HUD PIH Notice § 2016-12
Funding Availability for Tenant-Protection Vouchers for Certain at Risk Households in Low-Vacancy Areas - FY16 (HUD PIH Notices)
HUD guidance — not codified law
In Force
Verified 10/14/2026 · Next check 10/21/2026
effective 10/6/2026FederalAffordable Housing ProgramsOperative Text
HUD PIH Notice § 2016-12
U.S. Department of Housing and Urban Development
Office of Public and Indian Housing
Office of Housing
Special Attention of: Regional and Field Notice PIH 2016-12
Office Directors of Public Housing; Notice H 2016-07
Multifamily HUD Directors; Multifamily
Program Center Directors; Public Housing Issued: August 18, 2016
Directors; and Owners/Agents
Expires: This notice remains in effect during
Federal Fiscal Year 2016.
_____________________________________
Cross References: HUD Notice PIH 2015-
07; HUD Notice PIH 2016-02 (HA);
HUD Notice PIH 2011-46 (HA);
“FY 2016 Omnibus; Consolidated and
Further Continuing Appropriations Act (PL
114-113)
Subject: Funding Availability for Tenant-Protection Vouchers for Certain
At-Risk Households in Low-Vacancy Areas – Fiscal Year 2016
1. Purpose. HUD is making up to $5,000,000 available for Tenant Protection
Vouchers (TPV) for certain at-risk households in low-vacancy areas for Fiscal
Year (FY) 2016.
The FY 2016 Omnibus; Consolidated and Further Continuing Appropriations
Act (Public Law No. 114-113, enacted December 18, 2015) (referred to
hereafter as the FY 2016 Act), provides that up to $5,000,000 of the
$130,000,000 appropriated for TPVs may be made available for this purpose.
TPVs provided under this set-aside are considered “replacement” TPVs and are
not subject to the re-issuance restrictions that apply to certain TPVs under the
FY 2016 Act.
This Notice describes the eligibility, selection, and funding process for this TPV
set-aside funding in FY 2016. (The Notice generally retains the same eligibility,
selection, and funding process from the previous fiscal year’s Notice for this set-
aside funding, HUD Notice PIH 2015-07.)
To be eligible for this set-aside funding, the three potential events that trigger a
project’s eligibility (described in section 3 of the Notice) must either occur in
Federal FY 2016 (October 1, 2015 through September 30, 2016), or previously
occurred prior to FY 2016. An application submitted under this Notice for a
triggering event that occurred prior to the current Notice period (i.e., FY 2016),
will be reviewed for eligibility based on criteria under this Notice).
Please note that requests for TPV assistance under this set-aside will be accepted
on a rolling basis during FY 2016 until the funding has been exhausted. To
prevent significant delay in funding of eligible applications in subsequent fiscal
years, applications will also be accepted on a rolling basis after FY 2016, but
will only be funded subject to the availability of appropriations for this purpose
and in accordance with the program Notice issued for the relevant fiscal year.
HUD will issue the program Notice as soon as practically possible after
receiving appropriations for the fiscal year. If applications have been submitted
under the previous fiscal year's Notice, owners with eligible applications will be
required to amend their applications to comply with the current year's program
Notice. Please note low vacancy areas identified by HUD are subject to change
in any given fiscal year based on updated data from the American Community
Survey (ACS). The Multifamily HUB/PC must maintain applications by date
and time of receipt and must not forward eligible applications to the field office
directors of the Office of Public Housing until after the current fiscal year's
program Notice has been published, the Multifamily HUB/PC has verified
eligibility under the current fiscal year’s Notice, and owners have made any
necessary amendments to applications to comply with program requirements
under the current fiscal year's program Notice.
2. Summary. The $5 million in TPV assistance is available to only assist residents
residing in low-vacancy areas and who either are or may have to pay rents
greater than 30 percent of household income as the result of:
1) The maturity of a HUD-insured, HUD-held or section 202 loan that
would have required the permission of the Secretary prior to loan
prepayment;
2) The expiration of a rental assistance contract for which the tenants are
not eligible for enhanced voucher or tenant protection assistance under
existing law; or
3) The expiration of affordability restrictions accompanying a mortgage
or preservation program administered by the Secretary.
The TPV assistance may be provided as either enhanced vouchers or project-
based voucher (PBV) assistance. As is the case for Housing Conversion
Actions, public housing agencies (PHAs) will receive a special fee for the
extraordinary costs associated with administering enhanced vouchers. Since the
owner may elect PBV assistance under this Notice, the PHA will also receive a
special fee for PBV assistance administered under this Notice.
3. Eligibility. An owner is eligible to request assistance for unassisted households
at the property if the owner is in compliance with civil rights threshold
requirements (as described below), the property is in a low-vacancy area1, there
1
“Low-vacancy area” was defined for the purposes of this assistance as a county that currently and
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are at-risk households residing at the property, these at-risk households are not
currently receiving other project-based or tenant-based rental assistance under
Section 8 of the United States Housing Act, and the property experienced (or
will experience) one of the following three events in Federal FY 2016 (i.e.,
October 1, 2015 – September 30, 2016) or prior to FY 2016:
1) The maturity of a HUD-insured, HUD-held or section 202 loan that
would have required the permission of the Secretary prior to loan
prepayment;
2) The expiration of a rental assistance contract for which the tenants are
not eligible for enhanced voucher or tenant protection assistance under
existing law; or
3) The expiration of affordability restrictions accompanying a mortgage or
preservation program administered by the Secretary.
Category 1 above includes only properties with matured Section 202 Direct
Loans and matured Section 236 and 221(d)(3)-(d)(5) Below Market Interest
Rate (BMIR) primary mortgages. Please note that maturity of any mortgage
instrument other than a Section 202 Direct Loan, Section 236, or Section
221(d)(3)-(d)(5) primary mortgage (for example, the maturity of a mortgage
made by a state Housing Finance Agency) does not qualify as a matured
mortgage for purposes of this Notice under category 1. Further, only the matured
properties where the Secretary’s consent to prepayment would have been
required (or where the Section 202 Direct Loan note was silent on the
requirement for the Secretary’s permission to prepay) are eligible under category
1. The Direct or FHA-insured mortgage note will specify if the approval of
HUD is a requirement for the prepayment.
Category 2 includes only properties where a Rental Assistance Payments (RAP)
contract expired prior to FY 2012, or where a Rent Supplement contract expired
prior to FY 2000. RAP contract expirations in FY 2012 or later, and Rent
Supplement contract expirations in FY 2000 or later are not eligible for
assistance under this Notice because tenants in such properties are/were eligible
for enhanced voucher or tenant protection assistance under existing law, and
therefore do not meet the criteria under category 2. Please note that some
properties with RAP contract expirations prior to FY 2012 already received
tenant protection assistance for eligible families, and are therefore not eligible
for assistance under this Notice.
Category 3 includes two groups of properties, as follows:
Matured Section 236, Section 221(d)(3)-(d)(5) BMIR, or Section 202
Direct Loan mortgages, where permission of the Secretary would not
have been required prior to mortgage prepayment. To be eligible under
historically demonstrates a moderate to tight rental housing market for low-income renters. A list of
low-vacancy areas is included in Attachment A.
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Category 3, the underlying affordability restrictions at the property
must have expired along with maturity of the mortgage.
Expired “stand alone” Affordability Restrictions: This includes
properties that had a HUD-imposed affordability restriction that
expired (or will expire) in FY 2016 or prior to FY 2016. To be
eligible under this category, the project with the expired
affordability restriction must not, at the time of the request for
assistance, have an active Section 202 Direct Loan, or an active
Section 221(d)(3)-(d)(5) or Section 236 FHA-insured or HUD-held
mortgage. This category includes projects that had a HUD-imposed
affordability restriction and may have been financed with a state-
insured mortgage. Please note that the expired/expiring
affordability restriction must be a HUD-imposed affordability
restriction that restricted the property to operate as affordable
housing to very low, low, and/or moderate income households.
This may include, but is not limited to, the Preservation programs
under the Title II Emergency Low Income Housing Preservation Act
(ELIHPA) and the Low-Income Housing Preservation and Resident
Homeownership Act (LIHPRHA), Section 236(e)(2) Decoupling
Use Agreement, Section 250 Prepayment Use Agreement, or a
Section 219 Prepayment Use Agreement. An Interest Reduction
Payments Agreement associated with a state non-insured 236
mortgage also meets the criteria under category 3. The expiration
of a project affordability restriction imposed by another agency or
funder does not meet the criteria under category 3.
Owners must use the list of low-vacancy areas in Attachment A.
“At-risk households” are those households residing at the property at the time of
the owner’s request whose annual income is equal to or less than HUD’s FY
2016 low income limit, and are rent burdened (paying more than 30% of
adjusted income towards rent) currently or will be rent burdened after the
mortgage maturity, contract expiration or affordability restriction expiration in
FY 2016. This Notice provides further information on identifying at-risk
households, including the threshold for determining rent burden, in section 5
below (also, see Attachment C, Owner’s Checklist for Determining At-Risk
Households).
For those properties where the mortgage maturity, rental assistance contract
expiration, or affordability restriction expiration, occurred prior to the date of the
owner’s request for assistance, a family must have resided at the property at the
time of the mortgage maturity, rental assistance contract expiration, or
affordability restriction expiration to be considered an at-risk household.
Additionally, an owner must be in compliance with civil rights threshold
requirements. An owner is not eligible to request assistance if such owner:
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i) Has been charged with a systemic violation of the Fair Housing Act
or received a cause determination from a substantially equivalent
state or local fair housing agency concerning a systemic violation of
a substantially equivalent state or local fair housing law proscribing
discrimination because of race, color, religion, sex, national origin,
disability or familial status;
ii) Is a defendant in a Fair Housing Act lawsuit filed by the Department
of Justice alleging a pattern or practice of discrimination or denial of
rights to a group of persons raising an issue of general public
importance pursuant to 42 U.S.C. 3614(a);
iii) Is a defendant in any other lawsuit filed or joined by the Department
of Justice, or in which the Department of Justice has intervened, or
filed an amicus brief or statement of interest, alleging a pattern or
practice or systemic violation of Title VI of the Civil Rights Act of
1964, Section 504 of the Rehabilitation Act of 1973, Section 109 of
the Housing and Community Development Act of 1974, Title II of
the Americans with Disabilities Act, or a claim under the False
Claims Act related to fair housing, nondiscrimination, or civil rights
generally including an alleged failure to affirmatively further fair
housing.
iv) Has received a letter of findings identifying systemic noncompliance
under Title VI of the Civil Rights Act of 1964, Section 504 of the
Rehabilitation Act of 1973, Section 109 of the Housing and
Community Development Act of 1974, or Title II of the Americans
with Disabilities Act;
v) Has received a cause determination from a substantially equivalent
state or local fair housing agency concerning a systemic violation of
provisions of a state or local law prohibiting discrimination in
housing based on sexual orientation or gender identity; or
vi) Has received a cause determination from a substantially equivalent
state or local fair housing agency concerning a systemic violation of
a state or local law prohibiting discrimination in housing based on
lawful source of income; and
If applicable, has not resolved to HUD’s satisfaction, the charge,
lawsuit, letter of findings or cause determination referenced in
subparagraphs (i), (ii), (iii), (iv) or (v) Examples of actions that may
be sufficient to resolve the matter include, but are not limited to:
(1) Current compliance with a voluntary compliance agreement
signed by all the parties;
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(2) Current compliance with a HUD-approved conciliation
agreement signed by all the parties;
(3) Current compliance with a conciliation agreement signed by all
the parties and approved by the state governmental or local
administrative agency with jurisdiction over the matter;
(4) Current compliance with a consent order or consent decree;
(5) Current compliance with a final judicial ruling or administrative
ruling or decision; or
(6) Dismissal of charges.
Owners who wish to request assistance under this Notice must submit their
request in accordance with the procedures set forth in this Notice.
Upon receiving an owner’s request, HUD’s Office of Multifamily Housing will
verify that the maturity of the mortgage and/or expiration of the affordability
restriction in fact removes/removed the affordability restrictions at the property
and resulted or may result in tenants being rent burdened; that the RAP contract
expired prior to FY 2012 and residents did not previously receive tenant
protection assistance, or that Rent Supplement contract expired prior to FY
2000; or that the mortgage maturity or affordability restriction expiration takes
place in FY 2016 or prior to FY 2016; and that the owner’s property is in a low-
vacancy area. (see Attachment E, Multifamily Verification of Owner’s Request)
Please note that while assistance under this Notice for properties in categories 1
or 3 is limited to mortgage maturities or affordability restriction expirations that
took place in FY 2016 or prior to FY 2016, any funding leftover after all eligible
properties’ requests for assistance have been funded may, at HUD Headquarters
Office of Public and Indian Housing’s discretion, be carried over to the next
fiscal year to fund mortgage maturities or affordability restriction expirations
that occur after FY 2016.
4. Enhanced Vouchers or Project-Based Voucher Assistance. For requests
under this Notice, the FY 2016 Act allows owners to request either enhanced
vouchers or project-based voucher (PBV) assistance for the at-risk households
residing in their property. Both types of assistance are administered through
Public Housing Agencies (PHAs). The HUD Public Housing (PH) Field Office
Director will identify PHAs to administer the voucher assistance, in accordance
with the procedures in section 6 below. Any PHA identified for this purpose
may decline to participate entirely, or may agree to participate but only to
administer enhanced vouchers, even if the owner has requested PBV assistance.
If a PHA declines to participate, the HUD PH Field Office Director will take
reasonable steps to identify a PHA that will agree to administer the assistance, as
described in section 6 below. Owners should be aware that in some cases,
enhanced vouchers may be provided even if the owner requests PBV assistance;
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please see section 6 (step 5), and section 7, for more details.
Owners are further reminded that in general, with few exceptions, requirements
of the housing choice voucher (HCV) program apply to the vouchers provided
under this set-aside. For example, in the case of both enhanced vouchers and
project-based vouchers, the PHA must determine that the rent to owner is a
reasonable rent (i.e., the rent to owner is not more than rent charged for
comparable units in the private unassisted market and for comparable
unassisted units on the premises), and the cost of meals or supportive services
may not be included in the rent to the owner, and the lease may not require the
tenant or family members to pay charges for meals or supportive services. (See
below for discussion of program requirements also applicable to PBV and
enhanced voucher assistance). Owners should contact the local PHA if they
have any questions about applicability of HCV program requirements.
Enhanced Vouchers
Enhanced vouchers are tenant-based assistance. Households issued enhanced
vouchers may elect to use the assistance in the same property (as long as the
property continues as rental housing and the tenancy can be approved in
accordance with the enhanced voucher policies described in section 8 below),
and in all cases may choose to move from the property immediately. There is
no guarantee to the owner that any enhanced voucher assistance will be used at
the property for any period of time. Enhanced vouchers are different from
regular housing choice vouchers (HCVs) in two major respects. If the family
remains in the same property, a higher “enhanced” payment standard is used to
determine the amount of subsidy when the gross rent exceeds the normally
applicable PHA payment standard, and the family must continue to contribute
towards rent at least the amount the family was paying for rent on the date of
the mortgage maturity, rental assistance contract expiration, or affordability
restriction expiration that removes the affordability restrictions at the property.
Project-Based Voucher Assistance
PBV assistance is project-based assistance under 24 CFR Part 983. Under the
PBV program, a PHA enters into a Housing Assistance Payment (HAP)
contract with the owner for specified units and for a specified term. When
families move from the assisted units, the PHA refers families from its waiting
list to the owner to fill vacancies. PBV assistance provided under this Notice
must follow all regulations at 24 CFR Part 983, with two exceptions: selection
requirements under §983.51 (Owner proposal selection procedures) are not
applicable to assistance provided via this Notice, because the Appropriations
Act defines the categories of projects that are potentially eligible for PBV
assistance; and PHAs are prohibited from adding units to the PBV HAP
contract utilizing funding provided for the statutorily defined eligible
households (i.e., At-risk households as defined under this Notice). PHAs may
add units in accordance with §983.206 utilizing budget authority allocated to
the PHA under the HCV program. Moving to Work (MTW) agencies may
administer the PBV assistance according to their MTW agreement provided an
agency’s MTW flexibilities do not conflict with the eligibility criteria
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articulated in the appropriations law or this Notice.
For further details on processing enhanced vouchers or project-based vouchers,
see sections 7 and 8 below.
5. Identifying At-Risk Households. In order to identify which of the residents of
their property may be “at-risk households,” owners must first identify the
current residents that resided at the property at the time of the mortgage
maturity, rental assistance contract expiration, or affordability restriction
expiration (if such event happened prior to the owner’s request for assistance).
The owner must then determine the annual income of the residents, and compare
this annual income to HUD’s low-income limits. The owner then determines
whether the residents qualify as rent burdened, by comparing the adjusted
monthly income of the residents to the owner’s applicable monthly rent (as
defined in step 5 below).
Owners and families should be aware that the final determination of a family’s
income eligibility will be made by the PHA. Families identified as at-risk
households in the process described in steps 1 – 5 below ultimately may be
determined to be over-income (and therefore ineligible for assistance) by the
PHA, which will reduce the number of vouchers that will be made available
either as enhanced vouchers or PBV assistance, accordingly.
The process to identify at-risk households is described in steps 1 - 5
below. Owners that have verified resident incomes within 12 months of
the submission of the request for assistance under this Notice can skip
steps 2 and 3 below.
Steps
1) Notification of residents. The owner must notify (in writing) all current
residents of unassisted units at the property (who also resided at the property
at the time of the mortgage maturity, rental assistance contract expiration, or
affordability restriction expiration, if such event occurred before the owner
submits the request for assistance) that the owner will be applying for
assistance under this Notice. This notification must be provided prior to the
owner applying for assistance under this Notice. In accordance with 24 CFR
Part 245, those properties assisted with active project-based rental assistance
contracts under Section 8 of the US Housing Act, and those properties with
FHA-insured or Direct loans, must also notify legitimate tenant
organizations at the property. The owner’s notification must state that he or
she will be identifying at-risk households according to the residents’ income.
In addition, the owner’s notice must state that if any resident contests the
income determination made by the owner (and if the owner’s request for
assistance is selected for funding), such resident will have the opportunity to
have their income calculated for eligibility purposes by the administering
PHA. The owner’s notification to the residents must also inform them that
the owner’s application for assistance is not a guarantee that the property and
residents will receive assistance under this Notice.
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Owners must ensure that any and all communications are provided in a
manner that is effective for persons with hearing, visual, and other
communications-related disabilities consistent with Section 504 of the
Rehabilitation Act of 1973 (see 24 CFR § 8.6), and, as applicable, the
Americans with Disabilities Act. Owners must provide appropriate auxiliary
aids and services necessary to ensure effective communication, which
includes ensuring that information is provided in appropriate accessible
formats as needed, e.g., Braille, audio, large type, assistive listening
devices, and sign language interpreters. also should provide such
notification in a manner that is effective for persons who have limited
English proficiency and should refer to HUD’s published Final Guidance to
Federal Financial Assistance Recipients: Title VI Prohibition Against
National Origin Discrimination Affecting Limited English Proficient
Persons (LEP Guidance) (72 FR 2732, published January 22, 2007) for
assistance and information regarding LEP obligations.
2) Request for income information. If an owner has not verified resident
income within 12 months of the submission of the request for assistance
under this Notice, the owner must request income information from each
resident of the affected property.
Residents are not required to share this information with the owner. If a
resident chooses not to disclose income information, such resident will be
identified in the owner’s request for assistance as a household that did not
provide income information to the owner, and such household will not
receive assistance through this Notice. For all residents identified in the
owner’s request for assistance as a household that did not provide income
information to the owner, the owner must maintain documentation showing
that the family was notified in writing that their failure to provide income
information to the owner means the family will not have the opportunity to
receive rental assistance through this Notice.
3) Calculation of annual income. The owner determines annual income by
adding all income to be received by the household in the next 12 months,
excluding income from any of the following: the income of live-in aides or
full-time students; student financial assistance; foster care or adoption
assistance payments; Supplemental Nutrition Assistance Program (SNAP;
formerly known as Food Stamps); Low Income Home Energy Assistance
Program (LIHEAP); and Earned Income Tax Credit refunds. This amount is
the household’s annual income. As discussed below, this calculation is a
streamlined version of the calculation that PHAs use to determine income
eligibility for the voucher program.
4) Comparison to HUD’s low income limits. The owner must compare the
household’s annual income with HUD’s most current low income limits.
For this comparison, owners must know the size of the household (e.g., 4
person household). Owners may find HUD’s low income limits by visiting
http://www.huduser.org/portal/datasets/il.html. The owner then selects the
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state and county in which the property is located. The relevant information
is located in the row labeled “Low (80%) Income Limits.” If the
household’s annual income is greater than the low income limit found in
this row, the household is not an at-risk household (as discussed above,
any resident who contests this determination will have the opportunity to
have their income calculated for eligibility purposes by the administering
PHA, should the owner’s request be selected for funding). For example, if
the “Low (80%) Income Limits” row lists $60,000 as the limit for a 4
person household, and the annual income for the 4 person household in
question is $60,001, then this household is not an at-risk household. If the
household’s annual income is equal to or less than the low income limit,
then the owner moves on to step 5 below.
5) Calculation of adjusted monthly income and rent burden. The owner adjusts
the annual income by deducting $480 from the annual income for each
dependent in the household and deducting $400 from the annual income if
the household’s head, spouse, or sole member is a person with disabilities or
is at least 62 years of age. The owner then divides this adjusted annual
income by 12 to determine the household’s adjusted monthly income.
The owner then divides the household’s applicable monthly rent by the
household’s adjusted monthly income to determine whether the household
qualifies as rent burdened. Families qualify as rent burdened if, in the
absence of this voucher assistance, they would have to pay more than 30
percent of their adjusted monthly income for rent.
For example, consider the following 2 different households:
a) The household’s adjusted monthly income is $3995 and the applicable
monthly rent is $1200. The owner divides $1200 by $3995, which equals
approximately 0.3004. Because this household would have to pay more than
30 percent of their adjusted monthly income for rent, this household is an at-
risk household.
b) The household’s adjusted monthly income is $4000 and the applicable
monthly rent is $1200. The owner divides $1200 by $4000, which equals
0.30. Because this household would not have to pay more than 30 percent
of their adjusted monthly income for rent, this household is not an at-risk
household.
As discussed above, any resident who contests this determination will have the
opportunity to have their income calculated for eligibility purposes by the
administering PHA, should the owner’s request be selected for funding.
Please note that the “applicable monthly rent” means the proposed rents the
owner intends to charge after the mortgage maturity or affordability restriction
expiration, except as follows:
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In the case of a mortgage maturity, rental assistance contract
expiration, or affordability restriction expiration that happened before
the owner submits the request for assistance, “applicable monthly rent”
means the rents the owner charges as of the date of the owner’s request
for assistance under this Notice.
For properties undergoing renovation that will be completed by
November 30, 2016, “applicable monthly rent” means the rent the
owner intends to charge after the renovation is completed.
For properties where the owner has chosen to continue charging below
market rents to households that resided at the property at the time of
the mortgage maturity, rental assistance contract expiration, or
affordability restriction expiration, “applicable monthly rent” means
the rent the owner charges (as of the date of the owner’s request for
assistance) to households that moved to the property after the
mortgage maturity, rental assistance contract expiration, or
affordability restriction expiration, and reside in a similarly-sized unit;
except as follows:
For properties where the owner has chosen to continue charging
below market rents to households that resided at the property at the
time of the mortgage maturity, rental assistance contract expiration, or
affordability restriction expiration, and no households have moved
to a similarly-sized unit at the property since the maturity or
expiration, “applicable monthly rent” means the rent the owner
intends to charge after the property receives assistance through this
Notice.
The owner must submit a statement certifying that the applicable monthly
rents used in calculation of at-risk and not at-risk households are accurate
according to the terms of this Notice.
The owner’s identification of at-risk households will be used to determine
whether a request for assistance is eligible for funding under this set-aside
(because the presence of at-risk households at the property is a threshold
requirement for receiving assistance). This calculation will also be helpful for the
owner to predict and forecast how many households may qualify to receive
enhanced vouchers; if the owner is requesting PBV assistance, the calculation
will help the owner anticipate how many units may be assisted under the PBV
HAP contract. This exercise will also be helpful for owners seeking new debt or
equity financing for the project that will be supported by income from the PBV
HAP contract.
While the eligibility calculation by the owner is an important initial calculation,
owners are advised that PHAs are still required to calculate income for each
household before admitting that household to the voucher program, whether for
enhanced vouchers or PBV assistance. Because the calculations performed by
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the owner at steps 3 and 5 above are a streamlined version of the calculations
that PHAs use, some families identified by the owner as at-risk may in fact be
ineligible for assistance due to being over-income. If a household identified by
the owner as at-risk is later determined to be ineligible for voucher assistance
due to being over-income, that household will not be issued an enhanced
voucher (or, in the case of PBV assistance, the unit will not be included in the
PBV contract). Additionally, as discussed above, families who contest the
income determination made by the owner will have the opportunity to have their
income calculated for eligibility purposes by the administering PHA (should the
owner’s request be selected for funding). It is for this reason that the owner’s
request for assistance must also include a list of the households determined not
to be at-risk, as described in Section 6 below.
Please also note that the applicable monthly rent will be reviewed by the PHA
for rent reasonableness before any tenancy is approved (for enhanced vouchers),
or before the initial rent to owner is established at the beginning of the HAP
contract term (for PBV assistance). Before HAP can be paid for the unit, PHAs
must determine the rents to be reasonable under 983.303 (Reasonable Rent) for
PBV assistance or 982.507 (Rent to Owner: Reasonable Rent) for enhanced
vouchers (see also section 8.1(b)(2) below for more information on rent
reasonableness and enhanced vouchers). Owners may wish to contact a PHA in
the local area prior to submitting the request for assistance to obtain information
on potential rent levels.
(The owner may use Attachment C, Owner’s Checklist for Determining At-Risk
Households to assist owner’s in complying with each step required under this
paragraph)
6. Procedures for Requesting and Processing Assistance. This section describes
each of the steps necessary to process the owner’s request for assistance. The
following steps must occur before the owner’s request for assistance can be
approved and the PHA’s Annual Contributions Contract (ACC) amended to
reflect the assistance. Owners’ requests for assistance will be accepted during
FY 2016 on a rolling basis until the funding available under this Notice has been
exhausted.
Steps
1) Owners who wish to request assistance under this Notice must submit a
letter requesting assistance to the HUD Multifamily Hub/Program Center
(PC) Director, with a copy to the HUD Project Manager. The request must
include the following information:
The property name and address, including the name of the county in
which the property is located;
The date of the mortgage maturity, rental assistance contract
expiration, or affordability restriction expiration. The mortgage
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maturity or affordability restriction expiration date must be in FY
2016 (i.e., October 1, 2015 – September 30, 2016) or prior to FY
2016. The date of the rental assistance contract expiration must be
before FY 2012 for RAP contracts and before FY 2000 for Rent
Supplement contracts;
A copy of all affordability restriction documents, rental assistance
contracts, and renewals, and mortgage note documents related to the
expired mortgage, contract or affordability restriction;
A narrative statement explaining how the property meets the description
of Category 1, Category 2 or Category 3, as defined in this Notice;
Whether the owner is seeking enhanced vouchers or PBV assistance;
A statement certifying that the owner is in compliance with the civil
rights threshold requirements set forth at section 3 (“Eligibility”) of this
Notice;
A statement certifying that the applicable monthly rents used in
calculation of at-risk and not at-risk households are accurate according
to the terms set forth at section 5 (“Identifying At-Risk Households”) of
this Notice;
A list of unassisted units (identified by unit number and household
name) currently occupied by at-risk households, and by households
determined not to be at-risk. These households must have resided at the
property at the time of the mortgage maturity, rental assistance contract
expiration, or affordability restriction expiration (if such event happened
prior to the owner’s request for assistance).
o The list of at-risk households must be accompanied by a
calculation that demonstrates that each at-risk household has an
annual income equal to or less than HUD’s most recently issued
low income limit, and the household would (in the absence of this
voucher assistance) have to pay more than 30 percent of their
adjusted monthly income for rent.
o The list of households determined not to be at-risk must be
accompanied by a calculation that demonstrates that each
household has an annual income greater than HUD’s low income
limit, or the household would not (in the absence of voucher
assistance) have to pay more than 30 percent of their adjusted
monthly income for rent.
o The calculation for each list of households must include size of
the household, household’s annual income, the applicable HUD
low income limit for a household this size, the household’s
13
adjusted monthly income, the applicable monthly rent of the unit
(see section 5, step 5 for the different meanings of “applicable
monthly rent”), and the percentage of the household’s adjusted
monthly income spent on rent in the absence of this voucher
assistance (applicable monthly rent/ adjusted monthly income).
For properties where the mortgage maturity, rental assistance contract
expiration, or affordability restriction expiration happened before the
owner submits the request for assistance, documentation (such as a
lease, rent roll, or rental payment receipts) showing that the at-risk
households and the households determined not to be at-risk resided at
the property at the time of the mortgage maturity, rental assistance
contract expiration, or affordability restriction expiration; and
A list of unassisted units (identified by unit number and household
name) currently occupied by households (that also resided at the
property at the time of the mortgage maturity, rental assistance contract
expiration, or affordability restriction expiration) that did not provide
income information to the owner. (Please note that these households
will not receive assistance through this Notice. For all residents
identified in the owner’s request for assistance as a household that did
not provide income information to the owner, the owner must maintain
documentation showing that the family was notified in writing that their
failure to provide income information to the owner means the family
will not have the opportunity to receive rental assistance through this
Notice.)
Owners must provide all of the information listed above in their request for
assistance. Owners may wish to refer to Attachment B for a sample format
to provide the information required in the owner’s request for assistance.
The owner may also use Attachment D, Owner’s Checklist for Requesting
Enhanced Voucher or Project-Based Voucher Assistance to ensure
compliance with each step required under this paragraph. Owners may find
these forms helpful, but are not required to use them.
2) Once the Multifamily Hub/PC Director has received the owner’s complete
request for assistance, the Multifamily Hub/PC Director or designee will
review the applications to verify that:
a) The property had or has a Section 202 Direct Loan or a Section 236 or
221(d)(3)-(d)(5) Below Market Interest Rate (BMIR) primary mortgage
that matured (or will mature) in FY 2016 or prior to FY 2016. This
includes loans where the permission of the Secretary was a requirement
prior to mortgage prepayment, as well as loans where permission of the
Secretary was not a requirement prior to prepayment. Please note: the
Multifamily Hub/PC Director or designee must verify the mortgage
maturity date (day, month, and year) by reviewing the actual mortgage
note, affordability restriction or contract document. Staff must also
14
verify that the mortgage was not prepaid prior to mortgage maturity and
there are residents residing at the property that were residing at the
property as of the date of mortgage maturity; OR
b) The owner’s RAP contract expired prior to FY 2012, or Rent
Supplement contract expired prior to FY 2000. This includes verifying
that the contract reached its expiration date, and did not terminate prior
to the expiration date due to the prepayment of the underlying mortgage
at the property, and there are residents residing at the property that were
residents of the property at the time of contract expiration; and for RAP
contracts, this also includes verifying that for contracts that expired
prior to 2012, voucher assistance was not previously provided to eligible
residents; OR
c) The property had an underlying HUD-imposed affordability restriction
that expired (or will expire) in FY 2016 or prior to FY 2016 and there
are residents residing at the property that were residents of the property
at the time of the expiration of the HUD-imposed affordability
restriction. The Multifamily Hub/PC staff will verify that the
affordability restriction was a HUD-imposed agreement. This may
include, but is not limited to, the Preservation programs under the Title
II Emergency Low Income Housing Preservation Act (ELIHPA) and the
Low-Income Housing Preservation and Resident Homeownership Act
(LIHPRHA), Section 236(e)(2) Decoupling Use Agreement, Section
250 Prepayment Use Agreement, a Section 219 Prepayment Use
Agreement, or an Interest Reduction Payments Agreement associated
with a state non-insured 236 mortgage. Please note: the Multifamily
Hub/PC Director or designee must verify this date (day, month, and
year) by reviewing the actual affordability restriction document. The
Multifamily Hub/PC Director or designee must also review the specific
provisions of the affordability restriction and mortgage note to verify
that the expiration in fact removes/removed affordability restrictions on
unassisted units at the property;
d) The property does not, at the time of the request for assistance, have an
active Section 202 Direct Loan, or an active Section 221(d)(3)-(d)(5) or
Section 236 FHA-insured or HUD-held mortgage;
e) The property is located in a low-vacancy area (low-vacancy areas are
listed in Attachment A);
f) The number of households identified by the owner as at-risk households
does not exceed the total number of unassisted units at the property (in
the case of a mortgage maturity or affordability restriction expiration),
or in the case of a Rent Supplement or RAP contract expiration, the
number of households identified by the owner as at-risk households
does not exceed the number of units on the original Rent Supplement or
RAP contract. If the application involves the expiration of a Rent
15
Supplement or RAP contract, the Multifamily Hub/PC Director or
designee must review the Rent Supplement or RAP contract to verify
the number of units on the original contract. If the number of
households identified by the owner as at-risk households does exceed
the total number of unassisted units at the property (or the number of
units on the original Rent Supplement or RAP contract), the Multifamily
Hub/PC Director or designee must advise the owner to reduce the
number of at-risk households to the allowable amount (no more than the
total number of unassisted units at the property or the number of units
on the original Rent Supplement or RAP contract) if the owner wishes
to be further considered for funding; and
g) The households identified by the owner as at-risk households, and the
households determined by the owner not to be at-risk, did reside at the
property at the time of the mortgage maturity, rental assistance
contract expiration, or affordability restriction expiration. If the
documentation submitted in the owner’s request fails to demonstrate that
every household (at-risk and not at-risk) resided at the property at the time
of the mortgage maturity, rental assistance contract expiration,
affordability restriction expiration, the Multifamily Hub/PC Director or
designee must advise the owner to submit corrected documentation or
remove these households from the request if the owner wishes to be
further considered for funding. In order to verify that households occupied
units at the project at the time of the mortgage maturity, rental assistance
contract expiration, or affordability restriction expiration, the owner must
submit documentation that demonstrates such occupancy. (Examples of
such documentation includes rent rolls, rental payment receipts or copies
of lease agreements).
The Office of Multifamily staff must use Attachment E, Multifamily
Verification of Owner’s Request to assist in verifying owner eligibility and
in review of the steps outlined in paragraph 6.
Applications that meet the above requirements shall be deemed acceptable to
be processed in accordance with the additional steps below. Please note: the
Multifamily Hub/PC Director or designee will not be responsible for
verifying the accuracy of the reported tenant income or the calculations of
at-risk households.
If the owner’s request for assistance does not meet the above requirements,
the owner’s request for assistance will be denied. The Multifamily Hub/PC
Director or designee will notify the owner in writing of the denial of the
request.
Requests determined acceptable by the Multifamily Hub/PC Director or
designee under step 2 will be processed in accordance with the additional
steps below.
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3) The Multifamily Hub/PC Director or designee will submit a copy of the
owner’s request for assistance to the PH Field Office Director along with all
completed worksheets, checklists and required documentation. The
Multifamily Hub/PC Director or designee requests that the PH Field Office
Director identify and invite a PHA (that currently administers the HCV
program and has jurisdiction over the area in which the property is located)
to administer the voucher assistance.
4) The PH Field Office Director or designee will determine the appropriate
PHA to administer the assistance in accordance with established criteria for
selection of PHA administration of tenant protection vouchers, including,
but not limited to, jurisdiction, and PHA administrative capacity. The PH
Field Office Director must invite the PHA to administer assistance under
this Notice in writing. The PHA will have the opportunity to agree or
decline to administer the enhanced vouchers or PBV assistance.
5) For PBV requests: The identified PHA should have an established PBV
program. If the PHA does not have an established PBV program and
wishes to accept administration of PBV assistance, the PHA must provide
documentation to the PH Field Office Director that demonstrates the PHA’s
ability to comply with all regulatory and statutory requirements involved in
establishing a PBV program within the timeframe necessary to provide
assistance to eligible at-risk households. Acceptable documentation
includes copies of, or certification from PHA concerning compliance with,
PHA Plan requirements for the PBV program, site selection requirements,
PBV administrative plan requirements, and compliance with 24 CFR 983.6
concerning maximum amount of PBV assistance.
If the PHA does not wish to or is unable to administer PBV assistance, the
PH Field Office Director or designee will make a reasonable effort to find a
PHA with jurisdiction and administrative capacity willing to administer PBV
assistance. Please note that any PHA willing to administer PBV assistance at
this step is agreeing to do so in accordance with all the statutory and
regulatory requirements of the PBV program (see section 7 below),
including the statutory limit of 20 percent for the amount of the PHA’s HCV
budget authority that may be project-based (see 24 CFR 983.6(a)). The PHA
identified by the PH Field Office Director or designee at this step must also
be willing to administer enhanced voucher assistance, in case the PHA
determines that it will be unable to enter into a PBV HAP contract with the
owner due to the lack of PBV experience or inability to comply with
statutory and regulatory requirements of the PBV program.
If the invited PHA agrees to administer PBV assistance (and enhanced
voucher assistance, if the PHA determines that it will be unable to enter into
a PBV HAP contract with the owner due to the statutory and regulatory
requirements of the PBV program), the owner’s request for assistance will
move on to step 7 below.
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If the PH Field Office Director or designee is unable to identify a PHA
willing or able to administer PBV assistance, the owner’s request will move
on to step 6 below in order to identify a PHA willing to administer enhanced
voucher assistance. If the owner chooses not to proceed with enhanced
voucher assistance, the PHA must notify the PH Field Office Director of the
owner’s decision. The PH Field Office Director will inform the Multifamily
Hub/PC Director or designee who will notify the owner in writing that the
owner’s request is denied.
6) For enhanced voucher requests: If the PH Field Office Director or designee
is able to identify a PHA willing to administer the enhanced vouchers, the
owner’s request for assistance will move on to step 7 below.
If the PH Field Office Director or designee is unable to identify a PHA
willing to administer enhanced vouchers, the owner’s request for assistance
will be denied. The PH Field Office Director or designee will notify the
Multifamily Hub/PC Director of the denial. The Multifamily Hub/PC
Director or designee will then notify the owner in writing of the denial.
7) The PH Field Office Director or designee provides a written request to the
PHA identified along with a copy of the owner’s request for assistance and
all other supporting documentation to the PHA that agrees to administer the
enhanced vouchers or PBV assistance.
8) The PHA must determine the eligibility of all at-risk households identified
by the owner. For purposes of determining income eligibility, the PHA uses
the applicable low income limits (not the very low income limits).
The PHA’s administrative plan must allow for the provision of HCV
assistance to these low-income families. If the PHA’s administrative plan
does not currently provide for these low-income families to be eligible, the
PHA must amend its administrative plan in order to administer the enhanced
vouchers or PBV assistance. This administrative plan requirement is
consistent with 24 CFR 982.201(b)(1)(iii). HUD will consider waivers of 24
CFR 982.201(b)(1)(iii) to allow a PHA to provide assistance to these low-
income families without an amendment to the PHA’s administrative plan,
when needed due to the timing of the conversion.
Additionally, households must meet the applicable rent burden threshold
described in section 5 above to be eligible for assistance through this Notice.
Specifically, households are only eligible for assistance through this Notice
if applicable monthly rent for that household’s unit divided by the
household’s adjusted monthly income (as calculated by the PHA in
accordance with 24 CFR 5.611) is more than 30 percent (see section 5, step
5 for the different meanings of “applicable monthly rent”).
The PHA must also notify, in writing, all residents (still residing at the
property) determined by the owner not to be at-risk, informing them that if
18
they believe they meet the HCV income limits and applicable rent burden
threshold, they may request to have their income calculated by the PHA for
eligibility purposes. This notification does not include any of the households
that did not provide income information to the owner (as identified in the
owner’s request for assistance).
Families admitted to the HCV program with enhanced vouchers are special
admissions under 24 CFR 982.203 and are not subject to income-targeting
requirements under 24 CFR 982.201(b)(2) for families selected from the
PHA’s waiting list. Families admitted to the HCV program with PBV
assistance must be selected from the PHA waiting list in accordance with 24
CFR 983.251(b) (“Protection of in-place families”) and are also not subject
to the income-targeting requirements under 24 CFR 982.201(b)(2).
In order to reduce processing time and where applicable, HUD will permit
the PHA to use the owner’s most recent family income examination (form
HUD-50059) if the owner’s current certification for the family (form HUD-
50059) is no more than six months old and the PHA determines that the
owner certifications are acceptable after reviewing a twenty percent sample
for accuracy. The PHA is never required to use the owner certifications and
may choose to conduct its own income determination and verification. PHAs
should be aware that many owners will not have form HUD-50059 for the
households being assisted through this Notice.
9) The PHA submits the Section 8 Tenant-Based Assistance Funding
Application (Form HUD-52515) to the PH Field Office Director. The PHA
is requested to enter the PHA’s code number (for example, CT002) as well
as their electronic mail address, telephone number, and facsimile telephone
number in the same place at the top of the form where they are also to enter
the PHA’s name and mailing address. Instructions for completing the
remainder of the form are as follows:
a) Do not complete Section A.
b) Under Section B of this form, only complete the box for total dwelling
units under vouchers. Insert the number of eligible families as determined
by the PHA’s eligibility determinations in step 8.
c) Do not complete Section C.
d) Under Section D of this form, the PHA must identify whether the
assistance will be for enhanced vouchers or PBV assistance.
10) The PH Field Office Director or designee submits the PHA’s HUD-52515,
as well as the owner’s request for assistance, to the HUD Office of Housing
Voucher’s Financial Management Division (FMD) (at
PIHConversionActions@hud.gov, with 2016 TPV Set-Aside” in the subject
line).
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11) The FMD and the Housing Voucher Management and Operations Division
(HVMOD) reviews the submission for accuracy. The FMD calculates the
budget authority and assigns funds to the PHA, using the information from
Section B of the HUD-52515 to determine the amount of funding the PHA
will be assigned. The FMD also calculates the special fee for the
extraordinary costs associated with administering the enhanced voucher or
PBV assistance under this Notice. The fee will be $200 per unit for the
higher number of units as determined below:
a) The number of at-risk households at the property that were identified
in the owner’s request for assistance; or
b) The number of families that are eligible to receive assistance (as
determined by the PHA in step 8 above, and identified in Section B of
the HUD-52515).
Please note that the amount of the special fee is subject to the availability of
funds for this purpose. If necessary, HUD may amend the amount and
method of calculation of the special fee by subsequent notice.
12) The Financial Management Center (FMC) prepares the ACC documents
and ACC transmittal letter, and forwards these to the PHA with a copy of
the letter to the PH Field Office Director.
7. Procedures for Processing PBV Assistance. After receiving the ACC documents
and transmittal letter, the PHA must verify whether the owner’s request for PBV
assistance meets the statutory and regulatory requirements of the PBV program,
including:
a) the prohibition of assistance for ineligible units (24 CFR 983.53);
b) prohibition of assistance for units in subsidized housing (24 CFR
983.54);
c) prohibition of excess public assistance (24 CFR 983.55);
d) the cap on number of PBV units in each building (24 CFR 983.56)
e) site selection standards (24 CFR 983.57)
f) the environmental review (24 CFR 983.58);
g) and all other program requirements, including all applicable fair housing
and civil rights requirements.
Please note that the owner’s property may be partially assisted with pre-existing
Project-Based Section 8 contracts; units subsidized with such assistance may not
be included in the PBV HAP contract (see 24 CFR 983.54(b)), and such units
are excluded from the twenty-five percent cap on the number of PBV units that
20
can be in one project as described at 24 CFR 983.56.
Please also note that only the units occupied by eligible families may be covered
by the PBV HAP contract. Units that were occupied by at-risk households at the
time of the owner’s request for assistance, and are either vacant or the occupant
family was determined ineligible for admission to the HCV program at the time
of the PHA’s eligibility determinations, must not be covered by the HAP
contract.
7.1 When a PHA is unable to enter into a PBV HAP contract with the
owner. If the PHA determines that it will be unable to enter into a PBV
HAP contract with the owner due to the statutory and regulatory
requirements of the PBV program (e.g., the property does not meet the
PHA’s site selection standards), then the funding provided to the PHA
under this notice must be used to provide enhanced voucher assistance for
all eligible families. Please see section 8 below for procedures for
processing enhanced voucher assistance.
7.2 When a PHA enters a PBV HAP contract for fewer units than
requested. If the PHA determines that it will be able to enter into a PBV
HAP contract, but there are more eligible families than there are eligible
units under the PBV program (e.g., because the number of eligible families
exceeds the 25 percent per project cap described at 24 CFR 983.56), then
the PHA will administer enhanced vouchers for the eligible families whose
units are not eligible to be included in the property’s PBV HAP contract;
please see section 8 below for procedures on processing enhanced voucher
assistance. When the number of eligible families exceeds the number of
eligible units under the PBV program, owners may decide which units will
be included in the PBV HAP contract.
8. Procedures for Processing Enhanced Voucher Assistance. After receiving the
ACC documents and transmittal letter, the PHA must issue vouchers to the eligible
at-risk households at the project. Voucher funding under this Notice may only be
used for families identified by the owner as at-risk households and determined
eligible by the PHA. The Department may amend the PHA’s ACC to rescind
funding and remove the corresponding units if it is determined that the PHA is not
eligible for funding provided.
8.1 Characteristics of Enhanced Voucher Assistance. Enhanced vouchers
have several special requirements but in all other respects are subject to
normal housing choice voucher program rules. For example, the PHA may
not make payments to the owner until after execution of the HAP contract
on behalf of an individual family, and the assistance may not be paid to
cover any period of time before the PHA inspection and determination that
the unit meets the housing quality standards of the program.
a) Enhanced voucher family right to remain. A family that receives an
enhanced voucher has the right to remain in the project as long as
21
the units are used for rental housing and are otherwise eligible for
housing choice voucher assistance (e.g., the rent is reasonable, unit
meets HQS, etc.). The owner may not terminate the tenancy of a
family that exercises its right to remain except for a serious or
repeated lease violation or other good cause. If an owner refuses to
honor the family’s right to remain, the family may exercise any
judicial remedy that is available under State and/or local law.
b) Payment standard where the family chooses to stay in the same
project.
o Special payment standard. For a family that stays in the
project, the payment standard used to calculate the voucher
housing assistance payment is the gross rent (rent to owner
plus the applicable PHA utility allowance for any tenant-
supplied utilities) of the family's unit (provided the
proposed rent to owner is reasonable), regardless of
whether the gross rent exceeds the normally applicable
PHA payment standard.
o Rent reasonableness documentation and lease requirements.
All regular program requirements concerning the
reasonableness of the rent and the provisions of the HUD-
prescribed lease addendum apply to enhanced vouchers.
The PHA must determine that the proposed rent for the
family's unit is reasonable. The PHA must determine
whether the proposed new rents for the property are
reasonable using the same methodology it uses for any
other potential units under the HCV program (see PIH
Notice 2011-46).
The PHA determines whether the rent requested by the
owner is a reasonable rent for the unit in comparison to
other comparable unassisted units based on the current
condition of the unit. The PHA does not base the rent
reasonableness determination on any planned future
enhancements to the property. If the PHA determines the
owner’s proposed new rent is not reasonable, the owner
must either lower the rent or the family will have to find
another unit in order to benefit from the voucher.
The special payment standard for enhanced tenant-based
assistance for a family that stays in the unit sometimes
results in the PHA approving a tenancy for a unit that
otherwise would be ineligible or unaffordable to a family
with regular tenant-based assistance. If the rent is
reasonable in comparison to the rents of comparable
unassisted units, there is nothing improper or incorrect in
22
approving the owner’s new rent even if the rent would not
normally be affordable for a family with a regular voucher.
However, it is very important for the PHA to make sure
the owner’s new rent is reasonable and to properly
document this determination. The PHA must document the
rent reasonableness of the owner’s rent in the family’s file
by including the rents and addresses of the comparable
units used to make the determination. The PHA should use
the guidance provided in Notice PIH 2011-46 when
determining whether the rent is reasonable.
c) Family move: Normal payment standard is applicable. The
normally applicable PHA payment standard is always used to
determine the family’s maximum voucher subsidy when the family
moves from the project. This includes cases where the proposed
new rent for the family's current unit is not reasonable or the unit
fails HQS, requiring the family to move in order to receive tenant-
based assistance.
d) Enhanced voucher minimum rent requirement for stayers. Families
assisted with enhanced voucher assistance have a special statutory
minimum rent requirement. A family receiving enhanced voucher
assistance under this set-aside must pay for rent no less than the
rent the family was paying on the date of the rental assistance
contract expiration, maturity of the mortgage and/or expiration of
the affordability restriction that removed the affordability
restrictions at the property.
The enhanced voucher minimum rent only applies if the family
remains in the project. The enhanced voucher minimum rent does
not apply if the family moves from the project.
The method for calculating the minimum rent changes if the
family’s income subsequently decreases to a significant extent (15
percent or more) from the family’s gross income on the effective
date of the rental assistance contract expiration, maturity of the
mortgage and/or expiration of the affordability restriction that
removed the affordability restrictions at the property. The enhanced
voucher minimum rent changes from an actual dollar amount to a
specific percentage of income.
The family’s new enhanced voucher minimum rent is the greater of
(A) the percentage of the monthly adjusted income the family paid
for gross rent on the effective date of the rental assistance contract
expiration, maturity of the mortgage and/or expiration of the
affordability restriction that removed the affordability restrictions
at the property, or (B) 30 percent of the family’s current adjusted
monthly income.
23
Once this change in the enhanced voucher minimum rent becomes
effective for a family, the enhanced voucher minimum rent for the
family remains that specific percentage of income (e.g., 32 percent)
and will not revert to a specific dollar amount, even if the family
income subsequently increases or decreases.
For instance, assume a family paid $500 for gross rent on the
effective date of the rental assistance contract expiration, maturity
of the mortgage and/or expiration of the affordability restriction
that removed the affordability restrictions at the property, which
equaled 35 percent of the family’s monthly adjusted income at that
time. After receiving enhanced voucher assistance for ten months,
the family suffered a 50 percent decrease in monthly gross income.
The PHA now calculates the enhanced voucher minimum rent for
the family as the percentage of monthly adjusted income the family
paid for rent on the effective date of the rental assistance contract
expiration, maturity of the mortgage and/or expiration of the
affordability restriction that removed the affordability restrictions
at the property (35 percent) instead of the actual dollar amount
($500). The enhanced voucher family in this example must now
pay at least 35 percent of the family monthly adjusted income for
rent, regardless of any further changes in family income.
When a family reports a significant decrease in family income, the
PHA conducts an interim redetermination and verifies the change
in income as soon as possible to prevent hardship on the family,
preferably by the first of the month following the date the family
reports the change and provides the necessary documentation. The
PHA may implement the reduction on a provisional basis before
completing the verification in order to prevent undue hardship to
the family.
The change in the determination of the enhanced voucher minimum
rent only applies if a family suffers a significant loss of income (at
least a 15 percent decrease in the gross family income on the date
of the rental assistance contract expiration, maturity of the
mortgage and/or expiration of the affordability restriction that
removed the affordability restrictions at the property). Otherwise,
the enhanced voucher minimum rent remains the specific dollar
amount.
Regardless of which method is used to calculate the enhanced
voucher minimum rent, the minimum rent represents the lowest
amount the family may pay as their family share for as long as the
family remains in the project. A family may pay no less than the
enhanced voucher minimum rent.
24
e) Calculating HAP for enhanced voucher assistance. Regardless of
whether the owner’s new gross rent (after the rental assistance
contract expiration, maturity of the mortgage and/or expiration of
the affordability restriction that removed the affordability
restrictions at the property) exceeds or is less than the PHA
payment standard, the housing assistance payment for a family that
stays in their present unit (or moves from an oversized unit to an
appropriate size unit within the project) is the following:
The gross rent for the unit minus the greatest of:
(i) 30 percent of the adjusted family monthly income;
(ii) 10 percent of the family monthly income (gross monthly income);
(iii) the welfare rent in as-paid states;
(iv) the enhanced voucher minimum rent; or
(v) such other minimum rent established by the PHA as authorized
by Federal law (see 24 CFR §5.630.)
f) Movers from the project – all regular housing choice voucher rules
apply. If a resident decides to move from the project with the
voucher assistance, the payment standard is not enhanced and the
enhanced voucher minimum rent does not apply. This is the case
when the family chooses to use the voucher to move from the
property immediately, or if after receiving enhanced voucher
assistance for a period of time the family chooses to subsequently
move from the unit with continued voucher assistance. In either
circumstance, the housing assistance payment and the family share
at the new unit are calculated in accordance with the regular rules
of the housing choice voucher program.
g) Administering voucher assistance. The special conditions of
enhanced voucher assistance (enhanced voucher minimum rent and
the special payment standard rules) are applicable for as long as the
family receives voucher assistance at the project.
If an owner subsequently raises the rent for an enhanced voucher
family in accordance with the lease, State and local law, and
voucher program regulations (including rent reasonableness), the
PHA will use the new gross rent to calculate the voucher HAP
payment for the family.
The PHA must identify an eligible family as an enhanced voucher
family even if the gross rent of the family’s unit does not currently
exceed the normally applicable PHA payment standard. Since the
25
enhanced payment standard rule also covers any subsequent rent
increases, it is possible that the special payment standard may come
into play later in the family’s tenancy.
(1) Enhanced voucher minimum rent. The enhanced voucher
minimum rent requirement remains in effect for all families
who receive enhanced voucher assistance and remain at the
property.
(2) Special payment standard. Subject to availability of
appropriations, the payment standard used to calculate the
family subsidy will continue to be enhanced to match the gross
rent for the unit if the gross rent exceeds the normally
applicable payment standard and the PHA determines the rent
is reasonable for as long as the enhanced voucher family
continues to reside in the same project.
If the owner raises the rent for a family assisted with an enhanced
voucher in accordance with the lease, State and local law, and
voucher program regulations, the PHA will increase the enhanced
payment standard to equal the new gross rent (rent to owner and
the applicable PHA utility allowance for any tenant-supplied
utilities) for the unit provided the PHA determines the rent is
reasonable. The additional cost of the subsidy will be covered
through the regular renewal process for the PHA’s voucher
program.
If a change in the PHA utility allowance (either an increase or
decrease) affects the gross rent for a family assisted with an
enhanced voucher, the PHA must adjust the enhanced payment
standard accordingly. The enhanced payment standard may
never exceed the gross rent for the assisted family’s unit.
Again, it is emphasized that the PHA always applies the
normally applicable payment standard if the family subsequently
moves from the project.
(3) Over-housed families. For the enhanced voucher policies that
are applicable to families residing in units where the actual
number of bedrooms exceeds the family unit size for which the
family qualifies under the PHA subsidy standards (i.e., “over-
housed families”), please see Notice PIH 2016-02.
9. Paperwork Reduction Act. The information collection requirements contained
in this document have been approved by the Office of Management and Budget
(OMB) under the Paperwork Reduction Act of 1995 (44 U.S.C. 3501-3520). The
OMB control numbers are 2577-0169, 2502-0204, and 2502-0086. In
accordance with the Paperwork Reduction Act, HUD may not conduct or
26
sponsor, and a person is not required to respond to, a collection of information
unless the collection displays a currently valid OMB control number.
10. Further Information. Any questions concerning this Notice should be directed
to the Housing Voucher Management and Operations Division, Office of Public
Housing and Voucher Programs, at (202) 708-0477 (this is not a toll-free
number). Persons with hearing or speech impairments may access these numbers
via TTY by calling the toll-free Federal Information Relay Service at (800) 877-
8339.
___________/s/_____________________ ____________/s/________________
Lourdes Castro Ramírez Edward L. Golding
Principal Deputy Assistant Secretary Principal Deputy Assistant Secretary
for Public and Indian Housing for Housing
List of Attachments
Attachment A
Attachment B
Attachment C
Attachment D
Attachment E
Attachment F
Attachment G
Attachment H
27
Attachment A
Low Vacancy Areas:
A property meets the low-vacancy threshold if it is located in a county (or county
equivalent) with a rental vacancy rate (as measured by the 2009-2013 American
Community Survey (ACS)) that is below the thresholds identified in the table
below. For example, in a market with slow population growth (population growth of
one percent annually or less), HUD, for the purposes of this notice, has determined
that market to be a Low Vacancy Area if the rental vacancy rate in the county is less
than or equal to 5.9 percent.
Note, for the purposes of this Notice, all 5 NYC boroughs are considered as one
“county” and are coded in the table below as “36NYC” in the FIPS column. Also,
annual population growth is calculated as the average annual population growth for
each county from 2010-2011, 20112012, and 2012-2013 as estimated by the 2013
US Population Estimates Program. Finally, given the lack of data for insular areas,
all insular areas (other than Puerto Rico) are considered as low vacancy areas for
the purposes of this Notice.
Low Vacancy Area
Annual Population Rental Vacancy
Growth Rate
Slow (<=1%) <=5.9%
Moderate (1-2.9%) <=7.4%
Rapid (>=3%) <=9.0%
Average
Annual Rental
County Population Vacancy
FIPS Growth (2012- Rate (ACS
Code County Name 2015) 2010-2014)
01007 Bibb County, Alabama -0.09% 0.5%
01011 Bullock County, Alabama 0.29% 2.7%
01013 Butler County, Alabama -0.42% 4.2%
01015 Calhoun County, Alabama -0.48% 4.1%
01019 Cherokee County, Alabama -0.21% 5.7%
01023 Choctaw County, Alabama -0.93% 0.0%
01025 Clarke County, Alabama -0.62% 3.2%
01035 Conecuh County, Alabama -0.84% 5.3%
01041 Crenshaw County, Alabama 0.03% 4.7%
01043 Cullman County, Alabama 0.67% 5.7%
28
Average
Annual Rental
County Population Vacancy
FIPS Growth (2012- Rate (ACS
Code County Name 2015) 2010-2014)
01007 Bibb County, Alabama -0.09% 0.5%
01011 Bullock County, Alabama 0.29% 2.7%
01013 Butler County, Alabama -0.42% 4.2%
01015 Calhoun County, Alabama -0.48% 4.1%
01047 Dallas County, Alabama -1.30% 5.4%
01053 Escambia County, Alabama -0.21% 2.9%
01055 Etowah County, Alabama -0.38% 5.3%
01057 Fayette County, Alabama -0.40% 1.9%
01061 Geneva County, Alabama -0.28% 4.9%
01065 Hale County, Alabama -0.73% 2.6%
01075 Lamar County, Alabama -0.86% 2.4%
01079 Lawrence County, Alabama -0.66% 1.0%
01081 Lee County, Alabama 2.01% 6.1%
01085 Lowndes County, Alabama -1.22% 5.3%
01091 Marengo County, Alabama -0.69% 2.0%
01095 Marshall County, Alabama 0.18% 5.8%
01099 Monroe County, Alabama -1.36% 4.7%
01103 Morgan County, Alabama -0.15% 4.1%
01105 Perry County, Alabama -1.76% 3.4%
01107 Pickens County, Alabama 2.55% 3.9%
01111 Randolph County, Alabama 0.10% 4.4%
01117 Shelby County, Alabama 1.29% 7.1%
01123 Tallapoosa County, Alabama -0.26% 3.7%
01127 Walker County, Alabama -0.45% 1.0%
01129 Washington County, Alabama -0.61% 0.0%
01131 Wilcox County, Alabama -0.90% 2.5%
01133 Winston County, Alabama -0.41% 1.9%
02013 Aleutians East Borough, Alaska 0.49% 4.5%
02020 Anchorage Municipality, Alaska 0.01% 4.3%
02050 Bethel Census Area, Alaska 0.48% 5.5%
02100 Haines Borough, Alaska -0.47% 5.1%
02110 Juneau City and Borough, Alaska 0.32% 4.5%
02150 Kodiak Island Borough, Alaska -0.42% 2.1%
02170 Matanuska-Susitna Borough, Alaska 2.53% 5.0%
02180 Nome Census Area, Alaska -0.08% 4.4%
02185 North Slope Borough, Alaska 0.09% 5.8%
29
Average
Annual Rental
County Population Vacancy
FIPS Growth (2012- Rate (ACS
Code County Name 2015) 2010-2014)
01007 Bibb County, Alabama -0.09% 0.5%
01011 Bullock County, Alabama 0.29% 2.7%
01013 Butler County, Alabama -0.42% 4.2%
01015 Calhoun County, Alabama -0.48% 4.1%
02188 Northwest Arctic Borough, Alaska 0.13% 3.7%
02220 Sitka City and Borough, Alaska -0.71% 5.0%
Wade Hampton Census Area,
02270 Alaska 1.39% 3.5%
04005 Coconino County, Arizona 0.76% 5.6%
04025 Yavapai County, Arizona 1.51% 6.1%
05007 Benton County, Arkansas 2.33% 5.5%
05009 Boone County, Arkansas -0.09% 4.4%
05025 Cleveland County, Arkansas -1.17% 0.0%
05031 Craighead County, Arkansas 1.45% 7.1%
05039 Dallas County, Arkansas -1.59% 5.4%
05047 Franklin County, Arkansas -0.45% 4.1%
05055 Greene County, Arkansas 0.79% 1.9%
05059 Hot Spring County, Arkansas 0.05% 4.0%
05063 Independence County, Arkansas 0.10% 5.7%
05071 Johnson County, Arkansas 0.31% 4.8%
05075 Lawrence County, Arkansas -0.51% 4.8%
05079 Lincoln County, Arkansas -0.78% 3.0%
05087 Madison County, Arkansas 0.29% 5.5%
05101 Newton County, Arkansas -0.71% 2.8%
05107 Phillips County, Arkansas -2.03% 5.4%
05113 Polk County, Arkansas -0.36% 2.6%
05121 Randolph County, Arkansas -0.72% 4.0%
05137 Stone County, Arkansas -0.39% 2.3%
06001 Alameda County, California 1.71% 3.9%
06007 Butte County, California 0.63% 5.0%
06011 Colusa County, California 0.17% 4.6%
06013 Contra Costa County, California 1.44% 4.6%
06015 Del Norte County, California -1.13% 4.1%
06021 Glenn County, California 0.07% 3.8%
06023 Humboldt County, California 0.25% 4.7%
06025 Imperial County, California 0.49% 5.3%
30
Average
Annual Rental
County Population Vacancy
FIPS Growth (2012- Rate (ACS
Code County Name 2015) 2010-2014)
01007 Bibb County, Alabama -0.09% 0.5%
01011 Bullock County, Alabama 0.29% 2.7%
01013 Butler County, Alabama -0.42% 4.2%
01015 Calhoun County, Alabama -0.48% 4.1%
06027 Inyo County, California -0.26% 1.9%
06029 Kern County, California 0.99% 5.7%
06031 Kings County, California -0.05% 5.0%
06037 Los Angeles County, California 0.66% 4.1%
06039 Madera County, California 0.62% 5.1%
06041 Marin County, California 0.67% 3.0%
06045 Mendocino County, California 0.05% 4.0%
06049 Modoc County, California -1.33% 4.1%
06053 Monterey County, California 0.58% 4.2%
06055 Napa County, California 0.81% 5.9%
06057 Nevada County, California 0.20% 5.6%
06059 Orange County, California 0.86% 4.0%
06061 Placer County, California 1.29% 5.7%
06065 Riverside County, California 1.36% 7.2%
06067 Sacramento County, California 1.20% 6.1%
06069 San Benito County, California 1.11% 1.5%
06073 San Diego County, California 1.19% 4.6%
06075 San Francisco County, California 1.40% 3.0%
06077 San Joaquin County, California 1.16% 5.9%
06079 San Luis Obispo County, California 0.82% 3.5%
06081 San Mateo County, California 1.09% 2.8%
06083 Santa Barbara County, California 1.06% 3.6%
06085 Santa Clara County, California 1.37% 3.0%
06087 Santa Cruz County, California 0.94% 3.2%
06089 Shasta County, California 0.21% 5.4%
06091 Sierra County, California -1.18% 4.0%
06093 Siskiyou County, California -0.45% 3.5%
06095 Solano County, California 1.23% 6.3%
06097 Sonoma County, California 0.77% 4.3%
06099 Stanislaus County, California 1.03% 5.3%
06101 Sutter County, California 0.70% 5.8%
06103 Tehama County, California 0.05% 4.9%
31
Average
Annual Rental
County Population Vacancy
FIPS Growth (2012- Rate (ACS
Code County Name 2015) 2010-2014)
01007 Bibb County, Alabama -0.09% 0.5%
01011 Bullock County, Alabama 0.29% 2.7%
01013 Butler County, Alabama -0.42% 4.2%
01015 Calhoun County, Alabama -0.48% 4.1%
06107 Tulare County, California 0.63% 4.2%
06111 Ventura County, California 0.60% 3.7%
06113 Yolo County, California 1.27% 3.4%
08001 Adams County, Colorado 2.17% 5.5%
08003 Alamosa County, Colorado 0.74% 3.4%
08005 Arapahoe County, Colorado 1.90% 5.1%
08011 Bent County, Colorado 0.11% 5.5%
08013 Boulder County, Colorado 1.49% 3.0%
08014 Broomfield County, Colorado 3.35% 6.0%
08017 Cheyenne County, Colorado -0.89% 5.7%
08021 Conejos County, Colorado -0.59% 4.6%
08031 Denver County, Colorado 2.49% 4.6%
08035 Douglas County, Colorado 2.58% 5.7%
08039 Elbert County, Colorado 1.85% 6.9%
08041 El Paso County, Colorado 1.47% 4.8%
08043 Fremont County, Colorado -0.29% 4.9%
08047 Gilpin County, Colorado 2.23% 3.3%
08057 Jackson County, Colorado 0.20% 5.6%
08059 Jefferson County, Colorado 1.19% 3.9%
08065 Lake County, Colorado 0.92% 2.9%
08069 Larimer County, Colorado 2.37% 3.5%
08077 Mesa County, Colorado 0.18% 3.2%
08083 Montezuma County, Colorado 0.96% 4.5%
08085 Montrose County, Colorado 0.20% 5.6%
08087 Morgan County, Colorado 0.02% 4.6%
08093 Park County, Colorado 1.01% 7.3%
08095 Phillips County, Colorado -0.26% 2.8%
08105 Rio Grande County, Colorado -1.00% 4.9%
08109 Saguache County, Colorado -0.36% 4.0%
08123 Weld County, Colorado 2.59% 4.6%
08125 Yuma County, Colorado 0.06% 4.7%
09005 Litchfield County, Connecticut -0.69% 4.8%
32
Average
Annual Rental
County Population Vacancy
FIPS Growth (2012- Rate (ACS
Code County Name 2015) 2010-2014)
01007 Bibb County, Alabama -0.09% 0.5%
01011 Bullock County, Alabama 0.29% 2.7%
01013 Butler County, Alabama -0.42% 4.2%
01015 Calhoun County, Alabama -0.48% 4.1%
District of Columbia, District of
11001 Columbia 1.90% 6.4%
12007 Bradford County, Florida -0.25% 5.4%
12019 Clay County, Florida 1.63% 6.5%
12035 Flagler County, Florida 2.25% 4.0%
12041 Gilchrist County, Florida 0.63% 5.2%
12067 Lafayette County, Florida -0.56% 2.1%
12077 Liberty County, Florida 0.35% 1.4%
12097 Osceola County, Florida 3.84% 8.5%
12109 St. Johns County, Florida 3.87% 7.5%
12131 Walton County, Florida 3.49% 6.1%
12133 Washington County, Florida -0.20% 4.4%
13001 Appling County, Georgia 0.16% 5.4%
13005 Bacon County, Georgia 0.36% 4.9%
13011 Banks County, Georgia 0.47% 5.8%
13019 Berrien County, Georgia -0.19% 3.2%
13027 Brooks County, Georgia 0.29% 2.4%
13029 Bryan County, Georgia 2.86% 5.1%
13065 Clinch County, Georgia 0.88% 5.2%
13069 Coffee County, Georgia 0.02% 3.8%
13077 Coweta County, Georgia 1.92% 5.5%
13085 Dawson County, Georgia 1.39% 3.1%
13097 Douglas County, Georgia 1.70% 6.9%
13099 Early County, Georgia -0.10% 5.5%
13113 Fayette County, Georgia 1.01% 6.9%
13119 Franklin County, Georgia 0.55% 5.8%
13131 Grady County, Georgia -0.18% 1.5%
13147 Hart County, Georgia -0.05% 4.1%
13155 Irwin County, Georgia -1.24% 3.0%
13159 Jasper County, Georgia 0.11% 3.0%
13173 Lanier County, Georgia -0.44% 5.9%
13177 Lee County, Georgia 0.56% 3.3%
33
Average
Annual Rental
County Population Vacancy
FIPS Growth (2012- Rate (ACS
Code County Name 2015) 2010-2014)
01007 Bibb County, Alabama -0.09% 0.5%
01011 Bullock County, Alabama 0.29% 2.7%
01013 Butler County, Alabama -0.42% 4.2%
01015 Calhoun County, Alabama -0.48% 4.1%
13181 Lincoln County, Georgia -0.32% 4.5%
13185 Lowndes County, Georgia -0.55% 5.3%
13187 Lumpkin County, Georgia 0.76% 3.1%
13199 Meriwether County, Georgia -0.19% 4.4%
13205 Mitchell County, Georgia -0.77% 2.7%
13217 Newton County, Georgia 1.42% 7.1%
13219 Oconee County, Georgia 2.36% 5.8%
13223 Paulding County, Georgia 1.64% 5.7%
13229 Pierce County, Georgia 0.45% 0.5%
13243 Randolph County, Georgia -0.52% 0.0%
13249 Schley County, Georgia 1.22% 6.1%
13259 Stewart County, Georgia -1.20% 3.5%
13263 Talbot County, Georgia -1.03% 5.3%
13265 Taliaferro County, Georgia -0.65% 0.0%
13269 Taylor County, Georgia -0.17% 5.3%
13275 Thomas County, Georgia 0.37% 4.8%
13277 Tift County, Georgia -0.16% 3.0%
13287 Turner County, Georgia -0.60% 3.9%
13289 Twiggs County, Georgia -0.46% 5.8%
13293 Upson County, Georgia -0.29% 5.7%
13297 Walton County, Georgia 1.39% 6.8%
13299 Ware County, Georgia -0.42% 4.9%
13301 Warren County, Georgia -0.65% 0.6%
13305 Wayne County, Georgia -0.91% 4.7%
13315 Wilcox County, Georgia -0.64% 1.4%
13317 Wilkes County, Georgia -0.60% 2.0%
13319 Wilkinson County, Georgia -1.39% 5.3%
13321 Worth County, Georgia -1.20% 4.8%
15003 Honolulu County, Hawaii 0.75% 5.1%
16001 Ada County, Idaho 2.02% 3.9%
16007 Bear Lake County, Idaho 0.13% 2.8%
16011 Bingham County, Idaho -0.39% 5.7%
34
Average
Annual Rental
County Population Vacancy
FIPS Growth (2012- Rate (ACS
Code County Name 2015) 2010-2014)
01007 Bibb County, Alabama -0.09% 0.5%
01011 Bullock County, Alabama 0.29% 2.7%
01013 Butler County, Alabama -0.42% 4.2%
01015 Calhoun County, Alabama -0.48% 4.1%
16013 Blaine County, Idaho 0.73% 4.4%
16015 Boise County, Idaho 1.26% 1.2%
16017 Bonner County, Idaho 1.16% 4.7%
16021 Boundary County, Idaho 1.49% 7.2%
16027 Canyon County, Idaho 2.29% 4.8%
16029 Caribou County, Idaho -0.04% 2.1%
16041 Franklin County, Idaho 0.64% 0.0%
16047 Gooding County, Idaho 0.09% 4.5%
16051 Jefferson County, Idaho 0.63% 0.2%
16053 Jerome County, Idaho 0.42% 4.0%
16055 Kootenai County, Idaho 1.85% 6.7%
16057 Latah County, Idaho 0.52% 2.3%
16059 Lemhi County, Idaho -0.16% 5.8%
16061 Lewis County, Idaho -0.43% 4.3%
16069 Nez Perce County, Idaho 0.41% 4.6%
16071 Oneida County, Idaho 0.42% 1.5%
16073 Owyhee County, Idaho -0.27% 5.6%
16075 Payette County, Idaho 0.33% 5.7%
16083 Twin Falls County, Idaho 1.62% 6.8%
16087 Washington County, Idaho -0.20% 4.4%
17001 Adams County, Illinois -0.07% 4.4%
17007 Boone County, Illinois -0.16% 3.0%
17009 Brown County, Illinois -0.30% 2.2%
17015 Carroll County, Illinois -1.01% 4.3%
17017 Cass County, Illinois -1.42% 1.6%
17021 Christian County, Illinois -0.86% 5.7%
17023 Clark County, Illinois -0.66% 1.8%
17025 Clay County, Illinois -0.75% 0.4%
17027 Clinton County, Illinois -0.24% 4.4%
17035 Cumberland County, Illinois -0.13% 4.6%
17037 DeKalb County, Illinois 0.03% 5.7%
17043 DuPage County, Illinois 0.21% 5.9%
35
Average
Annual Rental
County Population Vacancy
FIPS Growth (2012- Rate (ACS
Code County Name 2015) 2010-2014)
01007 Bibb County, Alabama -0.09% 0.5%
01011 Bullock County, Alabama 0.29% 2.7%
01013 Butler County, Alabama -0.42% 4.2%
01015 Calhoun County, Alabama -0.48% 4.1%
17045 Edgar County, Illinois -0.92% 3.4%
17055 Franklin County, Illinois -0.33% 4.3%
17061 Greene County, Illinois -0.94% 1.9%
17065 Hamilton County, Illinois -0.65% 0.5%
17069 Hardin County, Illinois -0.98% 1.0%
17071 Henderson County, Illinois -0.26% 3.6%
17073 Henry County, Illinois -0.44% 4.2%
17075 Iroquois County, Illinois -0.71% 3.8%
17081 Jefferson County, Illinois -0.27% 3.9%
17087 Johnson County, Illinois -0.38% 4.9%
17089 Kane County, Illinois 0.57% 5.4%
17093 Kendall County, Illinois 1.39% 2.6%
17095 Knox County, Illinois -0.55% 4.4%
17107 Logan County, Illinois -0.98% 4.4%
17111 McHenry County, Illinois -0.03% 5.3%
17119 Madison County, Illinois -0.23% 5.8%
17125 Mason County, Illinois -1.51% 1.5%
17127 Massac County, Illinois -0.85% 5.0%
17129 Menard County, Illinois -0.74% 3.1%
17131 Mercer County, Illinois -0.71% 2.1%
17135 Montgomery County, Illinois -0.81% 4.2%
17137 Morgan County, Illinois -0.50% 1.7%
17139 Moultrie County, Illinois -0.10% 5.7%
17141 Ogle County, Illinois -0.74% 5.8%
17149 Pike County, Illinois -0.57% 3.7%
17151 Pope County, Illinois -0.80% 2.1%
17153 Pulaski County, Illinois -1.64% 2.3%
17155 Putnam County, Illinois -1.36% 0.4%
17163 St. Clair County, Illinois -0.57% 4.4%
17165 Saline County, Illinois -0.56% 4.4%
17167 Sangamon County, Illinois -0.10% 4.1%
17171 Scott County, Illinois -1.28% 0.0%
36
Average
Annual Rental
County Population Vacancy
FIPS Growth (2012- Rate (ACS
Code County Name 2015) 2010-2014)
01007 Bibb County, Alabama -0.09% 0.5%
01011 Bullock County, Alabama 0.29% 2.7%
01013 Butler County, Alabama -0.42% 4.2%
01015 Calhoun County, Alabama -0.48% 4.1%
17181 Union County, Illinois -0.42% 5.5%
17189 Washington County, Illinois -0.78% 4.8%
17197 Will County, Illinois 0.24% 5.5%
17203 Woodford County, Illinois 0.24% 5.3%
18005 Bartholomew County, Indiana 0.94% 4.5%
18013 Brown County, Indiana -0.17% 0.0%
18021 Clay County, Indiana -0.40% 2.6%
18025 Crawford County, Indiana -0.52% 5.1%
18045 Fountain County, Indiana -1.02% 4.9%
18049 Fulton County, Indiana -0.55% 2.9%
18063 Hendricks County, Indiana 1.63% 5.4%
18075 Jay County, Indiana -0.38% 5.7%
18079 Jennings County, Indiana -0.35% 2.8%
18081 Johnson County, Indiana 1.39% 6.9%
18089 Lake County, Indiana -0.36% 5.5%
18099 Marshall County, Indiana -0.10% 5.8%
18101 Martin County, Indiana -0.30% 5.6%
18105 Monroe County, Indiana 0.79% 5.0%
18109 Morgan County, Indiana 0.22% 5.5%
18111 Newton County, Indiana -0.13% 5.6%
18119 Owen County, Indiana -0.77% 5.4%
18121 Parke County, Indiana -0.38% 2.7%
18125 Pike County, Indiana -0.48% 5.5%
18147 Spencer County, Indiana -0.24% 5.6%
18157 Tippecanoe County, Indiana 1.36% 5.5%
18159 Tipton County, Indiana -0.99% 2.3%
18163 Vanderburgh County, Indiana 0.19% 5.9%
18165 Vermillion County, Indiana -0.54% 4.2%
18171 Warren County, Indiana -0.47% 3.9%
18173 Warrick County, Indiana 0.77% 3.8%
18175 Washington County, Indiana -0.12% 4.5%
19009 Audubon County, Iowa -0.61% 3.5%
37
Average
Annual Rental
County Population Vacancy
FIPS Growth (2012- Rate (ACS
Code County Name 2015) 2010-2014)
01007 Bibb County, Alabama -0.09% 0.5%
01011 Bullock County, Alabama 0.29% 2.7%
01013 Butler County, Alabama -0.42% 4.2%
01015 Calhoun County, Alabama -0.48% 4.1%
19023 Butler County, Iowa -0.16% 5.2%
19029 Cass County, Iowa -0.72% 4.9%
19031 Cedar County, Iowa -0.10% 3.2%
19033 Cerro Gordo County, Iowa -0.53% 4.0%
19035 Cherokee County, Iowa -1.08% 5.6%
19037 Chickasaw County, Iowa -0.50% 2.5%
19039 Clarke County, Iowa -0.32% 4.3%
19043 Clayton County, Iowa -0.53% 5.8%
19049 Dallas County, Iowa 3.53% 5.4%
19063 Emmet County, Iowa -0.65% 4.8%
19065 Fayette County, Iowa -0.90% 2.8%
19067 Floyd County, Iowa -0.30% 5.1%
19069 Franklin County, Iowa -0.73% 4.3%
19071 Fremont County, Iowa -1.12% 5.1%
19075 Grundy County, Iowa 0.01% 5.7%
19089 Howard County, Iowa -0.59% 3.2%
19091 Humboldt County, Iowa -0.58% 3.6%
19095 Iowa County, Iowa 0.37% 2.9%
19097 Jackson County, Iowa -0.42% 3.7%
19101 Jefferson County, Iowa 0.79% 3.9%
19103 Johnson County, Iowa 1.75% 2.1%
19105 Jones County, Iowa -0.23% 4.7%
19107 Keokuk County, Iowa -0.76% 3.8%
19115 Louisa County, Iowa -0.43% 3.8%
19117 Lucas County, Iowa -0.27% 0.5%
19121 Madison County, Iowa 0.24% 3.6%
19127 Marshall County, Iowa -0.28% 4.6%
19131 Mitchell County, Iowa 0.26% 4.0%
19141 O'Brien County, Iowa -0.43% 4.1%
19147 Palo Alto County, Iowa -0.53% 5.9%
19149 Plymouth County, Iowa -0.10% 5.9%
19151 Pocahontas County, Iowa -0.69% 5.3%
38
Average
Annual Rental
County Population Vacancy
FIPS Growth (2012- Rate (ACS
Code County Name 2015) 2010-2014)
01007 Bibb County, Alabama -0.09% 0.5%
01011 Bullock County, Alabama 0.29% 2.7%
01013 Butler County, Alabama -0.42% 4.2%
01015 Calhoun County, Alabama -0.48% 4.1%
19153 Polk County, Iowa 1.74% 4.6%
19157 Poweshiek County, Iowa -0.39% 4.4%
19159 Ringgold County, Iowa -0.06% 3.1%
19165 Shelby County, Iowa -0.43% 0.0%
19167 Sioux County, Iowa 0.57% 4.0%
19169 Story County, Iowa 1.49% 1.6%
19171 Tama County, Iowa -0.38% 5.5%
19175 Union County, Iowa -0.36% 3.2%
19181 Warren County, Iowa 1.16% 4.5%
19183 Washington County, Iowa 0.50% 5.7%
19187 Webster County, Iowa -0.21% 5.4%
19191 Winneshiek County, Iowa -0.54% 1.5%
19193 Woodbury County, Iowa 0.13% 5.3%
19195 Worth County, Iowa 0.21% 3.4%
20003 Anderson County, Kansas -0.43% 0.5%
20009 Barton County, Kansas -0.51% 4.1%
20013 Brown County, Kansas -0.36% 2.4%
20023 Cheyenne County, Kansas 0.09% 4.8%
20031 Coffey County, Kansas -0.51% 3.5%
20033 Comanche County, Kansas -1.14% 1.1%
20039 Decatur County, Kansas 0.64% 0.0%
20043 Doniphan County, Kansas -0.30% 4.4%
20045 Douglas County, Kansas 1.39% 5.8%
20047 Edwards County, Kansas -0.11% 4.4%
20051 Ellis County, Kansas -0.08% 5.2%
20055 Finney County, Kansas -0.03% 3.9%
20065 Graham County, Kansas 0.03% 0.0%
20067 Grant County, Kansas -0.42% 0.0%
20071 Greeley County, Kansas 1.60% 2.8%
20073 Greenwood County, Kansas -1.00% 4.0%
20075 Hamilton County, Kansas -2.07% 3.3%
20079 Harvey County, Kansas 0.24% 2.8%
39
Average
Annual Rental
County Population Vacancy
FIPS Growth (2012- Rate (ACS
Code County Name 2015) 2010-2014)
01007 Bibb County, Alabama -0.09% 0.5%
01011 Bullock County, Alabama 0.29% 2.7%
01013 Butler County, Alabama -0.42% 4.2%
01015 Calhoun County, Alabama -0.48% 4.1%
20081 Haskell County, Kansas -1.06% 5.6%
20085 Jackson County, Kansas -0.20% 4.7%
20087 Jefferson County, Kansas 0.04% 2.9%
20091 Johnson County, Kansas 1.19% 5.2%
20095 Kingman County, Kansas -0.61% 5.7%
20113 McPherson County, Kansas -0.47% 5.5%
20119 Meade County, Kansas -0.49% 4.3%
20127 Morris County, Kansas -1.19% 4.3%
20143 Ottawa County, Kansas -0.48% 2.3%
20145 Pawnee County, Kansas -0.29% 2.5%
20149 Pottawatomie County, Kansas 1.42% 5.2%
20151 Pratt County, Kansas -0.30% 2.8%
20157 Republic County, Kansas -0.83% 2.2%
20163 Rooks County, Kansas -0.22% 1.5%
20165 Rush County, Kansas -0.79% 0.0%
20167 Russell County, Kansas 0.31% 0.8%
20169 Saline County, Kansas -0.10% 3.9%
20171 Scott County, Kansas 0.63% 0.0%
20175 Seward County, Kansas -0.35% 4.3%
20181 Sherman County, Kansas -0.69% 0.0%
20183 Smith County, Kansas -0.46% 5.0%
20193 Thomas County, Kansas -0.17% 0.8%
20199 Wallace County, Kansas -0.17% 4.5%
20205 Wilson County, Kansas -0.99% 5.9%
21003 Allen County, Kentucky 0.65% 2.1%
21007 Ballard County, Kentucky -0.36% 5.6%
21009 Barren County, Kentucky 0.73% 5.5%
21011 Bath County, Kentucky 1.20% 6.8%
21013 Bell County, Kentucky -0.98% 3.2%
21015 Boone County, Kentucky 1.21% 6.1%
21017 Bourbon County, Kentucky 0.22% 3.6%
21021 Boyle County, Kentucky 0.95% 3.6%
40
Average
Annual Rental
County Population Vacancy
FIPS Growth (2012- Rate (ACS
Code County Name 2015) 2010-2014)
01007 Bibb County, Alabama -0.09% 0.5%
01011 Bullock County, Alabama 0.29% 2.7%
01013 Butler County, Alabama -0.42% 4.2%
01015 Calhoun County, Alabama -0.48% 4.1%
21029 Bullitt County, Kentucky 1.20% 5.8%
21031 Butler County, Kentucky 0.38% 5.3%
21037 Campbell County, Kentucky 0.32% 2.7%
21039 Carlisle County, Kentucky -1.12% 0.9%
21041 Carroll County, Kentucky -0.52% 3.3%
21043 Carter County, Kentucky -0.36% 3.2%
21049 Clark County, Kentucky 0.00% 4.1%
21051 Clay County, Kentucky -0.81% 3.9%
21053 Clinton County, Kentucky -0.25% 3.1%
21055 Crittenden County, Kentucky -0.24% 2.8%
21067 Fayette County, Kentucky 0.97% 5.7%
21071 Floyd County, Kentucky -1.19% 5.0%
21081 Grant County, Kentucky 0.36% 5.5%
21083 Graves County, Kentucky -0.10% 4.9%
21085 Grayson County, Kentucky 0.48% 1.6%
21089 Greenup County, Kentucky -0.58% 4.4%
21097 Harrison County, Kentucky 0.29% 3.3%
21099 Hart County, Kentucky 0.08% 3.5%
21101 Henderson County, Kentucky -0.02% 3.1%
21103 Henry County, Kentucky 0.65% 3.0%
21109 Jackson County, Kentucky 0.12% 4.0%
21113 Jessamine County, Kentucky 1.60% 3.0%
21125 Laurel County, Kentucky 0.30% 2.3%
21127 Lawrence County, Kentucky -0.18% 5.7%
21129 Lee County, Kentucky -3.54% 4.8%
21133 Letcher County, Kentucky -1.14% 3.4%
21137 Lincoln County, Kentucky 0.08% 4.1%
21143 Lyon County, Kentucky -0.52% 3.6%
21145 McCracken County, Kentucky -0.30% 5.8%
21149 McLean County, Kentucky -0.02% 4.0%
21151 Madison County, Kentucky 1.13% 5.5%
21155 Marion County, Kentucky -1.04% 3.8%
41
Average
Annual Rental
County Population Vacancy
FIPS Growth (2012- Rate (ACS
Code County Name 2015) 2010-2014)
01007 Bibb County, Alabama -0.09% 0.5%
01011 Bullock County, Alabama 0.29% 2.7%
01013 Butler County, Alabama -0.42% 4.2%
01015 Calhoun County, Alabama -0.48% 4.1%
21159 Martin County, Kentucky -1.21% 1.8%
21167 Mercer County, Kentucky 0.10% 4.6%
21169 Metcalfe County, Kentucky -0.27% 2.6%
21171 Monroe County, Kentucky -0.54% 5.1%
21185 Oldham County, Kentucky 1.44% 3.4%
21187 Owen County, Kentucky -0.08% 4.0%
21189 Owsley County, Kentucky -1.61% 0.0%
21195 Pike County, Kentucky -1.30% 4.1%
21201 Robertson County, Kentucky -1.15% 4.5%
21209 Scott County, Kentucky 2.24% 5.8%
21211 Shelby County, Kentucky 1.48% 5.9%
21215 Spencer County, Kentucky 0.93% 4.5%
21219 Todd County, Kentucky -0.30% 2.6%
21221 Trigg County, Kentucky -0.36% 5.6%
21223 Trimble County, Kentucky -0.18% 5.8%
21225 Union County, Kentucky -0.13% 3.5%
21227 Warren County, Kentucky 1.66% 4.4%
22003 Allen Parish, Louisiana 0.15% 5.6%
22005 Ascension Parish, Louisiana 2.10% 6.5%
22013 Bienville Parish, Louisiana -0.89% 3.8%
22021 Caldwell Parish, Louisiana -0.05% 5.3%
22027 Claiborne Parish, Louisiana -1.13% 2.2%
22029 Concordia Parish, Louisiana -0.49% 3.7%
22035 East Carroll Parish, Louisiana -1.16% 4.0%
22037 East Feliciana Parish, Louisiana -0.43% 4.1%
22047 Iberville Parish, Louisiana -0.21% 3.5%
22049 Jackson Parish, Louisiana -0.79% 4.2%
22055 Lafayette Parish, Louisiana 1.87% 6.6%
22057 Lafourche Parish, Louisiana 0.44% 3.6%
22059 LaSalle Parish, Louisiana 0.23% 0.8%
22063 Livingston Parish, Louisiana 1.47% 7.0%
22075 Plaquemines Parish, Louisiana -0.56% 3.4%
42
Average
Annual Rental
County Population Vacancy
FIPS Growth (2012- Rate (ACS
Code County Name 2015) 2010-2014)
01007 Bibb County, Alabama -0.09% 0.5%
01011 Bullock County, Alabama 0.29% 2.7%
01013 Butler County, Alabama -0.42% 4.2%
01015 Calhoun County, Alabama -0.48% 4.1%
22081 Red River Parish, Louisiana -1.61% 4.1%
22083 Richland Parish, Louisiana -0.62% 4.9%
22087 St. Bernard Parish, Louisiana 3.04% 9.0%
22093 St. James Parish, Louisiana -0.16% 3.5%
22121 West Baton Rouge Parish, Louisiana 1.93% 6.1%
22123 West Carroll Parish, Louisiana -0.58% 3.7%
23001 Androscoggin County, Maine -0.10% 5.5%
23005 Cumberland County, Maine 0.68% 5.4%
23009 Hancock County, Maine 0.07% 4.9%
23011 Kennebec County, Maine -0.46% 5.4%
23019 Penobscot County, Maine -0.20% 5.8%
23021 Piscataquis County, Maine -0.66% 3.9%
23027 Waldo County, Maine 0.21% 5.5%
24003 Anne Arundel County, Maryland 0.81% 4.7%
24009 Calvert County, Maryland 0.35% 4.6%
24013 Carroll County, Maryland 0.09% 5.2%
24017 Charles County, Maryland 1.16% 5.9%
24019 Dorchester County, Maryland -0.10% 3.8%
24021 Frederick County, Maryland 0.79% 3.0%
24027 Howard County, Maryland 1.50% 3.5%
24031 Montgomery County, Maryland 1.10% 4.0%
24039 Somerset County, Maryland -0.44% 4.5%
25005 Bristol County, Massachusetts 0.35% 5.3%
25007 Dukes County, Massachusetts 1.01% 3.7%
25009 Essex County, Massachusetts 0.83% 3.7%
25011 Franklin County, Massachusetts -0.42% 4.3%
25013 Hampden County, Massachusetts 0.29% 4.5%
25015 Hampshire County, Massachusetts 0.18% 3.2%
25017 Middlesex County, Massachusetts 0.95% 3.5%
25021 Norfolk County, Massachusetts 0.63% 4.6%
25025 Suffolk County, Massachusetts 1.25% 3.9%
26007 Alpena County, Michigan -0.48% 4.2%
43
Average
Annual Rental
County Population Vacancy
FIPS Growth (2012- Rate (ACS
Code County Name 2015) 2010-2014)
01007 Bibb County, Alabama -0.09% 0.5%
01011 Bullock County, Alabama 0.29% 2.7%
01013 Butler County, Alabama -0.42% 4.2%
01015 Calhoun County, Alabama -0.48% 4.1%
26011 Arenac County, Michigan -0.51% 4.4%
26027 Cass County, Michigan -0.24% 5.5%
26029 Charlevoix County, Michigan 0.21% 5.6%
26035 Clare County, Michigan -0.25% 3.6%
26041 Delta County, Michigan -0.43% 2.5%
26043 Dickinson County, Michigan -0.55% 1.6%
26045 Eaton County, Michigan 0.24% 4.8%
26051 Gladwin County, Michigan -0.46% 4.6%
26057 Gratiot County, Michigan -0.39% 4.7%
26073 Isabella County, Michigan 0.03% 5.2%
26077 Kalamazoo County, Michigan 0.69% 5.6%
26081 Kent County, Michigan 1.14% 5.2%
26083 Keweenaw County, Michigan -0.57% 1.7%
26091 Lenawee County, Michigan -0.15% 4.9%
26093 Livingston County, Michigan 0.77% 4.3%
26099 Macomb County, Michigan 0.65% 4.9%
26105 Mason County, Michigan 0.12% 4.2%
26109 Menominee County, Michigan -0.28% 2.0%
26111 Midland County, Michigan -0.01% 2.7%
26123 Newaygo County, Michigan 0.00% 4.7%
26127 Oceana County, Michigan -0.19% 3.6%
26129 Ogemaw County, Michigan -0.76% 4.6%
26133 Osceola County, Michigan -0.30% 4.3%
26137 Otsego County, Michigan 0.28% 4.3%
26139 Ottawa County, Michigan 1.26% 5.0%
26161 Washtenaw County, Michigan 0.72% 4.4%
27003 Anoka County, Minnesota 0.80% 4.3%
27005 Becker County, Minnesota 0.37% 4.5%
27009 Benton County, Minnesota 0.71% 5.3%
27015 Brown County, Minnesota -0.12% 5.6%
27017 Carlton County, Minnesota 0.23% 4.0%
27019 Carver County, Minnesota 1.68% 5.5%
44
Average
Annual Rental
County Population Vacancy
FIPS Growth (2012- Rate (ACS
Code County Name 2015) 2010-2014)
01007 Bibb County, Alabama -0.09% 0.5%
01011 Bullock County, Alabama 0.29% 2.7%
01013 Butler County, Alabama -0.42% 4.2%
01015 Calhoun County, Alabama -0.48% 4.1%
27021 Cass County, Minnesota 0.34% 4.2%
27025 Chisago County, Minnesota 0.50% 2.5%
27027 Clay County, Minnesota 1.15% 7.1%
27029 Clearwater County, Minnesota 0.49% 4.2%
27031 Cook County, Minnesota 0.11% 3.2%
27033 Cottonwood County, Minnesota -0.28% 1.1%
27035 Crow Wing County, Minnesota 0.30% 4.1%
27037 Dakota County, Minnesota 0.80% 4.4%
27043 Faribault County, Minnesota -0.46% 4.0%
27045 Fillmore County, Minnesota -0.08% 4.8%
27053 Hennepin County, Minnesota 1.07% 4.1%
27057 Hubbard County, Minnesota 0.35% 3.4%
27061 Itasca County, Minnesota 0.14% 5.4%
27063 Jackson County, Minnesota -0.68% 3.4%
27065 Kanabec County, Minnesota -0.32% 4.5%
27067 Kandiyohi County, Minnesota 0.08% 4.4%
27071 Koochiching County, Minnesota -0.88% 1.8%
27075 Lake County, Minnesota -0.63% 5.8%
27079 Le Sueur County, Minnesota 0.02% 3.3%
27085 McLeod County, Minnesota -0.08% 5.8%
27093 Meeker County, Minnesota 0.05% 2.3%
27095 Mille Lacs County, Minnesota 0.07% 4.7%
27097 Morrison County, Minnesota -0.32% 2.3%
27099 Mower County, Minnesota -0.17% 4.5%
27101 Murray County, Minnesota -0.68% 5.2%
27103 Nicollet County, Minnesota 0.40% 3.5%
27105 Nobles County, Minnesota 0.13% 3.6%
27111 Otter Tail County, Minnesota 0.24% 3.6%
27115 Pine County, Minnesota -0.17% 4.1%
27119 Polk County, Minnesota 0.05% 3.7%
27123 Ramsey County, Minnesota 1.07% 3.8%
27131 Rice County, Minnesota 0.43% 5.4%
45
Average
Annual Rental
County Population Vacancy
FIPS Growth (2012- Rate (ACS
Code County Name 2015) 2010-2014)
01007 Bibb County, Alabama -0.09% 0.5%
01011 Bullock County, Alabama 0.29% 2.7%
01013 Butler County, Alabama -0.42% 4.2%
01015 Calhoun County, Alabama -0.48% 4.1%
27133 Rock County, Minnesota 0.16% 2.7%
27135 Roseau County, Minnesota 0.56% 5.3%
27137 St. Louis County, Minnesota 0.01% 3.8%
27139 Scott County, Minnesota 1.55% 3.0%
27143 Sibley County, Minnesota -0.52% 5.2%
27147 Steele County, Minnesota 0.41% 2.6%
27159 Wadena County, Minnesota 0.43% 5.5%
27161 Waseca County, Minnesota -0.34% 3.3%
27163 Washington County, Minnesota 1.01% 3.3%
27165 Watonwan County, Minnesota -0.52% 5.0%
27167 Wilkin County, Minnesota -1.11% 1.1%
27171 Wright County, Minnesota 1.02% 4.5%
Yellow Medicine County,
27173 Minnesota -0.94% 2.1%
28001 Adams County, Mississippi -0.95% 2.3%
28005 Amite County, Mississippi -1.02% 5.8%
28007 Attala County, Mississippi -0.10% 2.4%
28013 Calhoun County, Mississippi -0.28% 5.4%
28023 Clarke County, Mississippi -1.01% 0.0%
28029 Copiah County, Mississippi -0.16% 3.4%
28031 Covington County, Mississippi 0.01% 2.9%
28033 DeSoto County, Mississippi 1.37% 5.3%
28041 Greene County, Mississippi -1.78% 1.3%
28053 Humphreys County, Mississippi -2.00% 5.3%
28055 Issaquena County, Mississippi -1.70% 2.6%
28087 Lowndes County, Mississippi 0.05% 5.8%
28089 Madison County, Mississippi 1.66% 6.5%
28099 Neshoba County, Mississippi -0.25% 5.5%
28121 Rankin County, Mississippi 0.79% 5.6%
28125 Sharkey County, Mississippi -1.42% 3.0%
28129 Smith County, Mississippi -0.56% 1.7%
28135 Tallahatchie County, Mississippi -1.13% 5.4%
46
Average
Annual Rental
County Population Vacancy
FIPS Growth (2012- Rate (ACS
Code County Name 2015) 2010-2014)
01007 Bibb County, Alabama -0.09% 0.5%
01011 Bullock County, Alabama 0.29% 2.7%
01013 Butler County, Alabama -0.42% 4.2%
01015 Calhoun County, Alabama -0.48% 4.1%
28153 Wayne County, Mississippi -0.09% 1.5%
28159 Winston County, Mississippi -1.16% 4.4%
28163 Yazoo County, Mississippi -1.05% 5.3%
29003 Andrew County, Missouri -0.18% 0.6%
29005 Atchison County, Missouri -1.30% 4.0%
29009 Barry County, Missouri 0.14% 2.7%
29011 Barton County, Missouri -1.27% 1.9%
29015 Benton County, Missouri -0.48% 4.1%
29019 Boone County, Missouri 1.22% 4.0%
29025 Caldwell County, Missouri -0.36% 2.4%
29027 Callaway County, Missouri 0.29% 3.3%
29035 Carter County, Missouri 0.00% 4.8%
29041 Chariton County, Missouri -0.30% 4.7%
29045 Clark County, Missouri -0.85% 4.5%
29051 Cole County, Missouri 0.15% 1.9%
29053 Cooper County, Missouri 0.21% 4.6%
29057 Dade County, Missouri 0.15% 4.4%
29061 Daviess County, Missouri -0.03% 4.9%
29067 Douglas County, Missouri -0.52% 3.9%
29069 Dunklin County, Missouri -1.02% 3.1%
29075 Gentry County, Missouri -0.56% 4.9%
29083 Henry County, Missouri -0.63% 0.6%
29087 Holt County, Missouri -1.27% 2.4%
29093 Iron County, Missouri -0.97% 4.4%
29097 Jasper County, Missouri 0.91% 5.5%
29101 Johnson County, Missouri -0.31% 4.8%
29103 Knox County, Missouri -1.46% 2.4%
29117 Livingston County, Missouri -0.05% 4.7%
29121 Macon County, Missouri -0.45% 0.5%
29127 Marion County, Missouri 0.09% 4.7%
29133 Mississippi County, Missouri -0.61% 2.7%
29137 Monroe County, Missouri -0.40% 5.1%
47
Average
Annual Rental
County Population Vacancy
FIPS Growth (2012- Rate (ACS
Code County Name 2015) 2010-2014)
01007 Bibb County, Alabama -0.09% 0.5%
01011 Bullock County, Alabama 0.29% 2.7%
01013 Butler County, Alabama -0.42% 4.2%
01015 Calhoun County, Alabama -0.48% 4.1%
29141 Morgan County, Missouri 0.06% 2.4%
29143 New Madrid County, Missouri -0.50% 4.8%
29145 Newton County, Missouri -0.26% 3.1%
29147 Nodaway County, Missouri -0.81% 3.3%
29163 Pike County, Missouri -0.33% 5.6%
29165 Platte County, Missouri 1.43% 7.4%
29167 Polk County, Missouri 0.16% 2.1%
29171 Putnam County, Missouri -0.53% 5.5%
29175 Randolph County, Missouri -0.27% 0.8%
29179 Reynolds County, Missouri -1.15% 3.7%
29181 Ripley County, Missouri -0.54% 2.3%
29183 St. Charles County, Missouri 1.47% 5.3%
29186 Ste. Genevieve County, Missouri 0.09% 5.6%
29187 St. Francois County, Missouri 0.34% 4.9%
29195 Saline County, Missouri -0.30% 3.0%
29199 Scotland County, Missouri -0.23% 5.4%
29201 Scott County, Missouri -0.10% 5.2%
29203 Shannon County, Missouri -0.27% 5.2%
29205 Shelby County, Missouri -0.58% 5.8%
29207 Stoddard County, Missouri 0.03% 3.9%
29209 Stone County, Missouri -0.73% 5.4%
29215 Texas County, Missouri -0.09% 5.1%
29219 Warren County, Missouri 0.73% 4.6%
29221 Washington County, Missouri -0.42% 4.4%
29223 Wayne County, Missouri 0.08% 2.3%
29225 Webster County, Missouri 1.05% 6.2%
29227 Worth County, Missouri -0.39% 3.0%
30001 Beaverhead County, Montana -0.18% 3.5%
30007 Broadwater County, Montana -0.34% 0.0%
30015 Chouteau County, Montana -0.95% 2.1%
30017 Custer County, Montana 0.83% 4.9%
30021 Dawson County, Montana 1.35% 2.5%
48
Average
Annual Rental
County Population Vacancy
FIPS Growth (2012- Rate (ACS
Code County Name 2015) 2010-2014)
01007 Bibb County, Alabama -0.09% 0.5%
01011 Bullock County, Alabama 0.29% 2.7%
01013 Butler County, Alabama -0.42% 4.2%
01015 Calhoun County, Alabama -0.48% 4.1%
30025 Fallon County, Montana 1.78% 7.2%
30029 Flathead County, Montana 1.63% 6.9%
30031 Gallatin County, Montana 2.85% 5.8%
30033 Garfield County, Montana 1.28% 7.3%
30035 Glacier County, Montana -0.03% 3.6%
30041 Hill County, Montana 0.28% 4.3%
30063 Missoula County, Montana 0.92% 4.3%
30069 Petroleum County, Montana -2.27% 0.0%
30073 Pondera County, Montana 0.01% 5.7%
30075 Powder River County, Montana 0.29% 5.8%
30081 Ravalli County, Montana 0.61% 5.4%
30083 Richland County, Montana 3.44% 6.6%
30089 Sanders County, Montana -0.10% 4.4%
30093 Silver Bow County, Montana 0.13% 4.6%
30101 Toole County, Montana -0.92% 1.5%
30103 Treasure County, Montana -1.60% 4.0%
30105 Valley County, Montana 0.72% 4.3%
30109 Wibaux County, Montana 2.33% 0.0%
30111 Yellowstone County, Montana 1.11% 5.4%
31001 Adams County, Nebraska 0.21% 3.9%
31003 Antelope County, Nebraska -0.59% 3.9%
31005 Arthur County, Nebraska -1.78% 5.1%
31007 Banner County, Nebraska 1.05% 0.0%
31009 Blaine County, Nebraska -1.56% 0.0%
31013 Box Butte County, Nebraska 0.17% 4.8%
31017 Brown County, Nebraska -0.87% 3.5%
31019 Buffalo County, Nebraska 0.84% 2.9%
31023 Butler County, Nebraska -0.78% 1.2%
31027 Cedar County, Nebraska -0.74% 1.3%
31029 Chase County, Nebraska -0.62% 5.0%
31031 Cherry County, Nebraska 0.68% 5.0%
31033 Cheyenne County, Nebraska 0.36% 4.1%
49
Average
Annual Rental
County Population Vacancy
FIPS Growth (2012- Rate (ACS
Code County Name 2015) 2010-2014)
01007 Bibb County, Alabama -0.09% 0.5%
01011 Bullock County, Alabama 0.29% 2.7%
01013 Butler County, Alabama -0.42% 4.2%
01015 Calhoun County, Alabama -0.48% 4.1%
31037 Colfax County, Nebraska -0.10% 3.0%
31039 Cuming County, Nebraska 0.10% 1.3%
31041 Custer County, Nebraska 0.05% 1.7%
31043 Dakota County, Nebraska -0.02% 5.6%
31045 Dawes County, Nebraska -0.47% 3.0%
31049 Deuel County, Nebraska -0.86% 0.5%
31053 Dodge County, Nebraska 0.06% 3.3%
31057 Dundy County, Nebraska -3.29% 2.8%
31065 Furnas County, Nebraska -0.28% 5.0%
31069 Garden County, Nebraska -0.77% 0.0%
31071 Garfield County, Nebraska 0.73% 4.5%
31073 Gosper County, Nebraska -0.99% 2.6%
31079 Hall County, Nebraska 0.74% 1.8%
31081 Hamilton County, Nebraska 0.62% 5.3%
31083 Harlan County, Nebraska 0.36% 3.6%
31085 Hayes County, Nebraska -0.49% 0.0%
31087 Hitchcock County, Nebraska -0.01% 3.9%
31089 Holt County, Nebraska -0.29% 4.5%
31097 Johnson County, Nebraska 0.05% 1.5%
31099 Kearney County, Nebraska 0.36% 0.0%
31107 Knox County, Nebraska -0.17% 3.6%
31109 Lancaster County, Nebraska 1.44% 4.6%
31119 Madison County, Nebraska -0.07% 5.9%
31121 Merrick County, Nebraska -0.05% 4.2%
31123 Morrill County, Nebraska -0.12% 5.1%
31125 Nance County, Nebraska -1.01% 5.5%
31129 Nuckolls County, Nebraska -0.76% 5.7%
31131 Otoe County, Nebraska 0.48% 2.3%
31133 Pawnee County, Nebraska -1.44% 1.3%
31137 Phelps County, Nebraska 0.27% 2.6%
31141 Platte County, Nebraska 0.24% 5.8%
31143 Polk County, Nebraska -0.53% 3.9%
50
Average
Annual Rental
County Population Vacancy
FIPS Growth (2012- Rate (ACS
Code County Name 2015) 2010-2014)
01007 Bibb County, Alabama -0.09% 0.5%
01011 Bullock County, Alabama 0.29% 2.7%
01013 Butler County, Alabama -0.42% 4.2%
01015 Calhoun County, Alabama -0.48% 4.1%
31147 Richardson County, Nebraska -0.79% 5.5%
31149 Rock County, Nebraska 0.11% 4.7%
31153 Sarpy County, Nebraska 1.94% 4.9%
31155 Saunders County, Nebraska 0.31% 1.1%
31163 Sherman County, Nebraska -0.35% 5.6%
31167 Stanton County, Nebraska -0.90% 4.4%
31171 Thomas County, Nebraska -0.33% 0.0%
31179 Wayne County, Nebraska -0.46% 3.5%
31181 Webster County, Nebraska -1.16% 0.8%
31183 Wheeler County, Nebraska -1.90% 0.0%
32005 Douglas County, Nevada 0.51% 3.3%
32015 Lander County, Nevada -0.14% 0.0%
32019 Lyon County, Nevada 0.95% 4.6%
32027 Pershing County, Nevada -0.68% 5.8%
32029 Storey County, Nevada 0.62% 0.0%
32033 White Pine County, Nevada -0.56% 4.9%
33001 Belknap County, New Hampshire 0.12% 5.6%
33003 Carroll County, New Hampshire -0.27% 3.3%
33005 Cheshire County, New Hampshire -0.37% 3.0%
33007 Coos County, New Hampshire -0.82% 5.1%
33009 Grafton County, New Hampshire 0.02% 5.0%
33013 Merrimack County, New Hampshire 0.23% 4.8%
Rockingham County, New
33015 Hampshire 0.44% 3.7%
33017 Strafford County, New Hampshire 0.59% 5.6%
34003 Bergen County, New Jersey 0.67% 4.0%
34007 Camden County, New Jersey -0.13% 4.1%
34023 Middlesex County, New Jersey 0.65% 4.8%
34025 Monmouth County, New Jersey -0.02% 5.7%
34027 Morris County, New Jersey 0.14% 5.8%
34029 Ocean County, New Jersey 0.46% 3.9%
34031 Passaic County, New Jersey 0.36% 5.6%
51
Average
Annual Rental
County Population Vacancy
FIPS Growth (2012- Rate (ACS
Code County Name 2015) 2010-2014)
01007 Bibb County, Alabama -0.09% 0.5%
01011 Bullock County, Alabama 0.29% 2.7%
01013 Butler County, Alabama -0.42% 4.2%
01015 Calhoun County, Alabama -0.48% 4.1%
35023 Hidalgo County, New Mexico -2.59% 3.7%
35029 Luna County, New Mexico -0.64% 4.9%
35035 Otero County, New Mexico -0.83% 3.1%
35043 Sandoval County, New Mexico 0.97% 4.8%
New York City (5 Counties), New
36NYC York 0.73% 3.7%
36001 Albany County, New York 0.32% 5.9%
36003 Allegany County, New York -0.55% 4.3%
36009 Cattaraugus County, New York -0.62% 5.2%
36011 Cayuga County, New York -0.57% 4.7%
36015 Chemung County, New York -0.83% 4.6%
36017 Chenango County, New York -0.69% 5.7%
36019 Clinton County, New York -0.25% 5.5%
36023 Cortland County, New York -0.47% 4.1%
36029 Erie County, New York 0.08% 5.1%
36033 Franklin County, New York -0.73% 5.0%
36037 Genesee County, New York -0.52% 3.1%
36043 Herkimer County, New York -0.76% 3.9%
36045 Jefferson County, New York -0.87% 4.2%
36049 Lewis County, New York -0.36% 5.0%
36053 Madison County, New York -0.30% 5.3%
36057 Montgomery County, New York -0.12% 4.7%
36059 Nassau County, New York 0.26% 4.6%
36065 Oneida County, New York -0.21% 5.5%
36069 Ontario County, New York 0.23% 4.0%
36071 Orange County, New York 0.32% 4.9%
36073 Orleans County, New York -0.70% 2.7%
36079 Putnam County, New York -0.20% 4.5%
36083 Rensselaer County, New York 0.13% 3.6%
36087 Rockland County, New York 0.86% 5.8%
36089 St. Lawrence County, New York -0.47% 3.3%
36091 Saratoga County, New York 0.55% 4.2%
52
Average
Annual Rental
County Population Vacancy
FIPS Growth (2012- Rate (ACS
Code County Name 2015) 2010-2014)
01007 Bibb County, Alabama -0.09% 0.5%
01011 Bullock County, Alabama 0.29% 2.7%
01013 Butler County, Alabama -0.42% 4.2%
01015 Calhoun County, Alabama -0.48% 4.1%
36095 Schoharie County, New York -0.78% 4.5%
36097 Schuyler County, New York -0.70% 5.9%
36101 Steuben County, New York -0.49% 3.8%
36103 Suffolk County, New York 0.04% 4.6%
36107 Tioga County, New York -0.62% 2.7%
36109 Tompkins County, New York 0.58% 1.9%
36115 Washington County, New York -0.43% 3.2%
36121 Wyoming County, New York -0.58% 3.0%
36123 Yates County, New York -0.27% 4.2%
37007 Anson County, North Carolina -0.71% 5.5%
37021 Buncombe County, North Carolina 1.20% 3.9%
37037 Chatham County, North Carolina 2.55% 4.4%
37063 Durham County, North Carolina 2.12% 6.3%
37069 Franklin County, North Carolina 1.14% 4.3%
37073 Gates County, North Carolina -1.36% 3.8%
37077 Granville County, North Carolina 0.51% 5.7%
37079 Greene County, North Carolina -0.39% 4.5%
37089 Henderson County, North Carolina 1.39% 5.0%
37103 Jones County, North Carolina -0.86% 2.7%
37109 Lincoln County, North Carolina 0.87% 5.4%
37115 Madison County, North Carolina 0.42% 3.1%
Mecklenburg County, North
37119 Carolina 2.21% 6.1%
37165 Scotland County, North Carolina -0.58% 4.9%
37177 Tyrrell County, North Carolina -0.54% 1.6%
37179 Union County, North Carolina 2.25% 5.4%
37183 Wake County, North Carolina 2.45% 7.0%
37185 Warren County, North Carolina -0.70% 0.4%
37195 Wilson County, North Carolina -0.02% 4.4%
37199 Yancey County, North Carolina -0.05% 4.3%
38005 Benson County, North Dakota -0.06% 5.2%
38007 Billings County, North Dakota 0.71% 4.0%
53
Average
Annual Rental
County Population Vacancy
FIPS Growth (2012- Rate (ACS
Code County Name 2015) 2010-2014)
01007 Bibb County, Alabama -0.09% 0.5%
01011 Bullock County, Alabama 0.29% 2.7%
01013 Butler County, Alabama -0.42% 4.2%
01015 Calhoun County, Alabama -0.48% 4.1%
38013 Burke County, North Dakota 2.27% 3.2%
38015 Burleigh County, North Dakota 2.71% 3.0%
38017 Cass County, North Dakota 2.88% 4.6%
38021 Dickey County, North Dakota -0.93% 3.9%
38023 Divide County, North Dakota 3.15% 0.0%
38025 Dunn County, North Dakota 5.30% 6.8%
38031 Foster County, North Dakota -0.35% 4.8%
Golden Valley County, North
38033 Dakota 0.77% 0.9%
38035 Grand Forks County, North Dakota 1.56% 6.9%
38037 Grant County, North Dakota 0.73% 4.1%
38039 Griggs County, North Dakota -0.57% 0.0%
38045 LaMoure County, North Dakota 0.23% 3.5%
38053 McKenzie County, North Dakota 17.20% 4.5%
38055 McLean County, North Dakota 1.31% 3.0%
38059 Morton County, North Dakota 2.63% 0.4%
38061 Mountrail County, North Dakota 5.73% 6.4%
38069 Pierce County, North Dakota -1.10% 0.0%
38073 Ransom County, North Dakota -0.16% 3.2%
38083 Sheridan County, North Dakota 0.98% 0.0%
38085 Sioux County, North Dakota 0.13% 2.0%
38087 Slope County, North Dakota 0.22% 0.0%
38089 Stark County, North Dakota 6.09% 8.1%
38093 Stutsman County, North Dakota 0.20% 5.3%
38101 Ward County, North Dakota 2.84% 7.3%
38105 Williams County, North Dakota 9.74% 5.7%
39005 Ashland County, Ohio -0.02% 4.0%
39011 Auglaize County, Ohio 0.00% 5.1%
39013 Belmont County, Ohio -0.23% 5.7%
39019 Carroll County, Ohio -0.91% 2.2%
39029 Columbiana County, Ohio -0.51% 5.3%
39033 Crawford County, Ohio -0.41% 3.5%
54
Average
Annual Rental
County Population Vacancy
FIPS Growth (2012- Rate (ACS
Code County Name 2015) 2010-2014)
01007 Bibb County, Alabama -0.09% 0.5%
01011 Bullock County, Alabama 0.29% 2.7%
01013 Butler County, Alabama -0.42% 4.2%
01015 Calhoun County, Alabama -0.48% 4.1%
39041 Delaware County, Ohio 2.14% 5.3%
39045 Fairfield County, Ohio 0.88% 5.6%
39047 Fayette County, Ohio -0.18% 4.5%
39051 Fulton County, Ohio 0.06% 4.7%
39055 Geauga County, Ohio 0.09% 5.1%
39057 Greene County, Ohio 0.01% 5.7%
39067 Harrison County, Ohio -0.55% 2.1%
39069 Henry County, Ohio -0.31% 4.0%
39071 Highland County, Ohio 0.00% 4.8%
39079 Jackson County, Ohio -0.31% 4.2%
39081 Jefferson County, Ohio -0.49% 3.9%
39083 Knox County, Ohio 0.14% 2.6%
39089 Licking County, Ohio 0.56% 4.4%
39093 Lorain County, Ohio 0.38% 5.5%
39097 Madison County, Ohio 0.88% 4.5%
39101 Marion County, Ohio -0.45% 5.4%
39103 Medina County, Ohio 0.52% 4.8%
39105 Meigs County, Ohio -0.49% 1.8%
39117 Morrow County, Ohio 0.10% 1.2%
39121 Noble County, Ohio -0.58% 3.2%
39123 Ottawa County, Ohio -0.37% 5.3%
39129 Pickaway County, Ohio 0.38% 3.4%
39131 Pike County, Ohio -0.32% 5.4%
39133 Portage County, Ohio 0.16% 5.2%
39137 Putnam County, Ohio -0.14% 5.7%
39139 Richland County, Ohio -0.24% 5.5%
39141 Ross County, Ohio -0.12% 5.1%
39145 Scioto County, Ohio -0.76% 4.9%
39149 Shelby County, Ohio -0.15% 5.3%
39159 Union County, Ohio 0.90% 3.8%
39165 Warren County, Ohio 1.02% 4.7%
39169 Wayne County, Ohio 0.29% 3.8%
55
Average
Annual Rental
County Population Vacancy
FIPS Growth (2012- Rate (ACS
Code County Name 2015) 2010-2014)
01007 Bibb County, Alabama -0.09% 0.5%
01011 Bullock County, Alabama 0.29% 2.7%
01013 Butler County, Alabama -0.42% 4.2%
01015 Calhoun County, Alabama -0.48% 4.1%
39171 Williams County, Ohio -0.38% 2.6%
39173 Wood County, Ohio 0.28% 5.1%
39175 Wyandot County, Ohio -0.53% 2.7%
40003 Alfalfa County, Oklahoma 1.30% 5.9%
40017 Canadian County, Oklahoma 2.86% 4.7%
40033 Cotton County, Oklahoma -0.81% 4.6%
40039 Custer County, Oklahoma 1.41% 3.9%
40043 Dewey County, Oklahoma 1.45% 2.9%
40051 Grady County, Oklahoma 0.99% 5.0%
40055 Greer County, Oklahoma 0.07% 3.5%
40057 Harmon County, Oklahoma -1.42% 5.7%
40065 Jackson County, Oklahoma -0.86% 5.6%
40075 Kiowa County, Oklahoma -0.71% 1.3%
40077 Latimer County, Oklahoma -1.42% 5.2%
40087 McClain County, Oklahoma 2.27% 6.9%
40093 Major County, Oklahoma 0.44% 0.6%
40105 Nowata County, Oklahoma -0.15% 4.6%
40107 Okfuskee County, Oklahoma -0.31% 4.6%
40119 Payne County, Oklahoma 0.98% 5.8%
40129 Roger Mills County, Oklahoma 0.06% 0.0%
40139 Texas County, Oklahoma 0.00% 3.0%
40147 Washington County, Oklahoma 0.19% 4.4%
40149 Washita County, Oklahoma 0.02% 5.4%
41001 Baker County, Oregon 0.04% 3.8%
41005 Clackamas County, Oregon 1.55% 4.1%
41009 Columbia County, Oregon 0.25% 4.7%
41013 Crook County, Oregon 1.56% 2.7%
41027 Hood River County, Oregon 0.76% 5.0%
41029 Jackson County, Oregon 1.00% 4.7%
41031 Jefferson County, Oregon 1.33% 6.9%
41039 Lane County, Oregon 0.77% 3.6%
41047 Marion County, Oregon 1.11% 4.5%
56
Average
Annual Rental
County Population Vacancy
FIPS Growth (2012- Rate (ACS
Code County Name 2015) 2010-2014)
01007 Bibb County, Alabama -0.09% 0.5%
01011 Bullock County, Alabama 0.29% 2.7%
01013 Butler County, Alabama -0.42% 4.2%
01015 Calhoun County, Alabama -0.48% 4.1%
41051 Multnomah County, Oregon 1.35% 2.8%
41053 Polk County, Oregon 1.34% 2.6%
41055 Sherman County, Oregon -1.01% 4.8%
41059 Umatilla County, Oregon -0.18% 3.4%
41067 Washington County, Oregon 1.58% 4.0%
42001 Adams County, Pennsylvania 0.24% 4.4%
42003 Allegheny County, Pennsylvania -0.01% 4.7%
42007 Beaver County, Pennsylvania -0.27% 5.9%
42009 Bedford County, Pennsylvania -0.54% 5.5%
42013 Blair County, Pennsylvania -0.37% 5.3%
42019 Butler County, Pennsylvania 0.31% 4.0%
42021 Cambria County, Pennsylvania -1.22% 4.7%
42025 Carbon County, Pennsylvania -0.51% 3.3%
42027 Centre County, Pennsylvania 1.00% 1.8%
42029 Chester County, Pennsylvania 0.62% 5.2%
42033 Clearfield County, Pennsylvania -0.21% 5.2%
42035 Clinton County, Pennsylvania -0.26% 5.2%
42037 Columbia County, Pennsylvania -0.12% 2.0%
42041 Cumberland County, Pennsylvania 0.99% 4.3%
42055 Franklin County, Pennsylvania 0.44% 5.3%
42057 Fulton County, Pennsylvania -0.30% 4.8%
42063 Indiana County, Pennsylvania -0.48% 5.6%
42067 Juniata County, Pennsylvania -0.23% 3.0%
42069 Lackawanna County, Pennsylvania -0.40% 4.2%
42071 Lancaster County, Pennsylvania 0.61% 4.4%
42075 Lebanon County, Pennsylvania 0.38% 3.0%
42079 Luzerne County, Pennsylvania -0.32% 4.4%
42081 Lycoming County, Pennsylvania -0.36% 4.5%
42083 McKean County, Pennsylvania -0.65% 3.7%
42087 Mifflin County, Pennsylvania -0.24% 5.0%
42093 Montour County, Pennsylvania 0.12% 1.9%
42095 Northampton County, Pennsylvania 0.17% 5.2%
57
Average
Annual Rental
County Population Vacancy
FIPS Growth (2012- Rate (ACS
Code County Name 2015) 2010-2014)
01007 Bibb County, Alabama -0.09% 0.5%
01011 Bullock County, Alabama 0.29% 2.7%
01013 Butler County, Alabama -0.42% 4.2%
01015 Calhoun County, Alabama -0.48% 4.1%
Northumberland County,
42097 Pennsylvania -0.45% 5.1%
42103 Pike County, Pennsylvania -0.50% 4.3%
42109 Snyder County, Pennsylvania 0.54% 5.7%
42111 Somerset County, Pennsylvania -0.73% 3.5%
42115 Susquehanna County, Pennsylvania -0.88% 4.4%
42119 Union County, Pennsylvania -0.13% 4.8%
42121 Venango County, Pennsylvania -0.70% 5.0%
42125 Washington County, Pennsylvania -0.03% 5.8%
Westmoreland County,
42129 Pennsylvania -0.49% 5.4%
42131 Wyoming County, Pennsylvania -0.66% 0.7%
42133 York County, Pennsylvania 0.38% 4.5%
44003 Kent County, Rhode Island -0.01% 5.4%
44005 Newport County, Rhode Island -0.20% 3.5%
44009 Washington County, Rhode Island 0.09% 2.9%
45001 Abbeville County, South Carolina -0.16% 4.3%
45005 Allendale County, South Carolina -1.91% 4.7%
45017 Calhoun County, South Carolina -0.31% 2.4%
45027 Clarendon County, South Carolina -0.47% 4.4%
45037 Edgefield County, South Carolina 0.22% 5.7%
45039 Fairfield County, South Carolina -0.76% 3.9%
45055 Kershaw County, South Carolina 0.72% 3.3%
45059 Laurens County, South Carolina 0.19% 5.0%
45061 Lee County, South Carolina -1.41% 2.7%
45063 Lexington County, South Carolina 1.43% 7.3%
45065 McCormick County, South Carolina -0.80% 5.3%
45067 Marion County, South Carolina -0.66% 5.4%
Williamsburg County, South
45089 Carolina -1.09% 3.4%
45091 York County, South Carolina 2.31% 5.6%
46009 Bon Homme County, South Dakota -0.26% 5.2%
58
Average
Annual Rental
County Population Vacancy
FIPS Growth (2012- Rate (ACS
Code County Name 2015) 2010-2014)
01007 Bibb County, Alabama -0.09% 0.5%
01011 Bullock County, Alabama 0.29% 2.7%
01013 Butler County, Alabama -0.42% 4.2%
01015 Calhoun County, Alabama -0.48% 4.1%
46011 Brookings County, South Dakota 1.20% 5.6%
46013 Brown County, South Dakota 1.03% 6.7%
46017 Buffalo County, South Dakota 1.30% 5.0%
46019 Butte County, South Dakota 0.13% 4.1%
46021 Campbell County, South Dakota 0.33% 4.1%
46027 Clay County, South Dakota -0.34% 3.4%
46029 Codington County, South Dakota 0.41% 1.7%
46031 Corson County, South Dakota 0.95% 2.9%
46033 Custer County, South Dakota 0.51% 3.8%
46035 Davison County, South Dakota 0.12% 0.5%
46037 Day County, South Dakota -0.54% 3.3%
46045 Edmunds County, South Dakota -0.22% 3.1%
46049 Faulk County, South Dakota -0.49% 3.1%
46059 Hand County, South Dakota -0.39% 5.9%
46061 Hanson County, South Dakota 0.04% 0.0%
46063 Harding County, South Dakota -1.26% 3.4%
46065 Hughes County, South Dakota 0.23% 4.4%
46069 Hyde County, South Dakota -0.80% 0.0%
46071 Jackson County, South Dakota 1.50% 2.7%
46073 Jerauld County, South Dakota -0.65% 3.9%
46075 Jones County, South Dakota -2.85% 0.0%
46077 Kingsbury County, South Dakota -1.54% 3.7%
46079 Lake County, South Dakota 2.19% 0.5%
46083 Lincoln County, South Dakota 3.02% 4.8%
46085 Lyman County, South Dakota 0.86% 5.3%
46091 Marshall County, South Dakota 0.76% 5.5%
46097 Miner County, South Dakota -1.18% 5.8%
46099 Minnehaha County, South Dakota 1.82% 6.1%
46101 Moody County, South Dakota -0.11% 2.6%
46103 Pennington County, South Dakota 1.30% 4.8%
46105 Perkins County, South Dakota -0.12% 3.9%
46107 Potter County, South Dakota -0.47% 3.2%
59
Average
Annual Rental
County Population Vacancy
FIPS Growth (2012- Rate (ACS
Code County Name 2015) 2010-2014)
01007 Bibb County, Alabama -0.09% 0.5%
01011 Bullock County, Alabama 0.29% 2.7%
01013 Butler County, Alabama -0.42% 4.2%
01015 Calhoun County, Alabama -0.48% 4.1%
46111 Sanborn County, South Dakota 0.44% 5.1%
46115 Spink County, South Dakota -0.65% 4.2%
46123 Tripp County, South Dakota -0.30% 3.2%
46129 Walworth County, South Dakota -0.10% 5.0%
46137 Ziebach County, South Dakota -0.81% 3.4%
47005 Benton County, Tennessee -0.47% 4.1%
47015 Cannon County, Tennessee -0.02% 3.5%
47019 Carter County, Tennessee -0.50% 5.5%
47021 Cheatham County, Tennessee 0.41% 5.0%
47025 Claiborne County, Tennessee -0.01% 4.0%
47031 Coffee County, Tennessee 0.72% 3.6%
47033 Crockett County, Tennessee -0.02% 2.6%
47035 Cumberland County, Tennessee 0.69% 5.6%
47037 Davidson County, Tennessee 1.50% 6.4%
47045 Dyer County, Tennessee -0.30% 5.0%
47047 Fayette County, Tennessee 0.47% 3.8%
47057 Grainger County, Tennessee 0.31% 5.2%
47059 Greene County, Tennessee -0.03% 5.4%
47067 Hancock County, Tennessee -0.52% 4.8%
47073 Hawkins County, Tennessee -0.06% 5.3%
47085 Humphreys County, Tennessee -0.30% 4.2%
47089 Jefferson County, Tennessee 0.60% 3.5%
47091 Johnson County, Tennessee -0.54% 1.1%
47093 Knox County, Tennessee 0.77% 5.4%
47099 Lawrence County, Tennessee 0.32% 3.0%
47103 Lincoln County, Tennessee 0.30% 3.6%
47105 Loudon County, Tennessee 0.90% 4.7%
47109 McNairy County, Tennessee -0.13% 5.1%
47119 Maury County, Tennessee 2.29% 5.3%
47121 Meigs County, Tennessee 0.42% 4.0%
47147 Robertson County, Tennessee 0.93% 4.2%
47153 Sequatchie County, Tennessee 0.89% 3.8%
60
Average
Annual Rental
County Population Vacancy
FIPS Growth (2012- Rate (ACS
Code County Name 2015) 2010-2014)
01007 Bibb County, Alabama -0.09% 0.5%
01011 Bullock County, Alabama 0.29% 2.7%
01013 Butler County, Alabama -0.42% 4.2%
01015 Calhoun County, Alabama -0.48% 4.1%
47165 Sumner County, Tennessee 1.93% 6.7%
47171 Unicoi County, Tennessee -0.69% 4.4%
47183 Weakley County, Tennessee -0.79% 4.4%
47185 White County, Tennessee 0.55% 4.4%
47187 Williamson County, Tennessee 3.12% 2.8%
48001 Anderson County, Texas -0.25% 5.8%
48003 Andrews County, Texas 3.94% 0.0%
48009 Archer County, Texas -0.25% 3.3%
48013 Atascosa County, Texas 1.40% 5.3%
48015 Austin County, Texas 1.16% 3.5%
48017 Bailey County, Texas 0.37% 0.0%
48023 Baylor County, Texas 0.02% 5.7%
48031 Blanco County, Texas 1.19% 6.5%
48033 Borden County, Texas 1.89% 0.0%
48035 Bosque County, Texas -0.41% 5.4%
48047 Brooks County, Texas 0.21% 5.2%
48053 Burnet County, Texas 1.42% 5.1%
48055 Caldwell County, Texas 1.54% 5.2%
48063 Camp County, Texas 0.59% 5.8%
48079 Cochran County, Texas -0.73% 5.5%
48081 Coke County, Texas 0.18% 4.2%
48091 Comal County, Texas 3.94% 7.0%
48093 Comanche County, Texas -0.73% 0.4%
48097 Cooke County, Texas 0.38% 4.4%
48101 Cottle County, Texas -1.34% 4.3%
48103 Crane County, Texas 3.42% 0.0%
48105 Crockett County, Texas 0.00% 0.0%
48109 Culberson County, Texas -1.04% 4.5%
48115 Dawson County, Texas -0.29% 1.9%
48121 Denton County, Texas 3.29% 6.3%
48131 Duval County, Texas -0.56% 4.9%
48135 Ector County, Texas 3.32% 5.2%
61
Average
Annual Rental
County Population Vacancy
FIPS Growth (2012- Rate (ACS
Code County Name 2015) 2010-2014)
01007 Bibb County, Alabama -0.09% 0.5%
01011 Bullock County, Alabama 0.29% 2.7%
01013 Butler County, Alabama -0.42% 4.2%
01015 Calhoun County, Alabama -0.48% 4.1%
48139 Ellis County, Texas 2.09% 6.1%
48143 Erath County, Texas 1.38% 4.4%
48151 Fisher County, Texas -0.09% 3.6%
48153 Floyd County, Texas -2.48% 5.2%
48157 Fort Bend County, Texas 4.54% 7.3%
48169 Garza County, Texas -0.21% 5.3%
48171 Gillespie County, Texas 1.06% 7.0%
48173 Glasscock County, Texas 1.51% 0.0%
48195 Hansford County, Texas 0.52% 3.9%
48197 Hardeman County, Texas -1.80% 0.0%
48205 Hartley County, Texas 0.22% 0.0%
48209 Hays County, Texas 4.93% 5.6%
48211 Hemphill County, Texas 1.57% 5.8%
48215 Hidalgo County, Texas 1.41% 6.1%
48221 Hood County, Texas 2.05% 6.2%
48223 Hopkins County, Texas 0.77% 5.2%
48227 Howard County, Texas 1.56% 4.8%
48229 Hudspeth County, Texas 0.48% 2.7%
48235 Irion County, Texas -0.41% 0.0%
48237 Jack County, Texas -0.48% 1.2%
48243 Jeff Davis County, Texas -2.14% 3.1%
48249 Jim Wells County, Texas -0.22% 3.5%
48251 Johnson County, Texas 1.41% 6.0%
48257 Kaufman County, Texas 2.45% 6.5%
48259 Kendall County, Texas 4.16% 5.3%
48261 Kenedy County, Texas -2.63% 0.0%
48269 King County, Texas 1.57% 0.0%
48273 Kleberg County, Texas -0.28% 1.6%
48285 Lavaca County, Texas 0.66% 3.7%
48293 Limestone County, Texas -0.43% 1.4%
48301 Loving County, Texas 13.45% 0.0%
48303 Lubbock County, Texas 1.53% 7.2%
62
Average
Annual Rental
County Population Vacancy
FIPS Growth (2012- Rate (ACS
Code County Name 2015) 2010-2014)
01007 Bibb County, Alabama -0.09% 0.5%
01011 Bullock County, Alabama 0.29% 2.7%
01013 Butler County, Alabama -0.42% 4.2%
01015 Calhoun County, Alabama -0.48% 4.1%
48305 Lynn County, Texas -0.28% 4.6%
48315 Marion County, Texas -0.48% 4.3%
48317 Martin County, Texas 4.16% 8.9%
48319 Mason County, Texas -0.12% 2.6%
48323 Maverick County, Texas 1.09% 6.2%
48325 Medina County, Texas 1.12% 6.4%
48327 Menard County, Texas -0.91% 3.7%
48329 Midland County, Texas 3.05% 7.2%
48333 Mills County, Texas 0.45% 5.2%
48339 Montgomery County, Texas 3.49% 8.7%
48341 Moore County, Texas -0.29% 4.9%
48349 Navarro County, Texas 0.16% 3.7%
48351 Newton County, Texas -0.79% 5.8%
48355 Nueces County, Texas 1.12% 6.4%
48357 Ochiltree County, Texas 0.43% 0.0%
48359 Oldham County, Texas 0.37% 0.0%
48367 Parker County, Texas 1.72% 3.2%
48369 Parmer County, Texas -1.34% 3.6%
48371 Pecos County, Texas 1.30% 4.3%
48381 Randall County, Texas 1.41% 5.9%
48389 Reeves County, Texas 1.93% 3.7%
48391 Refugio County, Texas 0.24% 3.3%
48393 Roberts County, Texas -1.23% 0.0%
48397 Rockwall County, Texas 3.09% 2.1%
48401 Rusk County, Texas -0.48% 4.4%
48407 San Jacinto County, Texas 0.51% 5.3%
48413 Schleicher County, Texas -0.41% 0.0%
48419 Shelby County, Texas -0.81% 3.9%
48423 Smith County, Texas 1.20% 6.7%
48425 Somervell County, Texas 0.59% 2.3%
48431 Sterling County, Texas 4.45% 8.7%
48435 Sutton County, Texas -0.14% 2.9%
63
Average
Annual Rental
County Population Vacancy
FIPS Growth (2012- Rate (ACS
Code County Name 2015) 2010-2014)
01007 Bibb County, Alabama -0.09% 0.5%
01011 Bullock County, Alabama 0.29% 2.7%
01013 Butler County, Alabama -0.42% 4.2%
01015 Calhoun County, Alabama -0.48% 4.1%
48437 Swisher County, Texas -1.48% 4.9%
48443 Terrell County, Texas -2.84% 0.0%
48451 Tom Green County, Texas 1.34% 4.8%
48453 Travis County, Texas 2.37% 5.0%
48455 Trinity County, Texas 0.20% 5.8%
48461 Upton County, Texas 3.86% 2.1%
48469 Victoria County, Texas 1.14% 5.8%
48471 Walker County, Texas 1.06% 7.3%
48473 Waller County, Texas 3.15% 8.8%
48475 Ward County, Texas 2.57% 3.0%
48479 Webb County, Texas 1.23% 5.0%
48487 Wilbarger County, Texas -0.57% 5.6%
48491 Williamson County, Texas 3.67% 6.2%
48493 Wilson County, Texas 2.25% 2.2%
48503 Young County, Texas -0.05% 5.2%
48507 Zavala County, Texas 0.81% 0.7%
49005 Cache County, Utah 1.37% 3.7%
49011 Davis County, Utah 2.05% 4.1%
49013 Duchesne County, Utah 3.05% 5.0%
49029 Morgan County, Utah 4.08% 4.1%
49035 Salt Lake County, Utah 1.32% 5.3%
49047 Uintah County, Utah 3.02% 6.4%
49049 Utah County, Utah 2.12% 2.9%
49051 Wasatch County, Utah 4.75% 4.7%
49053 Washington County, Utah 2.48% 6.0%
50001 Addison County, Vermont 0.17% 3.9%
50003 Bennington County, Vermont -0.33% 3.7%
50005 Caledonia County, Vermont -0.33% 5.7%
50007 Chittenden County, Vermont 0.55% 2.5%
50009 Essex County, Vermont -0.32% 5.8%
50011 Franklin County, Vermont 0.38% 5.8%
50015 Lamoille County, Vermont 0.38% 2.4%
64
Average
Annual Rental
County Population Vacancy
FIPS Growth (2012- Rate (ACS
Code County Name 2015) 2010-2014)
01007 Bibb County, Alabama -0.09% 0.5%
01011 Bullock County, Alabama 0.29% 2.7%
01013 Butler County, Alabama -0.42% 4.2%
01015 Calhoun County, Alabama -0.48% 4.1%
50017 Orange County, Vermont -0.06% 5.3%
50023 Washington County, Vermont -0.42% 2.6%
50025 Windham County, Vermont -0.47% 3.8%
51001 Accomack County, Virginia -0.34% 2.7%
51007 Amelia County, Virginia 0.43% 0.0%
51009 Amherst County, Virginia -0.55% 1.8%
51011 Appomattox County, Virginia 0.61% 3.5%
51013 Arlington County, Virginia 1.11% 5.8%
51021 Bland County, Virginia -0.69% 0.0%
51029 Buckingham County, Virginia -0.03% 2.6%
51031 Campbell County, Virginia 0.12% 4.4%
51033 Caroline County, Virginia 1.14% 5.9%
51037 Charlotte County, Virginia -0.53% 2.7%
51047 Culpeper County, Virginia 1.14% 3.0%
51049 Cumberland County, Virginia -0.49% 0.0%
51059 Fairfax County, Virginia 0.62% 3.4%
51061 Fauquier County, Virginia 1.04% 6.8%
51065 Fluvanna County, Virginia 0.41% 2.6%
51069 Frederick County, Virginia 1.22% 3.3%
51075 Goochland County, Virginia 1.39% 0.7%
51077 Grayson County, Virginia 1.72% 6.8%
51083 Halifax County, Virginia -0.62% 1.5%
51085 Hanover County, Virginia 0.92% 2.9%
51091 Highland County, Virginia -0.56% 4.9%
51101 King William County, Virginia 0.61% 0.0%
51107 Loudoun County, Virginia 3.54% 3.2%
51111 Lunenburg County, Virginia -0.85% 1.3%
51113 Madison County, Virginia -0.10% 4.8%
51117 Mecklenburg County, Virginia -0.69% 1.5%
51119 Middlesex County, Virginia -0.62% 5.8%
51121 Montgomery County, Virginia 0.68% 3.8%
51127 New Kent County, Virginia 2.12% 1.8%
65
Average
Annual Rental
County Population Vacancy
FIPS Growth (2012- Rate (ACS
Code County Name 2015) 2010-2014)
01007 Bibb County, Alabama -0.09% 0.5%
01011 Bullock County, Alabama 0.29% 2.7%
01013 Butler County, Alabama -0.42% 4.2%
01015 Calhoun County, Alabama -0.48% 4.1%
51131 Northampton County, Virginia -0.15% 0.9%
51135 Nottoway County, Virginia -0.21% 5.0%
51143 Pittsylvania County, Virginia -0.46% 5.0%
51145 Powhatan County, Virginia -0.14% 0.0%
51147 Prince Edward County, Virginia -0.32% 2.5%
51153 Prince William County, Virginia 1.61% 4.1%
51155 Pulaski County, Virginia -0.40% 3.8%
51157 Rappahannock County, Virginia -0.32% 0.0%
51161 Roanoke County, Virginia 0.49% 5.3%
51177 Spotsylvania County, Virginia 1.12% 5.2%
51179 Stafford County, Virginia 1.85% 6.2%
51191 Washington County, Virginia -0.28% 3.7%
51197 Wythe County, Virginia -0.20% 5.7%
51510 Alexandria city, Virginia 1.40% 4.2%
51540 Charlottesville city, Virginia 1.56% 6.6%
51550 Chesapeake city, Virginia 1.04% 6.0%
51580 Covington city, Virginia -0.58% 5.1%
51595 Emporia city, Virginia -1.75% 2.1%
51600 Fairfax city, Virginia 1.29% 4.6%
51620 Franklin city, Virginia 0.22% 2.5%
51660 Harrisonburg city, Virginia 0.93% 3.9%
51678 Lexington city, Virginia 1.46% 4.6%
51683 Manassas city, Virginia 1.17% 5.9%
51685 Manassas Park city, Virginia 0.55% 3.3%
51735 Poquoson city, Virginia -0.18% 0.0%
51770 Roanoke city, Virginia 0.61% 5.1%
51775 Salem city, Virginia 0.56% 4.8%
51800 Suffolk city, Virginia 1.13% 6.1%
51810 Virginia Beach city, Virginia 0.52% 5.4%
51830 Williamsburg city, Virginia 0.77% 3.9%
53001 Adams County, Washington 0.51% 1.1%
53003 Asotin County, Washington 0.35% 1.0%
66
Average
Annual Rental
County Population Vacancy
FIPS Growth (2012- Rate (ACS
Code County Name 2015) 2010-2014)
01007 Bibb County, Alabama -0.09% 0.5%
01011 Bullock County, Alabama 0.29% 2.7%
01013 Butler County, Alabama -0.42% 4.2%
01015 Calhoun County, Alabama -0.48% 4.1%
53005 Benton County, Washington 1.40% 6.6%
53011 Clark County, Washington 1.67% 4.0%
53015 Cowlitz County, Washington 0.53% 5.1%
53017 Douglas County, Washington 1.00% 5.6%
53021 Franklin County, Washington 1.14% 1.6%
53029 Island County, Washington 0.57% 5.6%
53033 King County, Washington 1.76% 3.9%
53049 Pacific County, Washington 0.49% 5.9%
53051 Pend Oreille County, Washington 0.27% 5.7%
53053 Pierce County, Washington 1.30% 5.9%
53057 Skagit County, Washington 1.07% 5.3%
53061 Snohomish County, Washington 1.77% 4.8%
53063 Spokane County, Washington 1.04% 5.9%
53065 Stevens County, Washington 0.17% 5.2%
53067 Thurston County, Washington 1.36% 5.4%
53069 Wahkiakum County, Washington 0.42% 2.9%
53071 Walla Walla County, Washington 0.50% 5.3%
53073 Whatcom County, Washington 1.18% 4.6%
53077 Yakima County, Washington 0.27% 4.2%
54001 Barbour County, West Virginia -0.31% 5.4%
54015 Clay County, West Virginia -1.28% 4.7%
54021 Gilmer County, West Virginia -0.98% 2.6%
54027 Hampshire County, West Virginia -0.46% 2.7%
54037 Jefferson County, West Virginia 1.17% 6.5%
54041 Lewis County, West Virginia 0.02% 5.5%
54043 Lincoln County, West Virginia -0.35% 3.5%
54061 Monongalia County, West Virginia 1.21% 5.3%
54071 Pendleton County, West Virginia -1.28% 3.1%
54077 Preston County, West Virginia 0.05% 5.2%
54079 Putnam County, West Virginia 0.17% 5.7%
54089 Summers County, West Virginia -1.30% 3.3%
54091 Taylor County, West Virginia -0.16% 0.0%
67
Average
Annual Rental
County Population Vacancy
FIPS Growth (2012- Rate (ACS
Code County Name 2015) 2010-2014)
01007 Bibb County, Alabama -0.09% 0.5%
01011 Bullock County, Alabama 0.29% 2.7%
01013 Butler County, Alabama -0.42% 4.2%
01015 Calhoun County, Alabama -0.48% 4.1%
54095 Tyler County, West Virginia -0.20% 5.3%
54097 Upshur County, West Virginia 0.37% 5.5%
54101 Webster County, West Virginia -1.00% 0.7%
54105 Wirt County, West Virginia 0.37% 3.4%
55009 Brown County, Wisconsin 0.74% 5.6%
55013 Burnett County, Wisconsin -0.44% 3.9%
55017 Chippewa County, Wisconsin 0.27% 4.0%
55025 Dane County, Wisconsin 1.31% 3.2%
55033 Dunn County, Wisconsin 0.43% 4.5%
55035 Eau Claire County, Wisconsin 0.40% 3.2%
55037 Florence County, Wisconsin -0.01% 3.0%
55039 Fond du Lac County, Wisconsin 0.04% 5.7%
55045 Green County, Wisconsin 0.27% 3.7%
55047 Green Lake County, Wisconsin -0.38% 5.3%
55053 Jackson County, Wisconsin 0.16% 5.6%
55055 Jefferson County, Wisconsin 0.07% 5.7%
55063 La Crosse County, Wisconsin 0.42% 3.9%
55065 Lafayette County, Wisconsin -0.04% 4.8%
55067 Langlade County, Wisconsin -0.86% 1.9%
55069 Lincoln County, Wisconsin -0.59% 4.6%
55073 Marathon County, Wisconsin 0.31% 5.4%
55075 Marinette County, Wisconsin -0.46% 2.5%
55078 Menominee County, Wisconsin 1.48% 0.0%
55079 Milwaukee County, Wisconsin 0.09% 3.8%
55081 Monroe County, Wisconsin 0.33% 4.1%
55083 Oconto County, Wisconsin -0.01% 4.2%
55087 Outagamie County, Wisconsin 0.80% 4.4%
55089 Ozaukee County, Wisconsin 0.30% 3.7%
55093 Pierce County, Wisconsin 0.19% 5.0%
55095 Polk County, Wisconsin -0.08% 5.7%
55097 Portage County, Wisconsin -0.04% 5.4%
55103 Richland County, Wisconsin -0.57% 5.2%
68
Average
Annual Rental
County Population Vacancy
FIPS Growth (2012- Rate (ACS
Code County Name 2015) 2010-2014)
01007 Bibb County, Alabama -0.09% 0.5%
01011 Bullock County, Alabama 0.29% 2.7%
01013 Butler County, Alabama -0.42% 4.2%
01015 Calhoun County, Alabama -0.48% 4.1%
55105 Rock County, Wisconsin 0.24% 4.8%
55107 Rusk County, Wisconsin -0.44% 2.1%
55109 St. Croix County, Wisconsin 0.87% 4.5%
55113 Sawyer County, Wisconsin -0.35% 4.0%
55115 Shawano County, Wisconsin -0.25% 4.8%
55119 Taylor County, Wisconsin -0.04% 5.0%
55121 Trempealeau County, Wisconsin 0.20% 5.7%
55127 Walworth County, Wisconsin -0.08% 4.7%
55131 Washington County, Wisconsin 0.26% 5.1%
55133 Waukesha County, Wisconsin 0.32% 4.4%
55139 Winnebago County, Wisconsin 0.16% 5.8%
55141 Wood County, Wisconsin -0.43% 5.0%
56011 Crook County, Wyoming 1.37% 4.1%
56015 Goshen County, Wyoming -0.69% 2.8%
56017 Hot Springs County, Wyoming -0.73% 3.7%
56021 Laramie County, Wyoming 0.78% 5.4%
56025 Natrona County, Wyoming 1.46% 5.7%
56031 Platte County, Wyoming 0.30% 1.2%
56033 Sheridan County, Wyoming 0.47% 5.2%
56043 Washakie County, Wyoming -0.45% 4.5%
56045 Weston County, Wyoming 0.79% 3.7%
72001 Adjuntas Municipio, Puerto Rico -0.94% 3.1%
72009 Aibonito Municipio, Puerto Rico -1.57% 1.5%
Barranquitas Municipio, Puerto
72019 Rico -0.78% 4.2%
72023 Cabo Rojo Municipio, Puerto Rico -0.59% 2.7%
72027 Camuy Municipio, Puerto Rico -1.37% 2.1%
72029 Canóvanas Municipio, Puerto Rico -0.48% 5.2%
72033 Cataño Municipio, Puerto Rico -1.92% 4.2%
72035 Cayey Municipio, Puerto Rico -1.23% 4.2%
72039 Ciales Municipio, Puerto Rico -1.58% 2.9%
72043 Coamo Municipio, Puerto Rico -0.50% 5.4%
69
Average
Annual Rental
County Population Vacancy
FIPS Growth (2012- Rate (ACS
Code County Name 2015) 2010-2014)
01007 Bibb County, Alabama -0.09% 0.5%
01011 Bullock County, Alabama 0.29% 2.7%
01013 Butler County, Alabama -0.42% 4.2%
01015 Calhoun County, Alabama -0.48% 4.1%
72054 Florida Municipio, Puerto Rico -0.86% 4.2%
72061 Guaynabo Municipio, Puerto Rico -1.59% 3.5%
72063 Gurabo Municipio, Puerto Rico 0.55% 4.3%
72065 Hatillo Municipio, Puerto Rico -0.59% 5.1%
Hormigueros Municipio, Puerto
72067 Rico -1.07% 5.3%
72071 Isabela Municipio, Puerto Rico -1.14% 5.8%
72075 Juana Díaz Municipio, Puerto Rico -1.20% 4.1%
72079 Lajas Municipio, Puerto Rico -1.59% 5.1%
72081 Lares Municipio, Puerto Rico -2.31% 1.6%
72083 Las Marías Municipio, Puerto Rico -2.25% 2.5%
72085 Las Piedras Municipio, Puerto Rico -0.37% 5.5%
72087 Loíza Municipio, Puerto Rico -2.06% 1.0%
72093 Maricao Municipio, Puerto Rico -1.24% 2.1%
72101 Morovis Municipio, Puerto Rico -0.64% 3.0%
72107 Orocovis Municipio, Puerto Rico -1.37% 5.4%
72111 Peñuelas Municipio, Puerto Rico -2.26% 4.5%
Quebradillas Municipio, Puerto
72115 Rico -1.17% 1.2%
72119 Río Grande Municipio, Puerto Rico -1.24% 5.6%
72123 Salinas Municipio, Puerto Rico -1.21% 4.2%
72133 Santa Isabel Municipio, Puerto Rico -0.83% 2.3%
72135 Toa Alta Municipio, Puerto Rico -0.14% 4.8%
72139 Trujillo Alto Municipio, Puerto Rico -1.58% 5.7%
72145 Vega Baja Municipio, Puerto Rico -1.79% 3.6%
72149 Villalba Municipio, Puerto Rico -1.96% 2.5%
72151 Yabucoa Municipio, Puerto Rico -1.63% 4.2%
70
Attachment B: Sample Format for Owner Identification of Households
Name of Owner: __________________________
Property Name: __________________________
Property Address: __________________________
County Name: __________________________
1. Below is a list of unassisted units occupied by at-risk households,
accompanied by a calculation that demonstrates that each at-risk household
has an annual income equal to or less than HUD’s FY 2016 low income
limit, and the household would (in the absence of this voucher assistance)
have to pay more than 30 percent of their adjusted monthly income for rent.
Unit Household Size of the Household’s HUD’s FY Household’s Applicable Applicable
Number Name Household Annual 2016 Low Adjusted Monthly Monthly
(e.g., 4 Income income Monthly Rent of this Rent/
person Limit for a Income Unit Adjusted
household) Household Monthly
this Size Income
[more than
30%]
1
2
3
4
5
6
7
8
9
10
2. Below is a list of unassisted units occupied by households determined not
to be at-risk, accompanied by a calculation that demonstrates that each
household has an annual income greater than HUD’s FY 2016 low income
limit, or the household would not (in the absence of voucher assistance)
have to pay more than 30 percent of their adjusted monthly income for
rent.
Unit Household Size of the Household’s HUD’s FY Household’s Applicable Applicable
Number Name Household Annual 2016 Low Adjusted Monthly Monthly
(e.g., 4 Income income Monthly Rent of this Rent/
person Limit for a Income Unit Adjusted
household) Household Monthly
this Size Income
[not more
than 30%]
1
2
3
4
5
6
7
8
9
10
10. Below is a list of unassisted units occupied by households that did not
provide me with income information.
Unit Number Household Name
1
2
3
4
5
6
7
8
9
10
Attachment C: Owner’s Checklist for Determining At-Risk Households
The process to identify at-risk households is described in steps 1 - 5 below. Owners that have
verified resident incomes within 12 months of the submission of the request for assistance under
this Notice {Insert Notice #} can skip steps 2 and 3 below.
Step 1: Notification of residents.
The Owner must…
Notify (in writing) all current residents of unassisted units at the property that he/she will
be applying for assistance under this Notice.
Notify (in writing) all those who also resided at the property at the time of the mortgage
maturity, rental assistance contract expiration, or affordability restriction expiration, if
such event occurred before the owner submits the request for assistance.
Provide notification prior to applying for assistance under this Notice.
For those properties assisted with active project-based rental assistance contracts under
Section 8 of the US Housing Act, and those properties with FHA-insured or Direct loans,
in accordance with 24 CFR Part 245, the owner must also notify legitimate tenant
organizations at the property.
The Owner’s Notice must state that…
The Owner will be identifying at-risk households according to the residents’ income.
If any resident contests the income determination made by the owner (and if the owner’s
request for assistance is selected for funding), such resident will have the opportunity to
have their income calculated for eligibility purposes by the administering PHA.
The owner’s application for assistance is not a guarantee that the property and residents
will receive assistance under this Notice.
The Owner must ensure that any and all communications are…
Provided in a manner that is effective for persons with hearing, visual, and other
communications-related disabilities consistent with Section 504 of the Rehabilitation Act
of 1973 (see 24 CFR § 8.6), and, as applicable, the Americans with Disabilities Act;
Provided in a manner that is effective for persons who have limited English proficiency
and should refer to HUD’s published Final Guidance to Federal Financial Assistance
Recipients: Title VI Prohibition Against National Origin Discrimination Affecting
Limited English Proficient Persons (LEP Guidance) (72 FR 2732, published January 22,
2007) for assistance and information regarding LEP obligations.
Step 2: Request for income information.
The Owner must…
Request income information from each resident of the affected property.
Identify each resident who provided income information.
Identify each resident who did not provide income information.
o Residents are not required to share income information with the owner. If a
resident chooses not to disclose income information, such resident will be
identified in the owner’s request for assistance as a “household that did not
provide income information to the owner”, and such household will not receive
assistance through this Notice.
Maintain documentation showing that each family was notified in writing that their
failure to provide income information to the owner means the family will not have the
opportunity to receive rental assistance through this Notice.
Step 3: Calculation of annual income.
This calculation is a streamlined version of the calculation that PHAs use to determine income
eligibility for the voucher program.
The Owner determines annual income by…
Adding all income to be received by each household in the next 12 months, excluding
income from:
o Live-in aides, foster children and foster adults;
o Full-time students residing with their families and student financial assistance in
excess of tuition and other required fees and charges;
o Foster care or adoption assistance payments;
o Supplemental Nutrition Assistance Program (SNAP; formerly known as Food
Stamps);
o Low Income Home Energy Assistance Program (LIHEAP); and
o Earned Income Tax Credit refunds.
Step 4: Comparison to HUD’s low income limits.
The Owner must…
Compare the household’s annual income with HUD’s most current low income limits.
For this comparison, owners must know the size of the household (e.g., 4 person
household). Owners may find HUD’s low income limits by visiting
http://www.huduser.org/portal/datasets/il.html.
o The Owner selects the state and county in which the property is located.
o Relevant information is located in the row labeled “Low (80%) Income Limits.”
If the household’s annual income is greater than the low income limit
found in this row, the household is not an at-risk household.
For example, if the “Low (80%) Income Limits” row lists $60,000
as the limit for a 4 person household, and the annual income for the
4 person household in question is $60,001, then this household is
not an at-risk household.
o If the household’s annual income is equal to or less than the low income limit,
then the owner moves on to step 5 below.
Step 5. Calculation of adjusted monthly income and rent burden.
The Owner adjusts the annual income (AMI) by…
Deducting $480 from the annual income for each dependent in the household;
Deducting $400 from the annual income if the household’s head, spouse, or sole member
is a person with disabilities or is at least 62 years of age.
Dividing this adjusted annual income by 12 to determine the household’s adjusted
monthly income.
The Owner determines rent burden by…
Dividing the household’s applicable monthly rent (see page 9 of the Notice for
determination of applicable monthly rent) by the household’s adjusted monthly income to
determine whether the household qualifies as rent burdened (Applicable Monthly Rent
÷ AMI)
o Families qualify as rent burdened if, in the absence of this voucher assistance,
they would have to pay more than 30 percent of their adjusted monthly income for
rent. For example, consider the following 2 different households:
Household A Household B
AMI is $3,995 AMI is $4,000
Applicable Monthly Rent is $1,200 Applicable Monthly Rent is $1,200
The owner divides $1,200 by $3,995, which The owner divides $1,200 by $4,000, which
equals approximately 0.3004 (rounded to equals 0.30 (30%).
31%)
Household A has to pay more than 30 percent Household B does not have to pay more than
of its adjusted monthly income for rent. 30 percent of its adjusted monthly income for
rent.
This household is an at-risk household. This household is not an at-risk household.
Step 6: Owner Certification
The owner must submit a statement certifying that the applicable monthly rents used in
calculation of at-risk and not at-risk households are accurate according to the terms of
this Notice.
The owner’s request for assistance must include a list of the households determined to be
at-risk and not to be at-risk. Owner may use Attachment B.
Attachment D: Owner’s Checklist for Requesting Enhanced Voucher or Project-Based
Voucher Assistance
The owner must submit the following items as part of the request for Enhanced Voucher or
Project-Based (PBV) assistance. Failure to submit accurate information may result in processing
delays or denial of assistance.
The Owner must submit a request for assistance to the HUD Multifamily Hub/Program Center
(PC) Director, with a copy to the HUD Project Manager.
The request must include the following information:
The property name and address, including the name of the county in which the property is
located
The date of the mortgage maturity, rental assistance contract expiration, or affordability
restriction expiration (Check applicable eligibility category)
□ Mortgage maturity or affordability restriction expiration date in FY 2016 or prior to
FY 2016
□ For RAP contracts – contract expiration date before FY 2012
□ For Rent Supplement contracts – contract expiration date before FY 2000
Copy of all affordability restriction documents, rental assistance contracts, and renewals,
and mortgage note documents related to the expired mortgage, contract or affordability
restriction; (underline or highlight those that apply)
Narrative statement explaining how the property meets the description of Category 1,
Category 2, or Category 3, as defined in the Notice
A statement identifying the type of assistance being requested:
□ Enhanced Vouchers
□ PBV assistance
A statement certifying that the owner is in compliance with the civil rights threshold
requirements set forth at section 3 (“Eligibility”) of this Notice
A statement certifying that the applicable monthly rents used in calculation of at-risk and
not at-risk households are accurate according to the terms set forth at section 5
(“Identifying At-Risk Households”) of this Notice
A list of unassisted units (identified by unit number and household name) currently
occupied by at-risk households
A list of unassisted units (identified by unit number and household name) determined not
to be at-risk
Documentation (i.e., lease, rent roll, rental payment receipts, etc) for each household that
demonstrates the household resided at the property at the time of the mortgage maturity,
rental assistance contract expiration, or affordability restriction expiration
List of at-risk households accompanied by a calculation that demonstrates that each at-
risk household has an annual income equal to or less than HUD’s most recently issued
low income limit
Calculation demonstrates that in the absence of voucher assistance, the household would
have to pay more than 30 percent of their adjusted monthly income for rent.
List of households determined not to be at-risk accompanied by a calculation that
demonstrates that each household has an annual income greater than HUD’s low income
limit or the household would not (in the absence of voucher assistance) have to pay more
than 30 percent of their adjusted monthly income for rent
□ Calculation for each list of households must include:
o Size of the household
o Household’s annual income
o The applicable HUD low income limit for a household this size
o The household’s adjusted monthly income
o The applicable monthly rent of the unit (see section 5, step 5 for the different
meanings of “applicable monthly rent”)
o The percentage of the household’s adjusted monthly income spent on rent in the
absence of this voucher assistance (applicable monthly rent ÷ adjusted monthly
income)
For properties where the mortgage maturity, rental assistance contract expiration, or
affordability restriction expiration happened before the owner submits the request for
assistance:
□ Documentation (such as a lease, rent roll, or rental payment receipt) showing that the
households determined to be at-risk resided at the property at the time of the
mortgage maturity, rental assistance contract expiration, or affordability restriction
expiration
□ Documentation (such as a lease, rent roll, or rental payment receipt) showing and the
households determined not to be at-risk resided at the property at the time of the
mortgage maturity, rental assistance contract expiration, or affordability restriction
expiration; and
A list of unassisted units (identified by unit number and household name) currently occupied by
households (that also resided at the property at the time of the mortgage maturity, rental
assistance contract expiration, or affordability restriction expiration) that did not provide income
information to the owner.
Attachment E: Multifamily Verification of Owner’s Request
Once the Multifamily Hub/PC Director has received the owner’s complete request for assistance,
(refer to Attachment D if submitted by the Owner) the Multifamily Hub/PC Director or designee
will review the application(s) to verify eligibility under the categories identified in the Notice
and that all supporting documentation is accurate.
Mark N/A in the box if not applicable.
If the property had or has a Section 202 Direct Loan or a Section 236 or 221(d)(3)-(d)(5)
Below Market Interest Rate (BMIR) primary mortgage that matured (or will mature) in FY
2016 or prior to FY 2016, this includes loans where the permission of the Secretary was a
requirement prior to mortgage prepayment, as well as loans where permission of the
Secretary was not a requirement prior to prepayment, verify…
□ The mortgage maturity date (day, month, and year) by reviewing the actual mortgage
note.
Verify that the mortgage was not prepaid prior to mortgage maturity; and
Verify that there are residents residing at the property that were residing at the
property as of the date of mortgage maturity
□ The number of households identified by the owner as at-risk households does not
exceed the total number of unassisted units at the property.
□ The households identified by the owner as at-risk households, and the households
determined by the owner not to be at-risk, did reside at the property at the time of the
mortgage maturity.
If the owner’s RAP contract expired prior to FY 2012, or Rent Supplement contract expired
prior to FY 2000, verify...
□ The contract reached its expiration date, and did not terminate prior to the expiration
date due to the prepayment of the underlying mortgage at the property; and
□ There are residents residing at the property that were residents of the property at the
time of contract expiration;
□ The number of households identified by the owner as at-risk households does not
exceed the number of units on the original Rent Supplement or RAP contract
□ The number of units on the original contract
□ No more than the total number of unassisted units at the property or the number of
units on the original Rent Supplement or RAP contract are identified as eligible
at-risk households
□ The households identified by the owner as at-risk households, and the households
determined by the owner not to be at-risk, did reside at the property at the time of the
rental assistance contract expiration.
□ For RAP contracts, vouchers were not provided to residents prior to FY 2012
□ If yes, owners request for assistance does not meet the
requirements. Multifamily HUB/PC Director, or designee notifies
owner in writing of denial of request.
If the property had an underlying HUD-imposed affordability restriction that expired (or will
expire) in FY 2016 or prior to FY 2016, verify…
□ There are residents residing at the property that were residents of the property at the
time of the expiration of the HUD-imposed affordability restriction.
□ The affordability restriction was a HUD-imposed agreement.
□ Affordability restriction imposed by an Agency other than HUD? If yes, owners
request for assistance does not meet the requirements. Multifamily HUB/PC
Director, or designee notifies owner in writing of denial of request.
(HUD-imposed agreement may include, but is not limited to, the Preservation
programs under the Title II Emergency Low Income Housing Preservation Act
(ELIHPA) and the Low-Income Housing Preservation and Resident
Homeownership Act (LIHPRHA), Section 236(e)(2) Decoupling Use Agreement,
Section 250 Prepayment Use Agreement, a Section 219 Prepayment Use
Agreement, or an Interest Reduction Payments Agreement associated with a state
non-insured 236 mortgage).
□ The expiration of affordability restrictions (month, day and year) verified by review
of actual affordability restriction document. (Expiration must occur in FY2016 or
prior to FY2016 in accordance with the Notice).
□ The expiration in fact removes/removed affordability restrictions on unassisted units
at the property by review of the specific provisions of the affordability restriction and
mortgage note.
□ The number of households identified by the owner as at-risk households does not
exceed the total number of unassisted units at the property.
□ The households identified by the owner as at-risk households, and the households
determined by the owner not to be at-risk, did reside at the property at the time of the
affordability restriction expiration.
□ The property does not have an active Section 202 Direct Loan, or an active Section
221(d)(3)-(d)(5) or Section 236 FHA-insured or HUD-held mortgage
□ The property is located in a low-vacancy area (low-vacancy areas are listed in
Attachment A)
If the documentation submitted in the owner’s request fails to demonstrate that every household
(at-risk and not at-risk) resided at the property at the time of the mortgage maturity, rental
assistance contract expiration, affordability restriction expiration, the Multifamily Hub/PC
Director or designee must advise the owner to submit corrected documentation or remove these
households from the request if the owner wishes to be further considered for funding.
Did the owner submit documentation (ex: rent rolls or copies of lease agreements) that
demonstrates each household occupied units at the project at the time of the mortgage
maturity, rental assistance contract expiration, or affordability restriction expiration?
□ Yes, send a copy of the owner’s request for assistance to the PH Field Office Director
along with all completed worksheets, checklists, and required documentation.
Request made to the PH Field Office Director to identify and invite a PHA (that
currently administers the HCV program and has jurisdiction over the area in which
the property is located) to administer the voucher assistance.
□ No, owner’s request for assistance does not meet the requirements. Multifamily
Hub/PC Director or designee notifies owner in writing of denial of request.
Attachment F: Procedures for Processing Request—Office of Public Housing (Field)
The steps below outline the process the Public Housing Field Office Director follows after
receiving the owner’s verified request for EV or PBV What if the invited PHA does not have
assistance (refer to Attachment D & E) from the Multifamily a PBV program?
Hub/PC Director or designee.
If the PHA does not have an established PBV
Step 1: Multifamily Hub/PC Director submits request to program and wishes to accept administration
the Public Housing (PH) Field Office Director of PBV assistance, the PHA must demonstrate
to the PH Field Office Director the ability to
comply with all regulatory and statutory
The Multifamily Hub/PC Director or designee will… requirements involved in establishing a PBV
program within the timeframe necessary to
Submit a copy of the owner’s request for assistance to provide assistance to eligible at-risk
the Public Housing (PH) Field Office Director households. Acceptable documentation
includes copies of, or certification from PHA
Submit all completed worksheets, checklists and concerning compliance with, PHA Plan
required documentation to the PH Field Office requirements for the PBV program, site
Director. selection requirements, PBV administrative
plan requirements, and compliance with 24
CFR 983.6 concerning maximum amount of
Request that the PH Field Office Director identify and PBV assistance.
invite a public housing authority (PHA) that currently
administers the HCV program and has jurisdiction over the area in which the property is
located to administer the voucher assistance.
Step 2: PH Field Office Director identifies and invites appropriate local PHA
The PH Field Office Director or designee must…
Determine the appropriate PHA to administer the EVs, TPVs, and/or PBV assistance in
accordance with established criteria for selection of PHA administration of tenant
protection vouchers, including, but not limited to, jurisdiction, and PHA administrative
capacity.
Invite the PHA to administer assistance under this Notice in writing. (The PHA will have
the opportunity to agree or decline to administer the enhanced vouchers or PBV
assistance).
Step 2a: For Enhanced Voucher Assistance.
Did the PHA agree to administer the EV assistance?
Yes- move on to step 2a.1 below
No – the owner’s request is denied
(PH Field Office notifies Multifamily HUB/PC and Multifamily will
notify the owner, in writing, of the denial).
Step 2a.1: PH Field Office Director sends information to the PHA.
The PH Field Office Director or designee provides:
written request to the PHA to administer
A copy of the owner’s request for assistance
All other supporting documentation
Step 2b: For PBV Assistance.
Did the PHA agree to enter into a PBV HAP contract?
Yes- move on to step 2b.1 below
No - If No, will the PHA agree to administer enhanced voucher assistance?
Yes, move to Step 2a.1 above
No, move to Step 3 below
Step 2b.1: PHA agrees to administer PBV assistance
Does the PHA have an established PBV program?
Yes (move to Step 2b.2)
No (move to Step 2b.3)
Step 2b.2: PH Field Office Director sends information to the PHA.
The PH Field Office Director or designee provides:
written request to the PHA to administer
A copy of the owner’s request for assistance
All other supporting documentation
Step 2b.3
PHA must provide documentation to PH Field Office demonstrating the PHA’s ability to comply
with all regulatory and statutory requirements
Does documentation demonstrate PHA’s ability to enter into a PBV HAP contract?
Yes (move to step 2b.2 above)
No (move to step 3 below)
Step 3: PHA declines or is unable to administer PBV assistance
If the PHA does not wish to or is unable to administer PBV assistance, the PH Field Office
Director or designee will:
make a reasonable effort to find an alternate PHA with jurisdiction and administrative
capacity willing to administer PBV assistance.
Did the PH Field Office Director find an Alternate PHA to administer PBV
assistance?
Yes
No
If Yes, does alternate PHA have the capacity to administer PBV assistance in
accordance with all statutory and regulatory requirements of PBV program?
Yes, (move to Step 2b.2 above)
If No, is the PHA willing to administer enhanced voucher assistance if it does
not have the capacity to administer PBV assistance in accordance with all
statutory and regulatory requirements of PBV program?
Yes, (move to Step 2b.2 above)
No, – the owner’s request is denied
(PH Field Office notifies Multifamily HUB/PC and Multifamily will
notify the owner, in writing, of the denial).
Step 4: PH Field Office Director submits request to Headquarters.
Once PHA is selected and determines eligibility of all at-risk households, the PH Field Office
Director or designee submits the following information to the HUD Office of Housing Vouchers
Financial Management Division (FMD) at PIHConversionActions@hud.gov, with “2016 TPV
Set-Aside” in the subject line.
PHA’s completed HUD-52515
Owner’s request for assistance and all supporting documentation
Additional documentation as needed
Attachment G: PHA’s Checklist
The following steps outline the PHA’s process for determining eligibility for all at-risk
households identified by the owner and processing PBV or EV Income-Targeting and Other
assistance. Requirements
Step 1: PHA receives a copy of the owner’s request and all other Families admitted to the HCV
supporting documentation from the PH Field Office Director. program with enhanced
vouchers are special admissions
under 24 CFR 982.203 and are
Step 2: Determine eligibility of all at-risk households identified by not subject to income-targeting
the owner requirements under 24 CFR
982.201(b)(2) for families
Did PHA use applicable low-income limits to determine selected from the PHA’s waiting
list.
income eligibility?
Families admitted to the HCV
Does PHA’s administrative plan allow for the provision of program with PBV assistance
HCV assistance to these low-income families? must be selected from the PHA
waiting list in accordance with 24
CFR 983.251(b) (“Protection of
Yes in-place families”) and are also
not subject to the income-
No, the PHA must amend its administrative plan in targeting requirements under 24
order to administer the enhanced vouchers or PBV CFR 982.201(b)(2).
assistance. This administrative plan requirement is
consistent with 24 CFR 982.201(b)(1)(iii). (See
paragraph 6 Step 8 of Notice)
Does each household identified meet the applicable rent burden threshold?
(i.e., if applicable monthly rent for that household’s unit divided by the
household’s adjusted monthly income (as calculated by the PHA in
accordance with 24 CFR 5.611) is more than 30 percent (see section 5, step
for the different meanings of “applicable monthly rent”)
Yes
No, Families not meeting the applicable rent burden threshold are not eligible for
assistance under this Notice and must not be included in the PHA’s request for
voucher assistance.
In order to reduce processing time and where applicable, HUD will permit the PHA to use the
owner’s most recent family income examination (form HUD-50059).
The PHA is never required to use the owner certifications and may choose
to conduct its own income determination and verification. PHAs should be
aware that many owners will not have form HUD-50059 for the households
being assisted through this Notice.
Are the owner’s HUD-50059s six months old or less?
Yes
No, PHA must determine eligibility in accordance with 24 CFR 982.201
If yes, did PHA determine that the owner certifications are acceptable after reviewing a small
sample of at least 20% for accuracy.
Yes
No
Step 3: PHA Notification of residents.
Families determined by owner not to be at-risk
PHA notifies all residents still residing at the property in writing of owner’s
determination
Include an invitation to have income calculated by PHA for eligibility purposes if they
disagree with owner’s determination.
PHA does not provide notification to households that did not provide income information
to the owner (as identified in the owner’s request for assistance)
All Families
PHA notifies all residents in writing of the type of assistance they may be receiving
including a brief description of the type of assistance
PHA schedules a briefing with eligible residents to inform tenants of program
requirements, tenant rights and obligations
Step 4: Submit form HUD-52515 to PH Field Office Director
The PHA…
Completes the Section 8 Tenant-Based Assistance Funding Application (Form HUD-
52515). Be sure to include all of the following information:
PHA name and mailing address
PHA code number (for example, CT002)
Electronic mail address (email)
Telephone number
Facsimile telephone number
Follows these instructions for completing the remainder of the form:
Do not complete Section A.
Under Section B of the form, only complete the box for total dwelling units under
vouchers. Insert the number of eligible families as determined by the PHA’s
eligibility determinations.
Do not complete Section C.
Under Section D of this form, the PHA must identify whether the assistance will
be for enhanced vouchers or PBV assistance.
Submit the completed form to the PH Field Office Director for processing.
GUIDANCE REMINDERS
A. Procedures for Processing Enhanced Voucher Assistance
After receiving the ACC documents and transmittal letter from HUD’s Section 8 Financial
Management Center (FMC), the PHA must issue vouchers to the eligible families.
Special Payment Standard: The PHA must use the enhanced voucher payment standard
when calculating the voucher subsidy for a family staying in the project (See PIH Notice
2001-41).
Rent Reasonableness: The PHA must determine if the proposed rent for the family’s unit
is reasonable using the same methodology it uses for any other potential units under the
HCV program (see Notice PIH 2011-46).
B. Procedures for Processing PBV Assistance
After the PHA receives the ACC documents and transmittal letter from FMC, it must verify
whether the owner’s request for PBV assistance meets the statutory and regulatory requirements
of the PBV program, including:
The prohibition of assistance for ineligible units (24 CFR 983.53)
The prohibition of assistance for units in subsidized housing (24 CFR 983.54)
The prohibition of excess public assistance (24 CFR 983.55)
The cap on number of PBV units in each building (24 CFR 983.56)
The site selection standards (24 CFR 983.57)
The environmental review (24 CFR 983.58) and
All other program requirements, including all applicable fair housing and civil rights
requirements.
C. Units Covered Under the PBV HAP Contract
PHA shall not include units under the PBV HAP contract that:
were occupied by at-risk households at the time of the owner’s request for assistance, but
prior to HAP execution are:
vacant; or
the occupant family was determined ineligible for admission to the HCV program
at the time of the PHA’s eligibility determinations
PHA has verified that only the units occupied by eligible families will be included under the
PBV HAP contract.
Yes (If yes, PHA may execute HAP contract in based on ACC effective date provided by
FMC (unless execution has been delayed (if so, the PHA must notify their PH Field
Office representative)
No (If no, the PHA shall not enter into the HAP contract until all steps above have been
verified)
Attachment H: HUD HQ FMD and FMC’s Checklist
The Financial Management Division…
Reviews the submission from the PH Field Office Director for accuracy
Calculates the budget authority for the assistance
Assigns funds to the PHA, using the information from Section B of the HUD-52515 to
determine the amount of funding the PHA will be assigned.
Calculates the special fee for the extraordinary costs associated with administering the
assistance under this Notice.
The fee is $200 per unit for the higher number of units as determined below:
□ The number of at-risk households at the property that were identified in the owner’s
request for assistance; or
□ The number of families that are eligible to receive assistance (as determined by the
PHA and identified in Section B of the HUD-52515).
Send the calculation and other required documentation to PIH Budget and the Financial
Management Center (FMC) to complete the processing.
The Financial Management Center (FMC)…
Prepares the Annual Contribution Contract (ACC) documents and ACC transmittal letter
using the information provided by the FMD.
Forwards the transmittal letter and ACC to the PHA with a copy of the letter to the PH
Field Office Director.
Adjusts effective date of ACC amendment when necessary
Source: Legislative text reproduced verbatim
Plain English
PIH Notice 2016-12 makes up to $5 million in Tenant Protection Vouchers (TPVs) available for fiscal year 2016 to assist low-income renters in low-vacancy areas who face rent burdens exceeding 30 percent of their adjusted monthly income following a HUD-insured mortgage maturity, expiration of certain rental assistance contracts, or expiration of HUD-imposed affordability restrictions. The vouchers may be issued as either enhanced tenant-based vouchers or project-based vouchers administered through local Public Housing Agencies. Funding is awarded on a rolling basis until exhausted, and eligibility is limited to properties and households meeting specific income, location, and triggering-event criteria defined in the notice.
Written by anthropic/claude-sonnet-4.6 · Reviewed on October 7, 2026
Plain English — not legal advice.
For Property Managers
Under PIH Notice 2016-12, compliant property owners submit a written request to the HUD Multifamily Hub/Program Center Director that documents the qualifying triggering event, identifies at-risk households through a prescribed income and rent-burden calculation, certifies civil rights compliance, and specifies whether enhanced vouchers or project-based voucher assistance is sought. Owners notify all current unassisted residents in writing before applying, provide accessible communications for persons with disabilities or limited English proficiency, and maintain documentation of household occupancy at the time of the triggering event. Applications are accepted on a rolling basis during FY 2016 until funds are exhausted.
General guidance for property managers — not legal advice for your specific situation. Consult an attorney for advice on your case.
For Tenants
PIH Notice 2016-12 establishes protections for low-income renters in low-vacancy areas whose housing affordability is threatened by a mortgage maturity, contract expiration, or affordability restriction expiration. Eligible residents have the right to contest an owner's income determination and request that the administering Public Housing Agency calculate their income independently. Tenants who believe they qualify may contact a local tenant-rights organization or HUD's Housing Voucher Management and Operations Division at (202) 708-0477 to learn about available options.
General guidance for tenants — not legal advice for your specific situation. Consult a tenant-rights organization or attorney for advice on your case.
Generated October 7, 2026 — auto-generated, not yet human-reviewed. See /transparency for methodology.
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