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Proposed Revision to the 2026 Public Housing ACOP

St. Petersburg Housing Authority

Revision to the 2026 Public Housing Admissions and Continued Occupancy Policy

The St. Petersburg Housing Authority (SPHA) is amending its 2026 Public Housing Admissions and Continued Occupancy Policy (ACOP) to include provisions related to projects that are undergoing a Restore-Rebuild (formerly known as Faircloth-to-RAD) conversion.

SPHA is seeking to amend its 2026 ACOP to insert a new provision into the following sections:

 

Chapter 4, Part III: Selection for HCV Assistance  

4-III.B. SELECTION METHOD

PHAs must describe the method for selecting applicant families from the waiting list, including the system of admission preferences that the SPHA will use.

Local Preferences [24 CFR 960.206]

PHAs are permitted to establish local preferences and to give priority to serving families that meet those criteria. HUD specifically authorizes and places restrictions on certain types of local preferences. HUD also permits the SPHA to establish other local preferences, at its discretion. Any local preferences established must be consistent with the SPHA plan and the consolidated plan and must be based on local housing needs and priorities that can be documented by generally accepted data sources [24 CFR 960.206(a)].

If the PHA has a Housing Choice Voucher program, the PHA must offer, and if accepted, provide the family a selection preference for an appropriate-sized public housing unit that first becomes available for occupancy after the time period expires for an HCV family whose HAP contract is being terminated due to an owner failing to make required repairs within the required time frame, and who are unable to lease a new unit within the term of the voucher [24 CFR 982.404(e)(2)].

Households displaced, or at risk of being displaced, due to governmental action and/or redevelopment of their affordable housing property, may be provided with a preference for a public housing unit, which includes but is not limited to, PBV units in RAD and Restore-Rebuild projects. 

SPHA may make an occupancy designation and/or adopt a preference for projects that are undergoing a Restore-Rebuild (formerly known as Faircloth-to-RAD) conversion to allow such projects to elect a preference for single persons who are age 62 or older, displaced, homeless, referred by a special needs referral agency associated with project financing, or persons with disabilities over other single persons in accordance with 24 CFR 960.206(b)(5).

SPHA may pursue Restore-Rebuild (f/k/a Faircloth-to-RAD) projects throughout our jurisdiction. This involves the creation of new ACC public housing units under Mixed-Finance and a subsequent conversion to project-based Section 8 (either PBRA or PBV) under RAD. SPHA may designate projects as family, elderly, or elderly/disabled under public housing and may also have these occupancy preferences upon conversion to Section 8. However, SPHA may also have projects with a different occupancy preference under RAD Section 8 than the initial designation under ACC public housing. SPHA may provide rent augmentation to our Restore-Rebuild projects, funded with Section 8 HAP reserves and/or any other HUD-approved rent augmentation sources. These projects may involve new construction, rehabilitation, and/or acquisition. 

 

SPHA Policy

Local preferences will be aggregated using a system in which each preference will receive an allocation of points. The more preference points an applicant has, the higher the applicant's place on the waiting list.

The SPHA will use the following local preferences for public housing developments that are not part of a mixed-finance development:

  • Repositioning Displacement (4 points): The SPHA will offer a preference to families that are involuntarily displaced as a result of SPHA repositioning/relocation actions,
  • Involuntary Displacement (4 points): The SPHA will offer a preference to families in other SPHA Housing Programs who are displaced through no fault of their own due to modernization, rehabilitation, demolition/disposition, repositioning, relocation, or loss of funding. Residents must be in good standing with SPHA; however, SPHA may waive the good-standing with regards to relocation.
  • Veterans (3 points): The SPHA will offer a preference to:
    • The head, co-head or sole member was honorably discharged or who are discharged or released under conditions other than "dishonorable" (including medical release) from or is currently on active duty with the following branches of service:  Army, Navy, Air Force, Marines, Coast Guard, the National Guard (if deployed during war), and the Space Force;
    • The spouse of a veteran who is currently on active duty, or the surviving spouse of a veteran who was killed in action.
  • Working Family Preference (2 points): In order to bring higher income families into public housing, the SPHA will establish a preference for "working" families, where the head, spouse, cohead, or sole member is currently working at least 20 hours per week. As required by HUD, families where the head and spouse, or sole member is a person age 62 or older, or is a person with disabilities, will also be given the benefit of the working preference [24 CFR 960.206(b)(2)].
    • Example 1: Head of household is elderly, but does not work. There is no spouse or cohead. This family receives benefit of the working preference.
    • Example 2: Head of household is 64, spouse is disabled. Neither work. This family receives benefit of the working preference.
    • Example 3: Head of household is 63, spouse is neither elderly nor disabled. Neither work. This family does NOT receive benefit of the working preference since both the head of household and spouse (or cohead) must be elderly and/or disabled to receive benefit of the working preference, unless one is currently working at least 20 hours a week.
  • HCV Abatement-Affected Family Preference (2 points): The PHA will provide a preference for an HCV family whose HAP contract is being terminated due to an owner failing to make required repairs within the required time frame, and who were unable to lease a new unit within the term of the voucher
  • Domestic Violence Preference (1 point): The SPHA will offer a preference to families that include victims of domestic violence, dating violence, sexual assault, stalking, or human trafficking who have either been referred by a partnering service agency or consortia or who are seeking an emergency transfer under VAWA from the SPHA's Housing Choice Voucher program or other covered housing program operated by the SPHA.

The applicant must certify that the abuser will not reside with the applicant unless the SPHA gives prior written approval.

  • Homeless Preference (1 point): The SPHA will offer a preference to homeless individuals or families who are currently without stable shelter / living quarters or residing in an Emergency Shelter or participating in homeless services in or through a Continuum of Care (COC) Program. To receive the preference, an applicant must provide a written letter of recommendation from the COC or a COC-participating agency dated within thirty (30) days of notification of an offer of an SPHA Public Housing unit.
  • Emergency VAWA Transfer Preference (1 point): The SPHA will offer a preference to a family that includes a victim of domestic violence, dating violence, sexual assault, stalking, or human trafficking who are seeking an emergency transfer under VAWA from the PHA's Housing Choice Voucher program or other covered housing program operated by the PHA.

The SPHA will use the following local preferences for all units in The Gemini Senior Living Community at the Ed White Campus:

  • Preference for single persons who are elderly (10 points): SPHA has a preference for admission for a single person who are age 62 or older.
  • Preference for households where the head and co-head/spouse are elderly (8 points): SPHA has a preference for a household where the head and cohead/spouse are age 62 or older.
  • Preference for single persons who are homeless/near homeless (5 points): SPHA has a preference for admission for a single person who is homeless and residing in an Emergency Shelter or participating in homeless services in or through a Continuum of Care (COC) Program. To receive the preference, an applicant must provide a written letter of recommendation from the COC or a COC-participating agency dated within thirty (30) days of notification of an offer.
    • A person being discharged from a nursing home/assisted living facility, but lacking permanent housing, is considered "near homeless" and will also be eligible for this preference. To receive the preference, the applicant must provide a written letter of support from the discharging nursing home/assisted living facility dated within thirty (30) days of notification of an offer.
  • Preference for Extremely Low-Income (ELI) household (3 points): SPHA has a preference for admission for applicants whose total household income is equal to or less than 30% of the Area Median Income for their household size.

 

Applicants qualifying for multiple preferences will thus be assigned the total sum of points for all applicable preferences. Among applicants with the same preference points, date and time of application will be used to determine placement on the waiting list.

 

 

Chapter 9, Part III - Interim Reexaminations

 

9-III.B. CHANGES IN FAMILY AND HOUSEHOLD COMPOSITION

Reporting

PHAs must require families to report household composition changes; however, PHAs determine the timeframe in which reporting happens [Notice PIH 2023-27]. The PHA must adopt policies prescribing when and under what conditions the family must report changes in family composition [24 CFR 960.257(b)(5)]. The PHA must process a reexaminations when a household adds or removes household members, including family members, foster adults, foster children, and live-in aides, regardless if the change in household composition results in a decrease, increase, or no change in the family's annual adjusted income.

Changes in family or household composition may make it appropriate to consider transferring the family to comply with occupancy standards. Policies related to such transfers are located in Chapter 12.

SPHA Policy 

All families, those paying income-based rent as well as flat rent, must report all changes in family and household composition that occur between annual reexaminations (or annual updates) within 10 business days of the change.

The PHA must process a reexaminations when a household adds or removes household members, including family members, foster adults, foster children, and live-in aides, regardless if the change in household composition results in a decrease, increase, or no change in the family's annual adjusted income.

 

New Family and Household Members Requiring Approval

With the exception of children who join the family as a result of birth, adoption, or court-awarded custody, a family must request PHA approval to add a new family member [24 CFR 966.4(a)(1)(v)] or other household member (live-in aide or foster child) [24 CFR 966.4(d)(3)].

The PHA may adopt reasonable policies concerning residence by a foster child or a live-in aide and defining the circumstances in which PHA consent will be given or denied. Under such policies, the factors considered by the PHA may include [24 CFR 966.4(d)(3)(i)]:

  • Whether the addition of a new occupant may necessitate a transfer of the family to another unit, and whether such units are available.
  • The PHA's obligation to make reasonable accommodation for persons with disabilities.

SPHA Policy 

Families must request PHA approval to add a new family member (other than due to birth, adoption, or court-awarded custody), live-in aide, foster child, or foster adult. This includes any person not on the lease who is expected to stay in the unit for more than 14 consecutive days or a total of 30 cumulative calendar days during any 12-month period and therefore no longer qualifies as a "guest." Requests must be made in writing and approved by the PHA prior to the individual moving into the unit.

If adding a person to a household (other than a child by birth, adoption, or court-awarded custody) will require a transfer to a larger size unit (under the transfer policy in Chapter 12), the PHA will approve the addition only if the family can demonstrate that there are medical needs or other extenuating circumstances, including reasonable accommodation, that should be considered by the PHA. Exceptions will be made on a case-by-case basis.

The PHA will not approve the addition of a new family or household member unless the individual meets the PHA's eligibility criteria (see Chapter 3) and documentation requirements (See Chapter 7, Part II).

If the PHA determines that an individual does not meet the PHA's eligibility criteria or documentation requirements, the PHA will notify the family in writing of its decision to deny approval of the new family or household member and the reasons for the denial.

The PHA will make its determination within 10 business days of receiving all information required to verify the individual's eligibility.

The PHA must process a reexaminations when a household adds or removes household members, including family members, foster adults, foster children, and live-in aides, regardless if the change in household composition results in a decrease, increase, or no change in the family's annual adjusted income.

 

 

Departure of a Family or Household Member

The family must promptly notify the PHA if any household member (including a live-in aide, foster child, or foster adult) no longer lives in the unit. The PHA must process an interim for all decreases in adjusted income when a family member permanently moves out of the unit. conduct interim reexaminations when a household adds or removes household members, including family members, foster adults, foster children, and live-in aides, regardless if the change in household composition results in a decrease, increase, or no change in the family's annual adjusted income.

 

SPHA Policy

If a household member ceases to reside in the unit, the family must inform the PHA within 10 business days. This requirement also applies to family members who had been considered temporarily absent, who are now permanently absent.

The PHA will process an interim if the family's adjusted income will decrease as a result of a family member permanently moving out of the unit. when a household adds or removes household members, including family members, foster adults, foster children, and live-in aides, regardless if the change in household composition results in a decrease, increase, or no change in the family's annual adjusted income.

 

 

Chapter 9, Part V - Non-Interim Reexamination Transactions

 

Families may experience changes within the household that do not trigger an interim reexamination under SPHA Policy   and HUD regulations, but which HUD still requires the PHA to report via Form HUD-50058. These are known as non-interim reexamination transactions. In these cases, PHAs will submit a separate, new action code on Form HUD-50058. The following is a list of non-interim reexamination transactions:

  • Adding or removing a hardship exemption for the childcare expense deduction;
  • Updating or removing the phased-in hardship relief for the health and medical care expense deduction and/or reasonable attendant care and auxiliary apparatus expense deduction (families will begin receiving a 24-month phased-in relief at their next annual or interim reexamination, whichever occurs first);  
  • Adding or removing general hardship relief for the health and medical care expense deduction and/or reasonable attendant care and auxiliary apparatus expense deduction;
  • Adding or removing a minimum rent hardship;
  • Adding or removing a non-family member (i.e., live-in aide, foster child, foster adult);
  • Ending a family's EID or excluding 50 percent (decreased from 100 percent) of a family member's increase in employment income at the start of the second 12-month EID period;
  • Adding a family member and the increase in adjusted income does not trigger an interim reexamination under the final rule;
  • Removing a family member and the increase in adjusted income does not trigger an interim reexamination under the final rule;
  • Adding/updating a family or household member's Social Security number; and
  • Updating a family member's citizenship status from eligible to ineligible or vice versa, resulting in a change to the family's rent and/or utility reimbursement, if applicable (i.e., family begins receiving prorated assistance or previously prorated assistance becomes full assistance), or updating the prorated rent calculation due to the addition or removal of family members in household with an ineligible noncitizen(s).

PHAs must make all other changes to assets, income, and deductions at the next annual or interim reexamination of income, whichever is sooner.