conditions of this Lease, LAHD may give written notice to the Owner to correct the deficiencies
within thirty (30) days.
Nondiscrimination.
The
owner
shall not discriminate in any matter on any arbitrary basis including the tenant's race,
sex, handicap, marital status, national origin or ancestry.
color, religion,
LAHD
Mandatory Lease
Addendum
3 of 4
7. Prohibited Provisions.
The following
lease or rental
a.
types of provisions shall be prohibited and, to the extent they are included in the
agreement in any form, shall be void, unenforceable and of no force or effect:
Agreement
Agreement by the tenant to be sued, to admit guilt,
lawsuit, brought in connection with the lease;
to be Sued.
in favor of the owner in a
or
to
a
judgment
Property. Agreement by the tenant that the owner may take, hold, or sell
personal property of household members without notice to the tenant and a court decision on
the rights of the parties. This prohibition, however, does not apply to an agreement by the
tenant concerning disposition of personal property remaining in the housing unit after the tenant
has moved out of the unit. The owner may dispose of this personal property in accordance with
state law;
b. Treatment of
C=
Excusing
owner's
negligent;
Owner from Responsibility. Agreement by the tenant not to hold the owner or the
agents legally responsible for any action or failure to act, whether intentional or
d. Waiver of Legal Proceedings.
without notice to the tenant;
Waiver of Legal Proceedings.
or household members without
f.
opportunity
to
Waiver of
Jury
present
Trial.
a
Agreement by
the tenant that the
Agreement by the tenant that the
instituting a civil court proceeding
defense,
or
Agreement by
before
a
court decision
the tenant to waive any
on
may institute
owner
a
lawsuit
may evict the tenant
in which the tenant has the
the rights of the parties;
right
owner
to
a
trial
by jury;
g. Waiver of Right to Appeal Court Decision. Agreement by the tenant to waive the tenant's
right to appeal, otto otherwise challenge in court, a court decision in connection with the lease;
Tenant
tenant
by
Chargeable with Cost of Legal Actions Regardless of Outcome. Agreement by the
to pay attorney's fees or other legal costs even if the tenant wins in a court proceeding
owner against the tenant. The tenant, however, may be obligated to pay costs if the
the
tenant loses.
Changes.
This Addendum may not be
written approval of LAHD,
changed
under any circumstances without the express
prior
NppE0030. 2&8.wpd
(rev. 8112/99)
LAHD
Mandatory
Lease Addendum
4 of 4
LOS ANGELES HOUSING DEPARTMENT
LEASE WAIVER
This Lease Waiver is to be signed and dated by both the owner and the tenant for the
rental of an affordable residential unit on the property, if both parties mutually agree not
to enter into a lease agreement, per HOME Rule §92.253(a). The owner must a) provide
a copy to the tenant, b) keep a copy in the owner's tenant file, and c) provide a copy to
the Los Angeles Housing Department.
Project
Address:
Unit No.
Tenant Name:
Specify
and/or
Move-In Date:
explain
the
agreed
upon rental
arrangement below (month-to-month, etc.):
OWNER/TENANT CERTIFICATION OF THE LEASE WAIVER AGREEMENT:
We, the owner and tenant mutually agree and certify by signing and dating this "waiver"
that the rental of this affordable residential unit on the property, as identified above, have
chosen not to enter into a lease agreement.
Tenant Name
Tenant
(Print)
Signature
Owner Name
Owner
Date
(__).
Telephone
(Print)
Signature
Date
(__)
No.
Telephone
No.
SECTION 4
PROJECT AND TENANT CERTIFICATION
INFORMATION
(Please make copies of documents that are checked () below before and after
completing and submit to LAHD for initial, annual and subsequent reporting)
 Tenant Income and Rent Certification Description
 Letter to Residents (English and Spanish)
 Income Inclusions, Exclusions, and Asset Consideration

Utilities Chart
 Tenant Income and Rent Certification Form Instructions

Tenant Income and Rent Certification Form (English and Spanish)
 Verification of Employment and Earnings
 Certification of Day Labor Earnings and Employment (English and Spanish)
(To be used only with the consent of LAHD)

Certificate of Continuing Program Compliance

Occupancy Summary
LOS ANGELES HOUSING DEPARTMENT
TENANT INCOME AND RENT CERTIFICATION DESCRIPTION
Dear Landlord:
a condition of the loan you received from the City of Los Angeles, you signed a covenant to make affordable
unit(s) available to households whose income does not exceed a certain level of the adjusted median income for the
Los Angeles area as established by the U. S. Department of Housing and Urban Development (HUD). We must be
able to verify that your tenants are within the established income level(s) designated in your covenant. The Tenant
Income and Rent Certification Form is used to certify tenant income, the rent charged by the owner, as well as other
reporting requirements. In addition to the Tenant Income and Rent Certification Form, the supplemental documents
listed below comprise the Tenant Income and Rent Certification Packet, and assist either in the income and/or rent
certification process. It is important that all the information requested is complete and the forms are signed
As
and dated.
THE FOLLOWING ITEMS ARE INCLUDED IN THE TENANT INCOME AND RENT CERTIFICATION
PACKET:
Ao EXPLANATORY LETTER TO RESIDENTS (English and Spanish versions):
This letter explains to tenants the need for the requested income information and certifies that the information
remains confidential. The letter should be attached to each Tenant Income and Rent Certification Form before
it is given to the tenants and/or used when needed to obtain income information from tenants.
Bo
INCLUSIONS• EXCLUSIONS• AND ASSET CONSIDERATION:
This document defines what income and/or assets to "include" and "exclude" when determining the income
status of tenants. It is important to be familiar with this income information before certifying tenant income.
INCOME
Co UTILITIES CI/ART:
Utility deductions are specific to each individual unit. It is necessary that the utilities chart is completed and
submitted with Tenant Income and Rent Certification Form. If tenant paid utilities are uniform throughout the
building, it is necessary to complete only one utilities chart. If tenant paid utilities vary from unit to unit,
complete a utilities chart for each unit. The Utilities Chart is to be signed and dated by the Owner.
D.
TENANT
INCOME
procedural guideline
filling out the form.
AND RENT CERTIFICATION INSTRUCTIONS FOR OWNERS:
This is a
for completing the Tenant Income and Rent Certification Form and should be read before
Please follow all instructions.
TENANT INCOME AND RENT CERTIFICATION FORM (Tenant Form):
Make sufficient copies of the form to be used for present and subsequent annual compliance reporting. Complete
a form for each household occupying a restricted unit in accordance with the "Tenant Income and Rent
Certification Instructions." The owner is to keep a file copy of the Tenant Form, give a copy to the tenant, and
submit a copy to the City.
VERIFICATION OF EMPLOYMENT AND EARNINGS: This document is to be used only for
income determination during the affordability period. It is not to be used for initial income
verification.
subsequent
eligibility
CERTIFICATION OF DAY LABOR EARNINGS AND EMPLOYMENT:
('•rRequires City's approval before use)
This form is supplemental to the Tenant Income and Rent Certification Form and is to be completed by day
workers only who work sporadically and/or part-time, receive cash income, and cannot produce other forms of
income verification from an employer such as a pay stub, etc. It is to be used to self-certify income only with
the written permission of the Occupancy Monitoring Section of LAHD.
OCCUPANCY MONITORING UNIT
Los
ment
Antonio R.
Mercedes
Vlllarai•osa, 14•or
Marquez,
General
fl., Los Angeles. CA 90017
fax 213.808.8965
1200 W. 7th Street. gth
tel Z13.808.8806
www.lacity.o•/lahd
Resident(s):
Dear
of your apartment has received financial assistance from the City of Los Angeles
for the rehabilitation of your building.
In return for this
to restrict the rent on all or some of the units in the p•)operty and
to make all or some of the units available to tenants who are within a certain income bracket.
This requirement is one way the City helps to provide and maintain safe, decent and affordable
housing for the residents of Los Angeles.
The
owner
Housing Department (LAHD)
assistance, the owner is required
Because of the income restriction, the owner is required to give the City information about tenant
income. It is necessary that you share your income profile by filling out a Tenant Information
Sheet accompanied by copies of the source of your income such as pay stubs, award letters for
Social Security, etc. The tenant sheet certifies that the owner is not charging more than the
allowable restricted rent and that the tenant occupying the unit is within the allowable income
bracket.
If you
income
are over
bracket,
the allowable income, you will not be asked to
you may qualify for restricted rent.
move.
If you
are
within
a
certain
Whether you qualify or not, please be assured that the income information you provide us will
remain confidential within the Los Angeles Housing Department and will not be shared with any
other private or government agency.
Thank you for your assistance and cooperation.
Occupancy Monitoring at (213) 808-8943.
MARQUEZ
MERCEDES
General Manager
S£•anager
MM:SD:ADM
An
Equal Opportunity
Affirmative Action
Employer
If you have any
questions, please
contact
Manager
OCCUPANCY MONITORING UNIT
Los
ment
.&•t•nio I•.
Mercedes
VIIlarai•sa, May•t
Ma[quez,
General
FI., Los Angeles. CA 90017
tel 213.808.8806 fax 213.808.8965
IZO0 W. 7th Street. 9th
wvvw.ladty.on•/lahd
Estimado
Residente(s):
E1 duefio de su apartamento ha recibido asistencia financiera de la Ciudad de Los Angeles de
parte del Departamento de Viviendas (LAHD) para la rehabilitaci6n de su edificio. Por 6sta
al duefio se le requiere restringir la renta en todas o algunas de las unidades en la
y hacer que todas o algunas de las unidades scan disponible a inquilinos quienes est6n
dentro un cierto nivel de ingreso. Por medio de este requisito, la Ciudad ayuda a proveer y
mantener viviendas seguras, decentes y de alcanse economico para los residentes de Los
asistencia,
propiedad
Angeles.
de las restricciones de ingreso, se le exige al duefio dar esta informaci6n a la Ciudad
acerca del ingreso del inquilino. Es necesario que usted comparte su informaci6n de ingreso y
llene una Hoja de Informaci6n de Inquilino accompafiada de copias de fuentes de ingresos, como
talones de cheque, carta de aprobaci6n de el seguro social, etc. Esta Hoja de Inquilinos certifica
que el duefio no cobr•i rags que el aceptable restringi6 de renta y que el inquilino que oeupa la
unidad ester dentro de el nivel de ingreso aceptable.
A
causa
Si usted estfi sobre el ingreso
un cierto nivel de ingreso,
de
Si califica
o
aceptable,
puede ser
que
gracias por su ayuda y cooperaci6n.
Occupancy Monitoring (213) 808-8943.
Muchas
•QUEZ
MERCEDES
Gerente General
.•erente
SHAHRY DEYH
Servicios de Vivien•
MM:SD:ADM
(Revised 4/1/04)
Equal Opportunity
Affirmative Action
Employe[
y
no
Si usted est•i dentro
ingreso quedar•i confidencial
se compartir• 6sta informaci6n
no, confie que la informaci6n sobre el
Departamento de Viviendas de Los Angeles
otra agencia privada o del gobiemo.
An
le pidarfi que desaloje el hogar.
califique por renta restringida.
no se
Si usted tiene
alguna pregunta,
dentro del
con
ninguna
por favor llame
a
Manager
LOS ANGELES HOUSING DEPARTMENT
Income
Note:
Legislative changes
Agencies are given
Inclusions, Exclusions,
and Asset Consideration
in the definition of Annual Income are published periodically in the Federal
60 days from the date of publication to implement changes.
Annual Income Inclusions
(24
CFR Part 5.609
Register.
(b))
The full amount of wages and salaries, overtime
pay, commissions, fees, tips and bonuses, and
other compensation for personal services (before
any payroll deductions);
Payments in lieu of earnings, such as
unemployment and disability compensation,
worker's compensation and severance pay
(except as provided in paragraph (c) (3) of
Income Exclusion);
operation of a business or
profession. Expenditures for business expansion
or amortization of capital indebtedness cannot be
used as deductions in determining net income;
however, an allowance for depreciation of assets
used in a business or profession may be
deducted, base on straight line depreciation, as
provided in Internal Revenue Service regulations.
Any withdrawal of cash or assets from the
operation of a business or profession is included
Welfare Assistance. If the Welfare Assistance
payment includes an amount specifically
designated for shelter and utilities that is subject
to adjustment by the Welfare Assistance agency
in accordance with the actual cost of shelter and
utilities, the amount of Welfare Assistance
income to be included as income consists of:
Net income from the
(i)
The amount of the allowance or grant
exclusive of the amount specifically
designated for shelter or utilities; plus
(ii)
The maximum amount that the Welfare
Assistance agency could in fact allow the
Family for shelter and utilities. If the
Family's Welfare Assistance is ratably
reduced from the standard of need by
applying a percentage, the amount
calculated under this paragraph (b) (6) (ii)
shall be the amount resulting from one
application of the percentage;
in income except to the extent the withdrawal is
reimbursement of cash or assets invested in the
operation by the Family;
Interest, dividends, and other net income of any
real or personal
property.
for amortization of capital
indebtedness cannot be uses as a deduction in
determining net income. An allowance for
depreciation is permitted only as authorized in
paragraph (2) of this section. Any withdrawal of
cash or assets from an investment will be
included in income, except to the extent the
withdrawal is reimbursement of cash or assets
invested by the Family. Where the Family has
Net Family Assets in excess of $5,000, Annual
income includes the greater of the actual income
derived from all Net Family Assets or a
percentage of the value of such Assets based on
the current passbook
savings rate, as
determined by HUD;
kind
from
Expenditures
periodic payments received from social
security, annuities, insurance policies, retirement
funds, pensions, disability or death benefits, and
other similar types of periodic receipts, including
a lump-sum payment or prospective monthly
amounts for the delayed start of a periodic
payment (except deferred periodic amounts from
supplemental security income and social security
benefits that are received in a lump sum amount
See Income
or in prospective monthly amounts
Exclusions (c) (14));
All gross
(R.ev.
5/18/04)
Periodic and determinable allowances, such as
and child support payments, and regular
contributions or gifts received from organizations
or from persons not residing in the dwelling.
Alimony and child support amounts awarded as
part of a divorce or separation agreement are
included as income unless the applicant (1)
certifies that the income is not being provided,
and (2) takes all reasonable legal actions to
collect amounts due; and
alimony
All regular pay, special pay, and allowances of a
member of the Armed Forces (whether or not
living in the dwelling) who is head of the family,
spouse, or other person whose dependents are
residing in the unit (except as provided in
paragraph (c) (7) of Income Exclusion);
Page
1 of 4
Income Exclusions
Income from employment of children (including
foster children) under the age of 18 years;
1.
(24
CFR Part 5.609
(iv)
Amounts received under a resident service
stipend. A resident service stipend is a
modest amount (not to exceed $200 per
month) received by a resident for performing
a service for the PHA or owner, on a part-time
basis, that enhances the quality of life in the
development. Such services may include, but
are not limited to, fire patrol, hall monitoring,
maintenance, resident initiatives
lawn
coordination, and serving as a member of the
PHA's governing board. No resident may
receive more than one such stipend during the
same period of time;
(v)
Incremental earnings and benefits resulting to
any family member from participation in
qualifying State or local employment training
programs (including training programs not
affiliated with a local government) and training
of a family member as resident management
Payment
received for the care of foster children
foster adults (usually persons with disabilities,
unrelated to the tenant family, who are unable to
live alone);
or
to Family assets, such as
inheritances, insurance payments (including
payments under health and accident insurance
Lump-sum additions
compensation), capital gains and
personal or property losses (except
as provided in paragraph (b) (5) of Income
Inclusion);
and worker's
settlement for
received by the Family that are
specifically for, or in reimbursement of, the cost of
Medical Expenses for any Family member;
Amounts
Income of
5.
a
live-in aide
as
staff. Amounts excluded by this provision
must be received under employment training
programs with clearly defined goals and
objectives, and are excluded only for the
period during which the family member
participates in the employment training
program;
defined in Sec. 5.403;
The full amount of student financial assistance
paid directly to the student or to the educational
institution; and amounts paid by the Government
to a veteran, for use in meeting the costs of
fees, books, equipment, materials,
supplies transportation, and miscellaneous
personal expenses of the student;
tuition,
The special pay to a Family member serving in
the Armed Forces who is exposed to hostile fire;
7.
8.
(i)
(ii)
Amounts received
funded by HUD;
under
Temporary, nonrecurring,
(including gifts);
income
11.
Earnings in excess of $480 for each full-time
student 18 years old or older (excluding the head
of household and spouse). To qualify as full-time
student, the student must carry a subject load
considered full-time by the institution he or she is
attending. The institution may be a vocational
school offering a diploma or certificate, or any
institution offering a high school diploma or
college degree [Handbook 4350.3 (par.3-12)].
You also must still give households a $480
dependent allowance for each full-time student
age 18 or older who isn't the household head or
head's spouse.
12.
Adoption assistance payments in excess of $480
per adopted child (Adopted children still qualify
for the $480 dependent allowance.);
13.
(Reserved)
Amounts received by a Disabled person that are
disregarded for a limited time for purposes of
Supplemental Security Income eligibility and
benefits because they are set side for use under
a Plan to Attain Self-Sufficiency (PASS); or
publicly
5/18/04)
sporadic
Reparation payments from foreign
in connection with the Holocaust;
Amounts
(R.ev.
or
10.
training programs
received by a participant in other
assisted programs that are specifically
for, or in reimbursement of, out-of-pocket
incurred (special equipment,
expenses
clothing, transportation, child care, etc.) and
that are made solely to allow participation in a
specific program;
(c))
governments
Page
2 of 4
Income Exclusions (continued)
14.
periodic amounts from supplemental
income and social security benefits that
are received in a lump sum amount or in
prospective monthly amounts.
Deferred
security
15.
Amounts received by the family in the form of
refunds or rebates under State or local law for
property taxes paid on the dwelling unit;
16.
Amounts paid by a state agency to a family with
a member who has a developmental disability
and is living at home to offset the cost of services
and
equipment needed to keep the
developmentally disabled family member at
home;
17.
or
Amounts specifically excluded by any other
Federal statute from consideration as income for
purposes of determining eligibility or benefits
under a category of assistance programs that
includes assistance under the 1937 Act and any
program to which the exclusions set forth in 24
CFR 5.609 (c) apply. Updates will be published
in the Federal Register and distributed to PHAs
and housing owners identifying the benefits that
qualify for this exclusion.
The value of the allotment provided to an
eligible household made under the Food Stamp
Act of 1977;
Payments
to volunteers under the Domestic
Volunteer Service Act of 1973 (employment
through VISTA; Retired Senior Volunteer
Program, Foster Grandparents Program,
youthful offenders incarceration alternatives,
and senior companions);
Payments received under the Alaska Native
Claims Settlement Act (43 U.S.C. 1626(a));
Payments received under the Maine Indian
Claims Settlement Act of 1980 (Pub. L. 96-420,
9z Stat. 1785);
The first $2,000 of per capita shares received
from judgment funds awarded by the Indian
Claims Commission, or the Court of Claims (25
U.S.C. 1407-1408), or from. Funds held in trust
for an Indian tribe by the Secretary of Interior (25
U.S.C. 117);
Amounts of scholarships funded under Title IV
of the Higher Education Act of 1965, including
awards under the Federal work-study program or
under the Bureau of Indian Affairs studentassistance programs (20 U.S.C. 1087 uu) or
veterans benefits;
Payment received from programs funded under
Title V of the Older Americans Act of 1965
(Green Thumb, Senior Aides, Older American
Community Service Employment Program) (42
U.S.C. 3056(f));
Payments received after January 1, 1989, from
the Agent Orange Settlement Fund or any other
funds established pursuant to the settlement in
the In Re A.qent Oran.qe product liability litigation,
MDL No. 381 (E.D.N.Y);
Any
earned income tax credit;
The value of any child care provided or arranged
(or any amount received as payment for such
care of reimbursement for costs incurred for
such care) under the Child Care and
Development Block Grant Act of 1990 (42 USC
9858q); and
Payments
received under programs funded in
in part under the Job Training
Partnership Act (employment and training
programs for native Americans and migrant and
seasonal farm workers, Job Corps, veterans
employment programs, State job training
programs and career intern programs).
whole
Income derived from the disposition of funds of
the Grand River Band of Ottawa Indians;
Income derived from certain submarginal land
of the United States that is held in trust for
certain Indian tribes (25 U.S.C. 259e);
or
Payments or allowances made under the
Department of Health and Human Services'
Low Income Home EnergyAssistance Program
which includes any winter differentials given to
the elderly (42 U.S.C.8624(f);
(Rev.
5/18/04)
Page
3 of 4
A. Assets that Should Be Considered
B. Assets that Should Not Be Considered
held in savings account, checking
accounts, safe deposit boxes, homes, etc. For
savings accounts, use the current balance. For
checking accounts, use the average 6-month
Necessary personal property except as noted in
as clothing, furniture, cars
equipped for persons with
Cash
A8 of Inclusions, such
and vehicles specially
disabilities.
balance.
2.
Cash value of revocable trusts that
to the household.
2.
are
Assets not effectively owned by the individual.
That is, when assets are held in an individual's
name, but the assets and any income they earn
accrue to the benefit of someone else who is not
a member of the household and that other person
is responsible for income taxes incurred on
income generated by the asset
Equity
in real property or other capital
investments. Equity is the estimated current
market value of the asset less the unpaid
balance on all loans secured by the asset and all
reasonable costs (e.g., broker fees) that would
be incurred in selling the asset. Under HOME,
equity in the family's primary residence is not
considered in the calculation of assets for owneroccupied rehabilitation projects.
4.
IRA, Keogh, and similar retirement savings
a
penalty.
even
though
withdrawal would result in
Contributions to company retirement/pension
funds that can be withdrawn without retiring or
terminating employment.
Cash value of life insurance policies available to
the individual before death (e.g., surrender value
of a whole life or universal life policy).
Equity
in
cooperatives
in which the
family
lives.
Assets not accessible to the individual and that
provide no income for the individual. For
example, an abused spouse who legally and
jointly owns a house but (1) does not live in the
house; (2) receives no income from ownership of
the house; and (3) has no ability to sell the house
Cash value of stocks, bonds, Treasury bills,
certificates of deposit, money market accounts,
and other investment accounts.
accounts,
Interest in Indian trust lands.
available
6.
Term life insurance
no cash value).
policies (i.e.,
where there is
are a part of an active business or
farming operation. (Note: Rental properties are
considered personal assets held as an investment
7. Assets that
rather than business assets unless real estate is
the applicant's main occupation.)
8. Vehicles
specially equipped
for the
handicapped.
Personal property held as an investment such as
gems, jewelry, coin collections antique cars, etc.
8.
Lump-sum
or
one-time
receipt,
such
as
inheritances, capital gains, lottery winnings,
insurance settlements, and other amounts not
intended as periodic payments.
10.
Mortgages
11.
Assets
during
or
by
deeds of trust held
an
applicant.
disposed of for less than fair market value
2 years preceding certification or
recertification.
12.
Assets that, although owned
person, allow unrestricted
applicant.
(Rev.
5/18/04)
by
more
access
than
by
one
the
Page
4 of 4
UTILITIES CHART
LOS ANGELES HOUSING DEPARTMENT
For
Property Address:
(City)
(Zip)
Property Owner:
Check
one
of the boxes below:
building
paid by
[]
All the utilities in the
[]
All units in the
[]
One/some of the units in the building have different utilities allowances from that indicated above. Please
list unit number(s) below and complete a separate utilities chart for those units:
building
are
have the
same
the Owner.
utilities allowance
as
indicated above.
Unit(s):
I understand that the utilities allowance affects the rent that I can charge for my affordable units. I certify that
I have declared accurate utilities allowances for each and all of the units for the property listed above:
Owner/Manager Signature:
Date:
LOS ANGELES HOUSING DEPARTMENT
Tenant Income and Rent Certification Form Instructions
This form is to be used for current and subsequent annual income and rent certification reporting.
Each tenant household of a restricted unit must initially complete this form at the time of signing
the rental agreement. Please make duplicates of the Tenant Income and Rent Certification Form
("Tenant Form") before completing, and submit a Tenant Form for each household occupying a
restricted unit. It is important that you furnish us with complete information by filling in all sections
on the Tenant Form in accordance with the following instructions.
building,
Property
Name:
Name of the apartment
Property
Address:
Street address of the tenant listed
if any.
on
the form.
(general partner ifparmership
corporation).
Owner Name:
Name of the property
Owner Address:
Mailing
address of the
Owner Phone/Fax:
Owner's
daytime phone
Person Responsible for
Reviewing Documentation:
The name of the owner, manager or occupancy specialist responsible for reviewing
Tenant Income Documentation. Please include daytime phone number and fax.
Tenant Move-in Date:
The date the tenant household moved into the apartment.
Certification Year Ends:
The
Unit No:
The number of the trait the tenant household is
Number of Bedrooms:
owner
or
owner.
numbers.
ending date for this certification.
tenant in place, the year ends one year
If an initial certification for a new tenant or
from the date the initial certification is signed.
occupying.
The number of bedrooms, if any, in the rental unit. If it is a single room occupancy
write "SRO"; for a bachelor, write "bachelor"; and for a single, write "Single" or
unit,
"Efficiency."
through a Section 8 contract or voucher.
Indicate the total monthly rent paid for the unit, including any Section 8 payments.
Documentation of Ethnicity of the Head of Household is reou•ed, not optional.
Write "Yes" if the rent for the unit is assisted
See. 8?:
Monthly
Rent:
Ethnicity
of Head of Household:
Maximum Household Income
Level:
Maximum Household Income Level is the Maximum Annual Income. a tenant
household can earn per family size, and is based upon the adjusted median income level
for the Los Angeles area calculated by the United States Department of Housing and
Urban Development (I-IUD). Maximum Household Income Levels are divided into
Percentage Categories from low to high, (35% to 120%), and should reflect the income
targeting requirements set forth in the project's Regulatory Agreement. (NPP projects
normally have tenant households only at the 50%, 60% and 80% levels).
To determine the Dollar Amount and Percentage Category for the tenant household
listed in Part C, please contact the Housing Services Analyst assigned to your project
for the current Income and Rent Restriction charts.
Page
1 of 4
List the Last Name of the Head of Household, or the person who signed the rental
agreement, on Line 1. List the spouse or co-head, if any, on Line 2. List all other
occupants in the Household on the following line. If there are more than six, use an
Last Name:
attachment.
First Name & Middle Initial:
First Name and Middle Initial of all those listed above.
Relationship
The
to Head of House:
relationship
of each occupant listed above to the unit's Head of Household.
Sex:
Write "F" for Female and "M" for Male
Age:
Age
Occupation:
List the
New Tenant
Please check if this is
Reeertification
Please check if this is an
documented in Part B during
appropriate
as
of all the named occupants in the household.
occupation of all the occupants
unemployed write "Unemployed".
Box
Box
Box
(1)
(2)
(3-6)
a new
tenant household in
existing
If
one or more
an
individual is
the Uait documented in Part B.
tenant household that has
certification
occupied
the trait
periods.
To be completed by the Head of Household in Part C, Line 1 above.
To be completed by spouse/co-head, or applicant in Part C, Line 2 above.
To be filled in jointly by all the occupants of Part C, Lines 3 through 6 above.
(If more than six occupants in the household, please complete an attachment).
by
generates/receives
Source of Income:
The method
(See Income Inclusion, Exclusion, and
Asset Consideration handout in Property
The Source of Income is divided into five
Management Packet)
in the household.
which
a
tenant
fmancial support.
general categories: (a) wages/salaries; (b)
self-generating income; (c) gross periodic payments; (d) social and other assistance
income; and (e) payments in lieu of earnings.
check in the Source of Income box chosen from the categories listed on lines (a)
& (e) that documents the tenant's Source of Income. If the tenant has more
than one source of income, check more than one Income Source box. Please complete
for each tenant occupant in Spaces 1, 2, 3.6 and attachment, if any.
Put
a
(b) (c) (d)
Documentation
on
File:
The Documents
on
File that
support/verify
the tenant's Source of Income
check in the corresponding Income Documentation box chosen from the
listed on lines (a), (b), (c), (d), & (e) that support/verify all Sources of
Income. Please complete for each tenant occupant in Spaces 1, 2, 3.6 and attachment,
if any.
Put
a
categories
Requirement:
All Income Verification information must be maintained
and available for inspection by the Los Angeles Housing Department.
Projected Yearly
Amount:
The total Yearly Amount of money that is anticipated to be received
from all sources of income for the next year.
Compute
by
tenant
on
file
occupant
the total Projected Yearly Income Amount from each Source of Income
c, d & e). If more that one Income Source per category, add the totals
together and enter the combined total on the corresponding Yearly Amount line. Please
complete for each tenant occupant in Spaces 1, 2, 3.6 an attachment, if any.
category (a, b,
Page
2 of 4
Total Projected Annual
Household Income (except from
Assets)
The Total Gross Yearly Amount of money that is estimated to be received by the entire
tenant Household from all sources of income during the next 12 months. (Does not
include Asset Income)
Add the Projected Yearly Amount of all household members' income
the sum in the box at the bottom of the column (Line/.).
Type
of Asset:
together
and write
Asset Income is the annual return generated by a cash item or non-cash item that can
be converted to cash and must be included in a review of tenant income eligibility. For
households with more than $5,000 in total assets, HUD requires that an imputed return
be calculated based upon a savings passbook rate and be compared with the actual
return generated by the assets.
Please combine all assets held
by
all household members and list them
by
asset
type.
See Income
Inclusion, Exclusion, and Asset Consideration handout in Property
Management
Packet for assistance in
determining
which Assets should be considered.
Net Cash Value:
All assets have both a Market Value and a Net Cash Value. Market Value of an asset
is simply its dollar value on the open market. An asset's Net Cash Value is the Market
Value less reasonable expenses required to convert the asset to cash. Enter the subtotal
for each type of asset and enter the sum on Line g. Total Net Cash Value.
Imputed
If the Net Cash Value of the total of all Assets is more than $5,000, multiply the Net
Cash Value amount by the HUD passbook rate to fred the Imputed Asset Income. Enter
that amount on Line h. Imputed Asset Income.
Asset Income:
(For
the current HUD
to your
project.)
passbook rate,
contact your
Housing
Services
Analyst assigned
Actual Asset Income:
The Actual Income is the actual income generated by the Asset (e.g., interest on a
savings or checking account). Enter the subtotal for each type of asset and enter the
sum on Line i. Actual Asset Income.
Projected
Determine which amount is greater, Actual Income or
greater amount in Line IL Annual Asset Income in the
Annual Asset Income:
TOTAL PROJECTED
HOUSEHOLD INCOME:
Imputed Income. Enter the
right hand column.
Income (except from assets) and
Total/. Total Projected Annual Household
II.
Annual Asset Income to calculate IlL TOTAL PROJECTED HOUSEHOLD
INCOME.
Tenant Form is not valid without both tenant and owner signatures. Have head of household and co-head of household read
certification pledge, sign and date form. Owner/Manager must read certification pledge, sign and date form.
Page
3 of 4
GENERAL INSTRUCTIONS
1.
If an apartment is vacant, fill in the
VACANT across the Tenant Form.
specific unit number, number of bedrooms, asking rent,
Sign and date it at the bottom.
and write
While you may give the Introductory letter and a blank Tenant Form to your tenants, it is best to
complete the form with the tenant. If necessary, you may fill it out for them with the information they
provide for you as long as it is accurate and the tenant head-of-household signs the bottom of the Form.
3.
Definition of Income: Annual income is the gross amount of income anticipated to be received by all
adults in a family during the 12 months following the effective date of the certification determination.
Note: Annual Income is sometimes referred to
4.
City
needs this information. Please make
return the forms as soon as possible.
The
If you have any further
number listed below.
questions,
contact the
as
an
Gross Income
or
Annual
exhaustive effort to
Occupancy Monitoring
Page
4 of 4
complete
Income.
all information and to
Section at the address and
Angeles Housing Department
Housing Services
1200 West 7 th Street, 9 t• Floor
Los Angeles, CA 90017
Attention: Occupancy Monitoring Section
(213) 808-8943
Los
(Gross)
phone
Los
Part
Angeles Housing Department
•l: Geue•l Pi•opcrtylnformation
Tenant Income and Rent Certification Form
:i: :i::
Pa•B: Gen•'.•Tbhmii/•O•=•ii•n !• :: := !:-:
::: i'
Property
Name
Tenant Move-in Date
Property
Address
Unit No.
Owner Address
Person
[] American Indian
[] Black
[] Asian
Monthly
Total
Alaskan Native
or
[]
35
[]
[]
/
Rent: $
Hispanic
[] Other
Pacific Islander
$
40%
[] 50%
[] 120%
[] 60% [] 80%
Tenant Income Documentation:
Phone:
Relationship
First Name & Middle
Last Name
Documentation
SourceofIncome
Feee/Tipe/Bonuses
a.
[]
Wagee/Salades
[] Overtime/Commissions
b.
[]
Self-employment
[]
Property
c.
[]
Social
[]
Pensions/annuities
d.
[] SSI/AFDC
[]
Other welfare
e.
[]
[]
Severance pay
a.
E]Wagee/Salades
b.
[]
c.
[] Social
d.
[] SSI/AFDC
o.
[]
Unemployment
[] Severance pay
a.
[]
Wagee/Saladea
[]
Overtime/Commissions
b.
[]
Self-employment
[]
Properly Rental
[]
Royalty
c.
[]
Social
[]
Pensions/annuities
[]
Gift/Trust Receipts
d.
[]
SSI/AFDC
[]
Other welfare
[]
Alimony/Child
e.
[]
Unemployment
[] Severance pay
[]
Workers'
Security
Unemployment
Self-employment
Security
Rental
[]
Property
[]
Pensions/annuities
[]
Other welfare
Income
r•
Occupation
stubs
on
[]
[] Tax schedules
Projected Yearly
File
Employervefification
[] Accountant statement
[]
[]
Other__
$
Check stubs
[] Bank statements
$
Nimony/Child Support
[]
Award letter
[]
Check stubs
[] Bank statements
$
Comp/SDI
[]
Award letter
[]
Check stubs
[]
OtheE__
$
[]OtheE__
$
Workers'
Royalty Income
[]
[] Gift/Trust
Receipts
Alimony/Child Support
ComplSDI
Workers'
[]
Fees/Tips/Bonuses
[]
Income
[]Paystubs
r•Employervedfication
[] Tax schedules
[]
Accountant statement
[]
Other__
$
[]
Award letter
[]
Check stubs
[] Bank statements
$
[]
Award letter
[]
Check stubs
[] Bank statements
$
[] Award letter
[]
Check stubs
[]
Other__
$
Pay stubs
C]
Employer verification
[]
Other__
$
[]
Accountant statement
[]
Othez;__
$
[] Bank statements
$
Bank statements
$
[]
[] Tax
schedules
Income
$
Other___
[]
Receipts
[]Fees/Tipe/Bonuses
[]
Age
Sex
Award letter
[3
Rental
Pay
to Head of Household
[]
[] Gift]Trust
[]OvedJme/Commissions
[]
Royalty
[]
[]
Fax:
of Household
Head
#
or
/
Fax
Responsible for Reviewing
#
Year End
Se• 8?
[] White
Maximum Household
Income Level
Owner Phone
Certification
/
of Bedrooms
No.
Ethnicity of Head
of Household:
Owner Name
/
3
Security
Comp/SDI
[]
[] Award letter
[]
Check stubs
[]
[] Award letter
[]
Check stubs
[] Other
L Total
Type of Asset
Net Cash Value
Actual Asset Income
$
$
$
$
Property
$
$
Family Trusts
$
$
a.
Interest-beadn9
b.
Stocks, Bonds, &
c.
Real & Personal
D. Controlled
e.
Cash
on
accounts
Insurance
$
Hand
f. Assets disEosed of In last 2 years
for less than fair market value
g. Total Net Cash Value
(NCV)
[a-f]
$
ho If total NCV >$5,000, multiply bythe
HUD passbook rate to find the Imputed
Asset Income:
Total Actual Asset Income
npp0040.v•d (roy. 9t25•01)
[] Check stubs
Award letter
$
Projected Annual Household Income (except from assets)
El
$
III. TOTAL PROJECTED HOUSEHOLD INCOME
$
II. Total Annual Asaet Income
cedify
that to the best of
required
to establish my
knowledge
[greater
$
and
of h.
or
•Tom Part
belief, have declared the total
income
fro.m all sou.rces for.my my
h.ousehold. I.understan.d.that if furnish fa.lse grossincomplete
!nrorm. ation anout my household income, will be in oerault of th.e terms.or my .or•ease ano may
oe subject to a rent !ncreas.e or eviction. further agree to provioe any oocument item that is
edgibility.
Heed of Household
Date
Spouse
Date
certify that have verified each source and amount of gross income this tenant household
has declared and find the household eligible to occupy a restricted unit.
[a-d]
Owner
Date
Departamento
Nombre de la
Angeles
de Viviendas de Los
Ingresos
Forma de
Propiedad
la propiedad
Fecha de Entrada del
Num. de
Apartmento
Nombre del Due•o
Raza del
Jefe
Domicilio del Due•o
de Familia
Direcci6n de
Telefono
del Due•o
Persona
Responsable
de Revisar Documentacion de
Apellido
#
Nivel Maximo de
Familiar
Inquilinos
Inquiiino
y Certificacion de Rentas
A•o de
Num. de Recamaras
[]
Blanco
[]
[]
Negro
[]
Certificacion
$
[]
Seccion 8?
35%
60%
ra
Jefe
$__
40%
[]
[]
50%
120%
Fax
Relacion al Jefe de Familia
Primer Nombre y Medio Inicial
Renta Mensual
[] 80%
Telefono
Ingresos del Inquilino
/
Termina
Indio Am. o Nafivo de Alaska ra Hispano
Asiatico o de las Islas Pacificas[] Otro
[]
Ingresos
Fax
de
Sex
Eda
Ocupacion
de Familia
6
De Donde Proviene el
#
d.
Commisiones/Horas Extraordinafias
[]
[]
[]
Talon del
Otto
[]
Declaraci6n de
[]
Certificado de Premio
[]
Empleado Independiente
[]
[]
Seguro
[]
Pensiones/Anualidades
[]
SSFAFDC
9..I..%•.•.°..•..•,•..9..•.P.•.i.a..•
Social
E..O.•.o.
Otro Beneficio Gubemamental
[] Asistencia de Divoreio/Mantenimiento
de
Niflos
b.
d.
Desempleo
[]
Inderrmizaeion por
de Empleo
Seguro de Compensacio del Trabajador/SDI
[]
Commisiones•-Ioras Exlraordinarias
[]
[]
Sueldos/Salados
[]
Emplcado Independienta
[] Renta de
[]
Seguro
[]
Pensiones/Anualidades
t2
SSI/AFDC
[]
O•'o Benefieio Gubemarnental
Pmpriedad
• .I..n..g•...s.o.s...d.c...G.a...na..n.e.i.a..s
b.
de
Seguro
del
[]
Commisioues/Homs Extraordinarias
[]
Sueldos/Salarios
[]
Empleado Independiente
[] Renta de
[]
Seguro
t3
[]
Pensiones/Anualidades
Regalo/Ree•os de Fondo
[]
Otro Beueficio Gubemamental
Asistencia de Divorcio/Mantenimiento
E.e..•,g..o.•.p. 9. •.• .o•.o.
Social
[] SSFAFDC
[]
Pmpriedad
Desempleo
[]
[]
Indenmizacion pot
Seguro
de
cese
Compensacio
b.
Capital
de
de
del
de
Empleo
Trabajador/SDI
Cuenta de
Paga de Reditos
Acciones,
Bonos Y
Bienes y
Declaraei6n del Contador
[]
Talon de
Cheque
U Talon de
Cheque
S
Talon de
Cheque
$
$
$
•
Cheque
[] Verificacion de
Empleo
S
Impuestos
[]
Declaraci6n del Contador
.,E .E..%•.o. :..•..C.•.•.n.• ..•:.p•.•.
O
Cerfificado de Premio
[]
Talon de
Cheque
[]
Certifieado de Premio
Estado de Cuenta Bancaria
[]
Talon de
Cheque
[]
[]
Certifieado de Premio
[]
Talon de
Cheque
[]
Otto
[]
Declaraci6n de
[]
Declaraci6n del Contador
[]
Certifieado de Premio
[]
Talon de
Cheque
[]
Certificado de Premio
[] Talon de
Cheque
• Talon de
Cheque
Impuestos
•
[]
[]
Cerfificado de Premio
[]
Talon del
Olro
Cheque
[]
Verificaeion de
Empleo
[] Otro
Ingreso Total
Ingreso de Bienes
/.
II.
Familiar Anual Estimado
Anual
(escoja
"h"
o
"i" el
$
$
III. ESTIMADO TOTAL DE INGRESOS DE
seguros
Raices, Bienes
Personales
$
d. Bienes de Fideeomiso
Diuem
Ingresos
Valor
[]
Ingreso
[] Estado de Cuenta Bancaria
Pa•eE::•.i•acibn de e•ada•.de•i•n•s:idel i•i¢•iiin•
Tipo
Talon del
Verificacion de
[]
E .E. s, • .d.o..d, .e. ,C..u..e.n,•..B.a..n.c..a•.a.
Nifios
Beueficios de
[]
t2
Empleo
[]
Otto
.,E.9..•.
,o..I..n,• e..s,o, s...d,e...G.a..n.a..n.c.i, a..s
6
d.
Indemnizacion por
Compensacio
de
Empleo
Trabajador/SDI
[]
I•
de
Cerfificado de Premio
.•...O..t•.o.
.n..• .•.•.a. .o•[email protected]..•..• Loy..•.o.
Desempleo
[]
t3
[] Declaraci6n de
[] Asisteneia de Divorcio/Mantenimiento
Ni•os
[] Beneficios de
[] Certificado de Premio
[] Estado de CuentaBancaria
E.9..tr.
E L•.•..o.•.•.o.p. • .o• .o.
Social
lmpuestos
E E•.•.•. o. :..•..c.•.• .•..•.%•.
E•.%•!.o•.•.o..•..• .F..o..%o
[]
Beneficios de
Cheque
[]
Pagos/Propinas/Bonos
Renta de Propriedad
[]
Estimado
Documentaeion Arehivada
Sueldos/Salarios
[]
b.
Ingreso
$
•
$
la Mano
•
f. Disposicion
de Bienes
los
Ultimos 2 Anos por Menos de Valor
$
Yo certifico, segun mi mejor conocimiento y creencia, que he declarado el ingreso
bruto total de todos los recursos de mi familia. Yo reconozco que si proveo
information falsa o incompleta sobre los ingresos de mi hogar, estare en
incumplimiento con los terminos de mi contrato de arrendamiento y quedo expuesto
Ademas estoy de acuerdo en
a que se me aumente la renta o se me desaloje.
proporcionar cualquier articulo de documento que se requlera para establecer mi
elegibilidad.
Amo(a) de
Fecha
Casa
del Mereado Actual
g. E1 Valor
•
Total En Effectivo Nero
(VEN)
$
[a-q
(VEN)
$5,000, multiplique por
h. Si el valor total
masque
X
.0__
el redito de
libreta de HUD para determinar:
Los
Ingresos
/
de Biene Atribuidos:
Ingresos
(rev. 9125101
•
de Bienes Acmales
{a-dJ
$
Esposo(a)/Cabeza
de Familia
Fecha
Yo certifico que he verificado cada recurso y canfidad de lngresos brutos que ha
declarado este inquilino y determino que es elejible para ocupar una unidad
restrinjida.
Due•oMgente
Fecha
LOS ANGELES HOUSING DEPARTMENT
VERIFICATION OF EMPLOYMENT AND EARNINGS
RELEASE: I
hereby
authorize the release of the
following requested
Employee:
information:
Occupation:
Date:
TO BE COMPLETED BY EMPLOYER
A UTHORIZA TION: The City of Los Angeles is dedicated to Equal Housing Opportunity for all of its residents. The above
named employee is potentially eligible to take advantage of the affordable housingprogram administered by the Los Angeles
Housing Department (LAHD) for the City of Los Angeles and funded by the U.S. Department of Housing and Urban
Development (HUD). For an individual to be eligible for this program, Federal Regulations require that their employment
income be verified. All information provided to LAHD is to determine the eligibility status and level of benefit of the above
named employee, and will not be shared with other agencies. On behalf of your employee, please complete the requested
information as soon as possible. Your cooperation is appreciated
Date first
Employed:
Expected
Employment Type:
r•Regular t3Temp
Hours Worked Per:
Day__
Any other type of compensation
Expected
End Date
(if any)"
Length of Employment: Day• Weeks__ Month•
r•Part Time r•Seasonal t3Othe•
Week•
Month____ Othe•
not included above
Base
Wage:S__
Hourly Overtime
Per
Rate: $--
r•Day
Years__
t•Month t3Week
t3Othe•
Hourly
Overtime'.•
Estimated Annual
(e.g. commissions, bonuses, tips, etc.): Type:.
.$__
Annually
pay increase date:
Annual
Total
Wage
Wages
Table
for 12 Months
Base
GROSS Wage
Year
Wages
(Bonuses/Tips)
To Date For Current Year
$
$
Previous Year
$
$
$
$
Next Year's
Projected Wage
Earning
Base
OVERTIME
From
Period
To
COMMENTS:
•eAbo•e Informa•n Comp!eted Byi
Signature:
Title:
Print Name:
Date:
Phone:
( ).__
COMPANY NAME:
COMPANY ADDRESS:
(City)
(Zip)
LOS ANGELES HOUSING DEPARTMENT
CERTIFICATION OF DAY LABOR EARNINGS AND EMPLOYMENT
(*This
form is no•t to be used to
certify earnings
without the written
consent
of the
Occupancy Monitoring
Section of
LAHD)
Phone:
Tenant:
(Print)
Address:
I do not have
Unit:
regular, part-time,
a
irregular employer. My employer changes day
or
to
day.
Type of Work:
To the best of my
of:
knowledge
and
determination, I certify that I work
Hours
Days
Weeks
I
My expected
Signature:
Day
Laborer
Day
a
a
as a
Week
a
Month.
earn an
average of:
$•
Per Hour
$•
Per Week
$•
Per Month
Annual Income for the current year is:
Date:
$
on
the average
CERTIFICACI(•N
DE GANANCIAS DE EMPLEO COMO OBRERO DE
(*Esta forma no dcbe. scr utilizada para ccrtificar
De Viviendas de La Ciudad de Los
Angeles.)
sus
ganancias
sin
un
Inquilino:
consentimicnto cscrito por el del
De
Molde)
Direcci6n:
no
Tipo
tengo
del
Dcpartamcnto
,T61efono:
(Letra
Yo
DiA
Unidad:
un
empleador regular,
a
tiempo parcial
o
irregular.
Mi
empleador
cambia d[a
a
dia.
trabajo:
Yo certifico segun mi
un promedio de:
mejor
conocimiento y
determinaci6n,
que
trabajo
como
Horas al Dia
Dias
a
la Semana
Semanas al Mes
Yo gano
Mi
Firma:
ingreso
anual
un
promedio
anticipado
de:
$
Por Hora
$
Por Semana
$
Por Mes
por el afio actual
Fecha"
es
de:
$
obrero de dia
LOS ANGELES HOUSING DEPARTMENT
CERTIFICATE OF CONTINUING PROGRAM COMPLIANCE
(To
Property
Property
be
completed
and submitted
annually)
Address:
Phone
Owner:
City:.
Owner's Address:
reporting period beginningon
undersigned, being the Owner/designated representative
For the 12-month
Please Check Boxes
[]
[]
[]
Zip:.
ending on
project, hereby certify
I, the
and
of the above
the
following:
Indicating Compliance:
kept true and accurate records as required by the Regulatory Agreement or Covenant between the City of Los
Angeles and myself during the reporting period and these records are open for inspection.
Within the current reporting period, I have inspected the property, and my property is in good repair and is in
compliance with standards required by Los Angeles Housing Department in the loan agreement and regulatory
agreement/covenant.
If units became vacant during the reporting period, I used Affirmative Marketing standards per the regulatory
agreement/covenant, to fill the vacant units (if required).
At present the property insurance is current, all property taxes hav e been paid and there are no additional encumbrances
I have
on
[]
No.:( ).
the property.
To the best of my
knowledge
the information contained in this Certificate and all attachments is true and accurate.
I have received or have contacted the
the current year.
Housing
Services Unit for the most recent maximum income and rent
figures
for
I HAVE ATTACHED THE FOLLOWING DOCUMENTS:
An Occupancy Summary
for the final month of the
or Rent Roll (containing requested information) indicating the tenants
reporting period.
Rent Certification Forms (Tenant Forms) for all restricted households.
Tenant Income and
of the signed Tenant Form to each individual household.
in the restricted units
I have
given
a
copy
Income Source Documentation for all tenants who are presently occupying the restricted units and who meet the
income requirements. Income source documentation is on file for all tenants occupying a restricted unit.
[]
Mandatory
[]
Lease
[]
Utilities Chart
[]
Other:
or
Addendum to Lease/Rental
Lease Waiver
for restricted households. I have
(Revised 4/1/04)
a
copy to the households.
(if applicable).
changes made to
(Describe al•l changes):,
PROPERTY MANAGEMENT
during
the time
PRINT Name:
Signature:
given
(if applicable).
There have been
document.
Agreement
period
covered
Date:
(Cheek One):
Owner
Manager
by
this
REPORTINGPERIOD:
Covenant No.:
DATE RECEIVED BY LAHD:
OCCUPANCY SUMMARY
CITY OF LOS ANGELES HOUSING DEPARTMENT
HOUSING SERVICES
PROJECT ADDRESS:
CITY:
TOTAL NO. OF UNITS:
TOTAL NO. OF RESTRICTED UNITS:
ZIP CODE:
TOTAL NO. OF RESTRICTED UNITS OCCUPIED:
NO. OF UNITS RESTRICTED AT LEVEL: 30%
35%
40%
45%
50%
60%
80%
120%
MKT
Other
TOTAL NO. OF UNITS OCCUPIED AT:
35%
40%
45%
50%
60%
80%
120%
MKT
Other
HOME PROGRAM ONLY
(Identify
30%
the number of HOME
units,
if
any):
•
•
=
o
Unit
No.
•
.•.
HEAD-OF-HOUSEHOLD
NAME
•.°=r
•
o
o
•
o
Prepared By:
Date
Tenant
Moved In
(Day, Year,
Month)
Total HOME Units:
Unit Restriction
Level (See Above)
Only Home
Program
%
Total Low HOME Units:
Total
High
[] LIHTC
HOME Units:
(For
Annual
Date of Last
Income
Projected
Certification
Gross Income
(at
(Day, Year,
Month)
Signature:
Owner
0'Rn,IT)
Page__of____
Total
Tenant
Paid Rent
Most Recent
Total
Unit Rent
Office Use
Only)
Compliance
Status
Income
Over
Rent
Over
%/5
%/5
Certification)
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
Manager___
Date:
Phone:( )
SECTION 5
CODE ENFORCEMENT
 Preparing Residential Property for the Housing Habitability Inspection
CITY OF LOS ANGELES HOUSING DEPARTMENT
HABITABILITY INSPECTION PROGRAM
CODE ENFORCEMENT UNIT
1200 West 7 •
Street,
8 t• Floor
PREPARING RESIDENTIAL PROPERTY FOR
PREPARING RESIDENTIAL PROPERTY FOR
THE HOUSING HABITABILITY INSPECTION
THE HOU:•ING HABITABILITY IH•PECTIOH
PREPARING
RESIDENTIAL
THE HOUSING
PROPERTY
FOR
HABITABILITY INSPECTION
Page
HABITABILITY STANDARDS
1
responsibility
as a residential rental property owner is to make certain that your tenants have a safe
environment in which to live. The various deficiencies listed below are the most frequently found during
habitability inspections. Failure to make repairs in these areas can cost an owner much more in time and
money than the actual repairs would have cost in the first place. If you are cited and do not make the
necessary repairs within the time frame given by the inspecting agency, you risk heavy fines, court
appearances, and property assessments, and you will have to make the repairs in the end anyway. Why not
do it right the first time?
Your
Familiarize yourself and your managers with the various code requirements. If repairs are made in a timely
fashion much grief and expense will be avoided. The most commonly found deficiencies are covered by
the following code sections:
L.A.C.C.
(
An•leles
Los
Civil
Code)
Accumulated Garbage
Discharged Sewage
Bathrooms in Disrepair
Missing Window Screens
Damaged Walls, Floors & Ceilings
11.16.020
11.16.050
11.2O. 19Q
11.20.330
11.20.340/11.20.140(b)3
11.30.010
Vermin, rodent, and insect infestation
11.30.050(b)
Missing
L.A.M.C.
57.10.03
57.90.15(A)
57.20.41 (A-B)
57.33.07(A)
57.33.16
57.112.06(A)
57.119.07(A)
57.1,8.1103)
57.140.07
57.140.16(A)
91.8104.4
91.8104.5
91.8104.6
91.8104.7
91.8104.8
91.8104.11
93.0616 (c)
94.0602.6
U.P.C.
301
801
901
NEC
110-13
300-4
370-15
Vent Screens
( Los Angeles Municipal Code}
Blocked Exits
Unmaintained Fire
Equipment (usually
stand
pipes
& fire
doors)
Wedged Open
or Blocked Fire Doors
Locked Exit Doors
Unlit Exits or Lack of Exit Lighting
Missing Smoke Detectors
Broken Smoke Detectors
Unmaintained Fire Hose
Uncharged, or Fire Extinguishers Requiring
Missing Fire Extinguishers
Damaged
Walls & Ceilings
Broken Doors, Windows & Cabinets
Damaged Floors
Damaged Drainboards & Plumbing Fixtures
Damaged Electrical Fixtures
Lack of Heat
Inadequate Electrical Service
ABS (Plastic)Pipe in un-approved locations
Defective
Drainage
Plumbing
Plumbing
Leaks
Fixture Surface
Damage
(a)
Equipment not Securely
Exposed Wires
Missing Electrical Cover plates
Damaged Electrical Fixtures
Electrical
Mounted
Charging
Page
FIRE AND
LIFE SAFETY
CODE
good
REGULATIONS
working
1.
Maintain all fire doors in
2.
Maintain all fire hoses
properly
racked and in
3.
Provide and maintain
required
fire
4.
Maintain all fire
2
order.
(L.A.M.C.
57.01.35
good repair. (L.A.M.C. 57.138.11)
state of
a
(d), 57.90.41,91.1005.8.1 )
extinguishers. (L.A.M.C. 57.140.16)
extinguishers property
serviced. Service all fire
extinguishers
that have been
used, and/or that have not been serviced within the past year. (L.A.M.C. 57.140.07)
good working
(L.A.M.C. 57.122.09)
5.
Maintain all fire alarms in
6.
Maintain all fire escapes in
7.
Maintain all
8.
Maintain all fire
9.
Maintain all exits
10.
Maintain all exit doors so that they are openable from the inside without the use of a key. tool
or any other special know-ledge. (L.A.M.C. 57.03.07) (No Double-key locks on entry doors)
11.
Maintain all exits,
12.
Maintain all exit routes free from obstructions.
13.
Maintain quick release mechanisms on
window of all sleeping rooms located
good working
standpipe systems
in
sprinkler systems
properly
hallways,
marked.
14.
Maintain all routes required
(L.A.M.C. 57.33.11)
15.
Provide and maintain
for Fire
required
(L.A.M.C.
order.
good working
in
order.
good working
57.01.35
(d))
(L.A.M.C. 57.01.35(d))
order.
(L.A.M.C.
57.01.35
(d))
(L.A.M.C. 57.33.15)
corridors and
91.310.4.4)
order.
stairways
Department
required lighting. (L.A.M.C. 57.33.16)
(L.A.M.C. 57.33.11)
security
on
with
the
bars installed over at least one openable
first, second and third floors. (L.A.M.C.
access,
smoke detectors.
including
(L.A.M.C.
roofs free from obstructions.
57.112.06
(A))
HOUSING
BUILDING
Page
3
REGULATIONS
HABITABILITY CODE
REQUIREMENTS
CODE
1.
Maintain all walls, floors and ceilings in good repair. (L.A.M.C. 91.8104.4, 91.8104.6 and
L.A.C.C. 11.20.340/11.20.140 (b)3). Maintain construction of walls in corridors or hallways with
no less than one-hour fire resistive construction. (L.A.M.C. 91.1005.7)
2.
Maintain all doors, door frames and cabinet doors in good repair. (L.A.M.C. 91.8104.5)
Maintain all doors opening into fire-rated corridors or hallways with approved self-closing and
self-latching devices. (L.A.M .C. 91.1005.8.1 )
3.
Maintain all windows and window sashes in
window panes. (L.A.M.C. 91.8104.5)
4.
Maintain all
roofing
5.
Maintain all
guardrails
ELECTRICAL CODE
1.
Maintain the
in
waterproof
condition.
and handrails in
good repair. Replace
any broken
or
missing glass
(L.A.M.C. 91.8104.3)
good repair. (L.A.M.C. 91.0509.1,91.1712)
REQUIREMENTS
building
free from
exposed wiring. (L.A:M.C. 93.032,
NEC 300.4,336-10
Maintain or install approved hard-wired Smoke Detectors at the required locations.
rooms and those corridors or areas giving access to them) (L.A.M.C. 91.310.9.1.1
Maintain all electrical equipment, including the service
switches, outlets, and fixtures in good repair. (L.A.M.C.
(b))
(Sleeping
)
panel, subpanels, conduits, wiring,
91.8104.8)
Maintain electrical panel boards and fuse holders properly fused. (L.A.M.C. 91.8104.8 and
NEC 384-16 (a)) Maintain no fused neutral conductors (NEC 230-90)
Maintain all electrical
(NEC 370-15)
switches, receptacles and other outlets with protective plates.
Maintain all electrical outlets in bathrooms, and all electrical outlets in kitchens located within
6 feet of sinks, with ground fault interruption protection. (NEC 210-8)
Maintain all unused openings in electrical boxes,
sealed. (NEC 370-8. 384-18)
or
other electrical
Maintain all electrical equipment, including panels,
mounted to the surface upon which it is fixed. (NEC
110-13(a))
wiring
or more
Maintain the electrical
sheathed cable, such
10.
panels
building with
(NEC 336-4)
in any
as romex.
Maintain the building free from cord
(L.A.M.C. 91.8104.8 )
wiring
boxes, conduits and fixtures securely
four
used
equipment properly
as
a
stories free from nonmetallic
substitute for permanent
wiring.
PLUMBING CODE
1.
2.
plumbing
4
plumbing
fixtures free from defects. Correct any loose, leaky,
clogged or otherwise faulty toilets, faucets, sinks, showers, bathtubs and plumbing lines.
(L.A.M.C. 91.8104. 91.8104.9 and U.P.C. 302.8OI, 907)
Maintain all
lines and
Maintain enamel surfaces
91.8104.7)
3.
Page
REQUIREMENTS
Maintain the wall
areas
(L.A.M.C. 91.8104.7)
good repair. (U.P.C. 901,
sinks and bathtubs in
on
adjacent
to
L.A.M.C.
sinks, showers and bathtubs in good repair.
waterproof
(L.A.M.C. 91.8101.7)
4.
Maintain all tub and shower enclosures in
5.
Maintain
6.
Maintain all plumbing lines free from cross
contaminated water can enter the water supply.
7.
Maintain all unused
8.
Maintain all drainage piping free from galvanized steel fittings. (U.P.C. 401 (b)). Maintain any
building with two or more stories free from plastic drainage piping. (L.A.M.C. 94.0602.6)
9.
Maintain all gas water heaters with proper vents, vent connectors and vent caps. Maintain the
vents and vent connectors properly supported. Maintain all gas water heaters with a sufficient
supply of fresh air for combustion and ventilation. (U.P.C. 1312 (a) and L.A.C.C. 11.90.230)
10.
Maintain all gas
11.
Maintain all unused gas
breakers
vacuum
on
openings
all toilets
into
equipped
sewer or
with flushometer valves.
REQUIREMENTS
approved
comfort heat in all
occupied
units.
openable
windows
or
2.
Maintain all bathrooms with
3.
Maintain all fuel
4.
Maintain
5.
Maintain kitchen ventilation in
burning appliances
sufficient
1213
piping properly capped. (U.P.C.
Maintain
supply
(h))
and
(h))
1208
(b))
(L.A.M.C. 91.310.11,91.8104.11 )
ventilation fans.
(L.A.M.C. 91.1203.3)
with proper vents, vent connectors and vent terminations.
of fresh air for combustion and ventilation.
an
1003
drainage piping properly capped. (U.P.C. 314(c))
piping adequately supported. (U.P.C.
1.
(U.P.C.
connections whereby non-potable
(L.A.C.C. 11.38.030/11.38.380)
HEATING and VENTILATION CODE
a
condition.
operating
condition.
(U.M.C.
(L.A.M.C. 91.8104)
805 &
806)
Page
5
HEALTH CODE REGULATIONS
1.
Maintain the building free from rodent infestation and rodent harborages. Seal all rodent holes.
Maintain all interior and exterior doorways in rodent-proof condition by eliminating gaps greater
than 1/4 inch. (L.A.C.C. 11.30.010)
2.
Maintain the exterior of the building in rodent-proof condition. Maintain all vent openings and
other openings in exterior walls covered with corrosion resistant wire mesh (I/4 inch mesh or
smaller). (L.A.C.C. 11.30.050(b), L.A.M.C. 91.2317.7)
3.
Maintain the building free from any cockroach, flea, mite, bedbug or other vermin infestation.
Seal all cracks and crevices to eliminate cockroach and other vermin harborages. (L.A.C.C.
11.30.010)
4.
Maintain the building and premises free from accumulations of trash and debris.
1.16.020, L.A.M.C. 91.8104)
5.
Maintain
6.
garbage
in
Provide and maintain
openable windows,
1.20.330)
watertight receptacles
with
approved screening (16
openings
and to all other
tight fitting
lids.
(L.A.C.C.
(L.A.C.C. 11.16.030)
mesh or smaller) set in tight-fitting frames to all
in the exterior walls of buildings. (L.A.C.C. 1
7.
Maintain an adequate supply of hot and cold running water under pressure to all kitchens and
bathrooms at all times.(Hot water must be 110 degrees F or greater.) (L.A.C.C. 11.20.190,
11.20.260, L.A.M.C. 91.8104.10)
8.
Maintain all bathrooms, toilet rooms and their fixtures in
(L..A.C.C. 1 1.20.190, L.A.M.C. 91.8104.7)
9.
All
(1/99)
repairs are to be made
required by law, licensed
plumbing repairs.
1
good repair
and free from corrosion.
in a workmanlike manner, using only approved materials. Where
contractors shall be used to perform work such as electrical and