The URL can be used to link to this page

Home My WebLink About2020-21 Income LimitsoldApproved by the Housing Administrator -� September 22, 2020 FOR ACTION To adopt payment standards for the Office of Housing and Community Development's (OHCD) Housing Choice Voucher (HCV) Program for Hawai'i County. The U.S. Department of Housing and Urban Development (HUD) has required the use of Fair Market Rents (FMRs) to authorize the OHCD to implement the payment standard to be between 90 to 110 percent including making further adjustments if it determines the rent burdens for assisted families are unacceptably high, or based on a determination of an anticipated housing assistance funding shortfall. FACTS A. The U.S. Department of Housing and Urban Development (HUD) annually estimates fair market rents (FMR) for Office of Management and Budget (OMB) defined metropolitan areas, some HUD defined subdivisions of OMB metropolitan areas and each nonmetropolitan county. B. In the administration of the HCV program, the payment standard sets the maximum subsidy payment a family can receive from the PHA each month. For most jurisdictions, FMRs are set at the 40th percentile of rents in the market area. The FY 2021 FMRs for Hawaii County are based on the results of a local rent survey conducted in December 2017. C. The OHCD's HCV program is operated in the County of Hawai'i which is considered a nonmetropolitan county. A payment standard schedule is required to establish payment standard amounts for each FMR area within the PHA's jurisdiction, and for each unit size within each FMR area. The PHA may set different payment standards for different parts of the FMR area. Payment standard amounts are to be established within a basic range between 90 and 110 percent of the published FMR for each unit size. D. 42 USC 1437f requires FMRS be posted at least 30 days before they are effective and that they are effective at the start of the federal fiscal year (generally October 1). DISCUSSION A. As required by the Federal program regulations, OHCD reviews and adjusts the Payment Standards as HUD publishes the new FMRs. The payment standard was last updated December 1, 2019. The OHCD must adjust its payment standard no later than three (3) months following the effective date of the change in the FMR.. As such, the OHCD must make proposed changes effective no later than January 1, 2021. 5760sdlm Far Action—September 2 2,202 0 B. An analysis of the FMR issued by HUD indicates that average rents have increased an average of 3.4 percent. To adapt to local conditions, the OHCD established two groups of payment standards within the basic range. By grouping zip codes, applicants, tenants, and staff are able to efficiently check which payment standard applies to their unit. Each group has the same payment standard for all zip codes within that group. Once a unit is identified, the unit must also meet tests of rent reasonableness. C. The OHCD considered the following when determining whether an adjustment was warranted: funding availability, rent burden of participating families, quality of units selected, changes in rent to owner, unit availability, lease -up time and success rate. D. Payment standards for "Exception Rent Zip Codes" were increased across the board up to 110 percent of the FMR. Payment standards for "All Other Zip Codes" remained unchanged, FM Rs range from 93 to 101 percent of the FMR. E. Attached for consideration are the proposed payments standards for "Exception Rent Zip Codes" and "All Other Zip Codes" in Hawaii County for the OHCD's Housing Choice Voucher Program effective November 2, 2020. RECOMMENDATION Pursuant to Section B General Applicability of Rule 1. Rules relating to Administrative Procedure of the Office of Housing and Community Development's Administrative Rules, that the Housing Administrator review, adopt, and implement the Payment Standards for the Office of Housing and Community Development's (OHCD) Housing Choice Voucher Program effective November 2, 2020. Attachment 1: FY 2021 Fair Market Rent Documentation System — Calculation for Hawaii County, HI Attachment 2: Summary of Hawaii County Income Limits 2020-21, Fair Market Rents, and Proposed Payment Standards. Attachment 3: Detailed Payment Standards by group Prepared by Desiree Moore, Division Manager Approved by the Housing Administrator On the date set forth above [ f As Proposed [ ] As Amended Duane Hosaka Housing Administrator 5760sdlm For Action—September 22,2020 91221202o Attachment 1 FY 2021 Fair Market Rent Documentation System — Calculation for Hawaii County, HI MARKET DocuMENTATION SYSTEM Final FY 2021 FMRs By Unit Bedrooms ien y_ ane -Bedroom TWo-Bedroom Three -Bedroom Four -Bedroom $969 $1,115 $1,469 $1,889 $1,992 The FY 2021 Fair Market Rents for Hawaii County, HI are based on the results of a local rent survey conducted in December, 2017. The locally conducted survey is more current than the available ACS data. Therefore HUD calculates the locally based survey 2 -bedroom FMR using the following steps: The local survey is adjusted to 2017 dollars by multiplying the survey rent value for 2017 by the annual CPI -U value for 2017 divided by the CPI -U value for December, 2017. This calculation is: * (245.120/246,524) = The annually adjusted survey value of $1,304 is augmented by the growth in gross rents from the West Census region measured between 2017 and 2019, using annual inflation factors for each year. This calculation is: $1,304 * 1.0491 The CPT adjusted survey value of $1,414 is trended forward to the mid -point of FY2021 using the West Census region trend factor of 1.0392. This calculation is: $1,414 * 1.0392 Permanent link to this page: tttp:Z/wwvv.huduser-.gov portal f r fmrs FY2021 cede 2021summary.odnZ &ye r=202.1&fmrtype=Final&selgction�typ_q ountyt3�fips-1500199999 Select a different area Press below to select a different county within the same state (same primary state for metropolitan areas): https:)1www,huduser,gov/portal)datasets/fmr/ffnrs/FY2021—code/2021 summary.odn?&year-2021 &fmrtype=Fina!&selection_type=county&fps=150019... 112 Attachment 2 Summary of Income Limits202O-21, Fair Market Rents, and Proposed Payment Standards HAWAII COUNTY INCOME LIMITS 2020-21 Hawaii County Median Family Income: $75,200 HUD Effective Date: Aprif 24, 20191 PHA Effective Date: April 1, 2020 Family Size 1 2 3 4 5 6 7 8 Extremely Low (30%0 of Median) $17,500 $20,000 $24,980 $30,130 $35,280 $40,430 $45,580 $50,730 Very Low (50% of Median) $29,200 $33,350 $37,500 $41,650 $45,000 $48,350 $51,650 $55,000 Low Income (80% of Median) $46,700 $53,350 $60,000 $66,650 $72,000 $77,350 $82,650 $88,000 FAIR MARKET RENTS HUD Effective Date October 1, 2020 PHA Effective Date: November 2, 2020 Bedroom Size Studio 1 2 3 4 5 6 $969 $1,115 $1,469 $1,889 $1,992 $2,291 $2,590 6759sdim Updated 09/15/2620 PAYMENT STANDARDS PHA Effective Date: November 2, 2020 EXCEPTION RENT ZIP CODES: 96719, 96725, 96738, 96739, 96740, 96743, 96745, 96755 SRO Studio 1 2 3 4 5 6 $798 51,065 $1,226 $1,615 $2,077 $2,191 $2,520 $2,849 ALL OTHER ZIP CODES SRO Studio 1 2 3 4 5 6 $712 $950 $1,120 $1,480 $1,825 $1,870 $2,150 $2,412 6759sdim Updated 09/15/2620 ;Ila ern lr;:nt 3; Delailed Payment Standard by Zip coda Under certakl Conditions. new investments in Opportunity Zones may be eii9ibie for preferential I.. treatment. its an idcentive to spur private and public investment in underserved Communities. apporNAilyzones. hud.9ov 851asdlm Designated Enterprise Zones North Knhala Hamakua Hi --Puna Kau Kona Economic development initiatives for investor to re -invest and pool resources, increasing the scale of Investments in under""d areas. Opportunity Zones Eeonomecaliuly Disemssad Communities 0 Bedroom 1 Bedroom P -,o -Downtown 204 2 Bedroom 205 University-Houselols 7 Bedroom 4 Bedroom 215.04 5 Bedroom City 4 of ZIP Curie Families Payment FMR 5tantlaru °;, o1 FMR Payment FMR Standard.^, of FMR FMR Payment Standard P'eot FMR FMR Payment Standard %of FMR Paymen4 FMR Standard ofFMR FMR payment Stand rd : illair C-ic 96704 14 $ ttt�y � v f R.0 1,115 $ 1.120 100.4'., : 1969 $ 10M '1M)>';;, $ 1,589 % 1,825 96:fi5S S 1992 4,870 939% $ 2,291 $ 2.1ir0 93.8% '".16alau 96710 t $ ,i[9 $ 950 c 1.115. $ 1.120 $ f 469 $ t.4Ru $ 1,889 $ 1,825 $ 1,992 S 1,870 S 2,291 5 2,150 it NIM Palk 96718 0 $ :Iti9 $ 950 5 1 115 § 1,120 5 r 469 S 1 4911 $ 6.889 $ 1,825 $ 1.992 4 1,870 S 2,291 $ 2„150 Hr10 46720 899 _ 969 $ 950 S 8,115 $ 1.120 $ 1.469 S 6,480 $ 1'.889 $ 1,825 5 1;992 $ 1,870 S 2,291 $ 2.150 9J726 I$ 969 $ 950 5 1,115 S 1,13{1 $ 1,469 $ 1,480 1,889 $ 1,826 S 1992 $ 1,870 $ 2.291 $ 2.t50 56727 20 $ 969 $ 950 % 1 115 $ 1 120 $ 1,469 $ 1480 $ 1 N8!% $ 1 825 3 1.•92 S 1,870 5 2,291 $ 2,150 Novi rr11r 96728 3 $ 969 S 950 $ 1'115S 1,120 S 1,469 S 1,480 $ 11,889 S 1,825 S 1.992 $ 1,870 2,291 3 2,150 Crr,.c ti e 66737 17 $ 969 S 950 $ 1,145 $ 1.120 $ 1469 $ 1480 $ 1,889 S 1,825 5 1,992 -Si 67tl $ 2,291 S 2,750 Reaa1� 96749 258 S 969 $ 950 $ 1,115 $ 1.120 $ 1,469 $ 1,480 3 1,889 5 $ 1!192 5 1,670 5 2291 S 2.150 KearaMehua 96750 5 $ %9 $ 950 $ 1,115 $ 1,120 S 1,469 S 1,480 S 1,889 5 $ !.952 $ 1.P70 $ 2.291 % 2,150 Kurtlstown 96700 21 S 969 $ 950 S 1115 S 4,120 S 1469 S 1,480 $ 1689 El 5 51992 S N7r1 $ 2191 $ 2150 riw ahaenoe 7671- 4 $ 959 S 950 S 1,115 S 1,120 $ 1469 $ 1.480 $ 1,889 $ 5 1992 5 1870 3 2,251 5 '2.150 Mtn Viaw 06731 90 $ 969$ 950 $ 1,115S 1,920 S 1469 5 7480 1;889 5 4,8251 e 1,992 S 1.870 8 2296.5 2.14a Naa;eh-� 9B772 48 $ 959 $ 950 $ 1,115 $ 1.120 $ 1.469 S 7480 s 1. R89 $ 1.825 % 7.992 5 1,870 S 3.29+ 5 2.150 iVinaole 957;8 3 $ 969 $ 950 F. 115 $ 1.120 $ 1.469 $ 1.480 S 1889 '. 825 - $ 1 `92 5 1,870 $ 2.291 $ 2.150 Ookaln 91 774 2 S 969 $ 950 5 1,115 $ 1,1,20 $ 1,469 S 1,480 S 1,869 S 1025 $ '1992 $ 1.870 5 22ol $ 2150 Paauilo 96716 5 9t;y g 950 S 1,115 $ 1,120 $ 1,469 S 1,480 5 1,889 5 1,829, 5 1,992 1 S 1870 5 2.291 S Pahala 56777 41 $ 569 S 95R 1,115 $ 1,124 $ 1469 $ 1,480 5 1,6n9 1,82'.,• 1, 6,992 S 1,870 $ 2.296 _21501 5 2 150 Pahaa 96776 Y4 $ 969 $ 950 $ 115 $ 1,120 $ 1,469 $ 1,480 $ t.8 a:' $ 1,625 $ 1,992 $ 1,870 2150 Pii aaloa 9c7ao $ 989 S 960 S I ' 15 $ 1,120 $ 1,489 $ 1.480 $ 3g0 $ 1.825 $ 1,992 $ 1,870 $ 2.291 $ 2 150 Pa a17mu 96791 1L1 $ 969 $ 950 S 1.115 $ 11'20 $ 1,469 S 1480 S I.IIN9 5 1.625 $ ! 992 $ 1.870 $ 2291 $ 2,150 Peeekeo 967x3 3 $ 969 S 950 $ 1,11;, $ 1,120 S 148'9 $ 1,480 S 1,1169 S I,N25 S 1.%,2 $ 1,870 5 2.251 $ 21,r)_ Volcano %78:1 31 $ 389 - 950S $ 1,120 $ 1,489 $ 1.480 $ 1,889 j 1,825 5 1992 3 1170 5 2.291 $ 2,150 Hetet &6716 6 $ 9695 i OF 9Y:, $ 'I 115 22ni 110.0% S 1,469 $ 1,G15 109.9% $ 1,885 5 2,077 111 u';:. 5 1592 $ 7 141 - 1 KI ^';.;� $ 2.291 $ 2-520 Hpfua7ua 95725 1 $ f16P $ '1.065 $ - '1S _ $ -.715 S 1,469 $ 1,615 S 1.669. 5 2.017 $ ! 992 $ 2,1 $ 2.291 $ 2,520 try'aikolra Keauhou _ '.11738 96739 9 0 S 9,+ $ S 9671 $ :UGS_ 1 (IFS "a _ 1Its 5 1 ! 122b 1.226 $ 1,469 S 1,469 S 1,615 $ 1,815 $ $ 1.099 IMIX9 $ '7 f'77 $ 2077.% $ 6.992 $ $ 1,g92 $ 2.19! 2,191 $ 2.291 $ 2 2w1 $ 2,520 5 2.520 Ka¢lvaKona 96740 24$ $ 969 $ 1.06; S 1.11• `v 1,2204 S 1,469 S 1615 It 1.889 S 2077 $ 1,992 $ 2.191 5 2.291 S 2520 Kanwela 96743 9 $ 969 $ 1 06S 5 1 115 e 1.2261 '': 4 9 $ 1, 6, $ 1,615 1 § 1 689 $ 2077 $ 1,992 S -- 2,191 Kadlua Kona 95745 0 $ k l 1 65.5 115 $ 1 226 ' ari9 1 G1 F $ 1,8B9 $ 2,077 $ 1,992 $ 2,191 $ 2 i.0 $ 2.520 Ka air: 91;755 3A 5 9G9 j t 065 $ : 15 226'A6LL $ 1 E15 $ 1,889 $ 2077, $ 1,992 $ 2,191 $ {'941 2.526- Under certakl Conditions. new investments in Opportunity Zones may be eii9ibie for preferential I.. treatment. its an idcentive to spur private and public investment in underserved Communities. apporNAilyzones. hud.9ov 851asdlm Designated Enterprise Zones North Knhala Hamakua Hi --Puna Kau Kona Economic development initiatives for investor to re -invest and pool resources, increasing the scale of Investments in under""d areas. Opportunity Zones Eeonomecaliuly Disemssad Communities Census Tracts 209 P -,o -Downtown 204 Villa Franca-Kaikoa 205 University-Houselols 206 Keaukaha-Panaewa 215.04 Kealakehe 246.01 Kali Under certakl Conditions. new investments in Opportunity Zones may be eii9ibie for preferential I.. treatment. its an idcentive to spur private and public investment in underserved Communities. apporNAilyzones. hud.9ov 851asdlm Designated Enterprise Zones North Knhala Hamakua Hi --Puna Kau Kona Economic development initiatives for investor to re -invest and pool resources, increasing the scale of Investments in under""d areas.