The new Chapter 9 and the appendices are posted under “What’s New” “Revised Chapter 9 Rent Comparability Studies (Published 12/1/16, Effective 3/1/17)” at Please send any questions you may have on the new Guide to  Section8RenewalGuide@hud.gov. User Login. Section 8 Renewal Policy Guide (published June 2017) 140% of Census Median Rent by Zip Code Table (December 2019) Effective for any RCS signed by the appraiser on or after February 11, 2020 New Memo: Clarification on Use of Median Gross Rents for High Cost Zip Codes When Determining HUD Rent Comparability Study Requirements Rent Comparability Study In accordance with Chapter 9 of the Section 8 Renewal Guide) ... and data from Random Digit Dialing (RDD) rent-change surveys of the HUD regions. HUD issued a revised Chapter 9 of the HUD Section 8 Renewal Guidebook on December 1, 2016. Provide modifications to Chapter 7 of Handbook 4350.1 concerning budget-based rent increases for MAHRA contracts. This final version of Chapter 9 includes HUD’s comprehensive technical guidance for creating rent comparability studies using a more market-based approach as part of the rent-setting mechanism under the Multifamily Assisted Housing Reform and Affordability Act (MAHRA). Over the past few years, the Department has undertaken a series of reforms to improve the RCS. I have reviewed the content of the RCS and concluded that the RCS includes all material required by Chapter Nine and the Owner’s Checklist in Appendix 9-2-2. It is mandatory for the RCS appraiser to compare the RCS market rent to the "Median Rent by Zip Code" rent to determine if the RCS median rent exceeds 140% of the zip code rent. Is Rent Comparability Study Required? The U.S. Department of Housing and Urban Development (HUD) issued substantial revisions Dec. 1, 2016, to Chapter 9 of the Section 8 Renewal Policy Guide, which provides guidance to appraisers and reviewers for completing a rent comparability study (RCS). “Market Rent” is the rent that a knowledgeable tenant 7 would most probably pay for Section 8 units, as of the date of the appraiser’s report, The Department has undertaken a number of initiatives to improve the development and review of rent comparability studies, and this revised Chapter 9 … HUD Sec.8 Rent Comparability Study (RCS) In a changing market we recognize that the rent study is critical to making safe and sound investment decisions Our professionals provide individually tailored solutions for public agencies, lenders, developers, investors, corporations and property owners faced with diverse real estate issues and opportunities. HUD posted a series of four videos about rent comparability studies (RCS) based on the recently revised Chapter 9 of the Section 8 Renewal Policy Guide (see Memo, 7/17). B. The policy changes will be effective for all rent comparability studies signed by the appraiser after March 1, 2017. Proposed Changes to Chapter 9 (Rent Comparability) HUD is proposing the use of raw census data as a comparison of proposed renewal rents established by an owner contracted Rent Comparability Study (RCS) for the purposes of determining whether a second HUD-contracted RCS is warranted. Show all comparables for one unit type on one grid. The content highlights provisions unique to RCSs when prepared for an annual adjustment factor (AAF) rent determination (Section 9-2.C). The Revision can be found here: https://portal.hud.gov/hudportal/documents/huddoc?id=Com-package-11-30-16.pdf. The Rent Comparability Study (RCS) is HUD’s tool for estimating market rents for Section 8 projects. Chapter Nine Rent Comparability Studies BACKGROUND Section 9-1 A. Learn more here.We've also updated our MOR Protocol.Need help paying rent? To ensure HUD continually provides the most up-to-date guidance on evolving program policies and procedures, the HCV Guidebook chapters will be living documents on HUD’s website. The RCS appraisers must download the electronic versions of Word or Excel files for any table/grids in the RCS, as provided under Appendix 9-1 of Chapter 9. The U.S. Department of Housing and Urban Development (HUD) has updated guidance for Electronic Signature, Transmission and Storage. This feature is not available right now. Market rents … Option One – A & B, Entitlement Mark-Up-To-Market (MU2M) Eligibility 2. The Rent Comparability Study (RCS) is HUD’s tool for estimating market rents for Section 8 projects. COVID-19 Supplemental Payments Still Available, Corrected Model Forms for VAWA are now available on hud.gov. In many policy areas, HUD allows PHAs the flexibility to make local policy decisions, so it is important to note when a policy must be adopted as required by HUD. 1. Why you should join NAHMA. Please see our Rental Assistance resource page. No other classifications like G+ G- are acceptable. If you have any questions, please feel free to contact your Asset Manager. Recently, HUD issued revised instructions for the RCS as part of the reform process. The National Affordable Housing Management Association is the leading voice for affordable housing management, advocating on behalf of multifamily property managers and owners whose … HUD has become very specific in how an appraiser answers the grid and category questions. It is important to note that the owner’s Rent Comparability Study will undergo a test to ensure that they do not exceed 140 percent of the median “Gross Rent By Zip Code Tabulation Area” as published by the U.S. Bureau of the Census. . Over the past few years, the Department has undertaken a series of reforms to improve the RCS. http://www.hud.gov/offices/hsg/mfh/mfhsec8.cfm. Recently, HUD issued revised instructions for the RCS as part of the reform process. See Section 9-9A2 for guidance on classifying unit types as primary or secondary. Enter the comparable’s name and address at the top of each column. New Chapter 9 “Rent Comparability Studies” of The Section 8 Renewal Policy Guide Posted On December 1, 2016, the Department issued substantial revisions to Chapter 9 – Rent Comparability Studies, which is part of the Section 8 Renewal Policy Guide. The agencies span across 12 states. 1 Chapter Nine 2 Rent Comparability Studies 3 BACKGROUND 4 Section 9-1 5 A. When a Lender is contemplating submitting a pre-application to HUD, the Lender should provide HUD immediately in writing the names and qualifications of the proposed in-house underwriter, contract appraiser, and/or contract market analyst. A Rent Comparability Study (RCS) must be submitted with a Section 8 contract renewal. There are specific thresholds for each RCS category. (Section 2-12.E.2) 19. HUD has come up with thresholds for adjustments beyond a "nominal amount". The HUD Section 8 Contract Renewal Policy Guide (Guide), requires a Rent Comparability Study (RCS) if Owner/Agent (O/A) request renewal of a Section 8 Contract under; 1. 2. The videos provide training on preparing and reviewing rent comparability studies. Date: Owner Name: Owner Address: Property Name: Property MN Number: 1. Please try again later. Complete a data and an adjustment column for each comparable. All Rights Reserved. Interested parties are strongly encouraged to view online training on the new Navigate Affordable Housing Partners is a nonprofit that actively works to enhance all aspects of the housing industry to ensure that people have access to quality, livable housing choices. The transmittal  cover sheet provides a summary of the changes. The Notice must be in the format prescribed by HUD. © Copyright 2018 Navigate Housing. The Rent Comparability Study (RCS) is HUD’s tool for estimating market rents for Section 8 projects. The RCS appraiser must explain how the market rent was derived, why it was derived that way and note which comparables were given the most weight and why. The guidance applies to any Rent Comparability Study (RCS) signed by an appraiser on or after March 1, 2017. accordance with Sections 9-8 through 9-13 and Appendix 9-1-2 of Chapter Nine of HUD’s Section 8 Renewal Policy Guide, and the RCS report was prepared in accordance with guidance in Chapter Nine. The Notice must allow for a 30-day comment period. Explanation of Changes. Rent Comparability Studies. Vickie discusses everything you need to know about the resuming of REAC physical inspections, including all the protocols and strategies HUD and REAC are using to avoid the spread of COVID-19. The purpose of a Rent Comparability Study (RCS) is to estimate “market” rents for 6 each Section 8 unit type. On Monday, September 21st, HUD announced it's giving additional funding to 15 Fair Housing Assistance Program (FHAP) agencies. Please review the Revised Chapter Nine in order to ensure that any Rent … (Section 2-15) i. General Guidelines: Mark-Up-to-Market: Yes Mark-Up-to-Budget: Yes Please follow-up with your PBCA, TCA, or HUD Project Manager for details affecting your specific property. Please also be reminded that if you are renewing under Option 1 (Mark Up to Market) or Option 4 (Budget Based), the Owner and Contract Administrator must follow the tenant notification procedures in 24 CFR Part 245 Subpart D. This means that at least 30 days before submitting a request to New Hampshire Housing for approval of an increase in maximum permissible rents, the owner must notify the residents of the proposed rent increase. Recently, HUD issued revised instructions for the RCS as part of the reform process. Over the past few years, the Department has undertaken a series of reforms to improve the RCS. On December 1, 2016, HUD issued an update to Chapter 9 of the Section 8 Renewal Policy guidebook. RCS appraisers are required to explain the rationale for the amount of adjustments when adjusting comparables to the subject property. HUD released Housing Notice H 2020-10 on November 6, 2020. In announcing the proposed change, HUD states: December 9, 2016. Option Two, Contract Renewals for Other Projects with Current Rents At or Below Comparable Market Rents For example, for Line 15 AC:  Central/Wall, the appraiser must use "C" for central, "W" for wall or "N" for none. Because the RCS is submitted to HUD, it must meet specific requirements and guidelines. All specifics are outlined in Appendix 9-1-2 of Chapter 9. 9, Section 916 of the U. S. Department of Housing and Urban Development (HUD) Section 8 - Renewal Policy Guide the following statements regarding the Rent Comparability Study commissioned for (Name of Property) are true: 1. The Revision can be found here: https://portal.hud.gov/hudportal/documents/huddoc?id=Com-package-11-30-16.pdf. Chapter 9 has been completely reorganized and … Selecting rent comparables is a key element of effectively preparing a rent comparability study. Therefore, it is important to review both Chapter Nine of the Section 8 Renewal Policy and your … The revised guidance applies to any Rent Comparability Study signed by the appraiser on or after March 1, 2017. REAC is back! HUD has incorporated an Owner's Checklist which needs to be submitted, along with the Owner's RCS Cover Letter, with all materials. The transmittal cover sheet provides a summary of the changes. Username: Password: Forgot Password? The Rent Comparability Study (RCS) is HUD’s tool for estimating market rents for Section 8 projects. Because the RCS is submitted to HUD, it must meet specific requirements and guidelines. $500,000 in CARES Act Funding to Fair Housing Organizations. “Market Rent” is the rent that a knowledgeable tenant would most probably pay for Section 8 units, as of the date of the appraiser’s report, if the tenants were not receiving rental subsidies and rents were not restricted by HUD … Please review the Revised Chapter Nine in order to ensure that any Rent Comparability Studies performed for a Contract Renewal are submitted as specified by HUD. 2. The purpose of a Rent Comparability Study (RCS) is to estimate “market” rents for each Section 8 unit type. Over the past few years, the Department has undertaken a series of reforms to improve the RCS. NAHMA HUD Update: Training Video for Revised Chapter 9 of Section 8Renewal Policy Guide. the AE should follow the guidance in HUD Handbook 4370.2 Chapter 2. As with all Section 8 Contract Renewals, please be certain to use the most current version of the (1) Contract Renewal Request form HUD-9624: https://portal.hud.gov/hudportal/documents/huddoc?id=9624.pdf. Chapter 9 was completely reorganized and updated. The RCS is HUD’s tool for estimating market rents for private properties that have Section 8 Project-based Rental Assistance contracts. Please login to access NAHMA exclusive content. The Rent Comparability Studies are prepared in accordance with the Uniform Standards of Professional Appraisal Practice (USPAP) and the supplemental standards of HUD Chapter 9. In some situations, the difficulty of correctly selecting rent comparables is compounded by a dichotomy of Section 8 properties and market rent properties. On December 1, 2016, the Department issued substantial revisions to Chapter 9 – Rent Comparability Studies, which is part of the Section 8 Renewal Policy Guide. On December 1, 2016, the Department issued substantial revisions to Chapter 9 – Rent Comparability Studies, which is part of the Section 8 Renewal Policy Guide. If the adjustments exceed the nominal dollar amount or percentage of unadjusted rents of the comparable, the appraiser must present market data to support his/her adjustments/conclusions. Owners (and their RCS appraisers) must ensure that all materials are submitted in electronic copy reports in the same order as shown on the owner's checklist. The following must be submitted to the Agency when a rent increase, based on a rent comparability study, is requested: • HUD Form 92273 -58, Rent Comparability Study Form, refer to Chapter 9 of the Section 8 Renewal Policy Guide, which is available at • A copy of the Owner Certification (sample found in HUD Notice H -02 10). In conjunction with Section 524(a) of the Multifamily Assisted Housing Reform and Affordability Act, multi-family rental project Owners with expiring Section 8 project-based contracts or those who are refinancing subsidized properties are required to submit a Rent Comparability Study. The total amount awarded is over $500,000 to Fair Housing agencies. If the owner’s RCS rent exceeds this amount, a third party RCS will be ordered from HUD. HUD issued a revised Chapter 9 of the HUD Section 8 Renewal Guidebook on December 1, 2016. 2. I. Reorganize Chapter 9 to identify the responsibilities of each business partner (owners, appraisers and reviewers) in one place. All Rent Comparability Studies must be completed in accordance with the requirements set forth in Chapter 9 of the Section 8 Renewal Policy guide and HUD… Data Columns. This funding is to support activities related to COVID-19. 9, Section 916 of the U. S. Department of Housing and Urban Development (HUD) Section 8 - Renewal Policy Guide the following statements regarding the Rent Comparability Study commissioned for (Name of Property) are true: 1. For properties with a Utility Allowance, please remember that if a Utility Allowance Analysis results in a decrease in the Utility Allowance for any Contract Renewal or annual Rent Adjustment, that the Owner and Contract Administrator must follow the same tenant notification procedures. Chapter at https://youtu.be/uSkNooMb6As. If the estimated market rent is set at the high or low end of the range of adjusted rents, the RCS appraiser must explain why. The RCS appraiser must rate the subject and comparables on a five-point scale:  Excellent, Good, Average, Fair or Poor. Below, please find additional information from HUD regarding the rent comparability studies (RCSs) update, including a link to a training video.The revisions to Chapter 9 of the Section 8 Renewal Policy Guide go into effect on March 1, 2017. This guidance will apply to any Rent Comparability Study signed by the appraiser on or after March 1, 2017. Navigate is open for business during the COVID-19 pandemic. Here are the highlights of changes relative to Rent Comparability Studies and their submission to New Hampshire Housing: As with all Section 8 Contract Renewals, please be certain to use the most current version of the (1) Contract Renewal Request form HUD-9624: https://portal.hud.gov/hudportal/documents/huddoc?id=9624.pdf. Whether or not a Rent Comparability Study is required will depend upon the renewal option selected. The new Chapter 9 and the appendices are posted under “What’s New” “Revised Chapter 9 Rent Comparability Studies (Published 12/1/16, Effective 3/1/17)” at  http://www.hud.gov/offices/hsg/mfh/mfhsec8.cfm. The revised guidance applies to any Rent Comparability Study signed by the appraiser on or after March 1, 2017. The transmittal cover sheet provides a summary of the changes. OWNER’S COVER LETTER FOR RENT COMPARABILITY STUDY. Click here. Rent Comparability Studies that do not include explanations immediately after comments on Item 46 must be rejected by the New Hampshire Housing substantive reviewer. X. The Rent Comparability Studies are prepared in accordance with the Uniform Standards of Professional Appraisal Practice (USPAP) and the supplemental standards of HUD Chapter 9. Section 8 Renewal Guide: Chapter 9, Rent Comparability Studies. Prepare a separate Rent Grid for each primary Section 8 unit type. 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