Relocation Plan for Meadowbrook Park and Tower Apartments

Transcription

1 Relocation Plan for Meadowbrook Park and Tower Apartments Prepared for MB Park & Tower, LP Prepared by LACAL Consulting, Inc. November 15, 2013

2 2 Table of Contents Introduction... 4 I. Project Location and Description... 5 A. Location... 5 B. Project Description... 7 C. General Area Demographic and Housing Characteristics... 7 II. Relocation Needs Assessment... 9 A. Housing Mix... 9 B. Project Rents... 9 C. Occupancy and Overcrowding... 9 D. Tenant Income Information E. Replacement Housing Needs F. Ethnicity and Household Language G. Household Disabilities and Senior Households III. Housing Resources A. Concurrent Displacement IV. Relocation Program A. Program Objectives, Standards and Assurances B. Relocation Advisory Assistance C. Relocation Financial Assistance D. Relocation Tax Consequences E. Grievance Procedures F. Eviction Policy G. Immigration Status H. Citizen Participation I. Project Timing J. Estimated Relocation Costs Appendices... 17

3 3 List of Figures Figure 1: Regional Project Site Setting... 5 Figure 2: Meadowbrook Park and Tower Apartments Site... 6 Figure 3: Aerial View of Project Vicinity... 6 List of Tables Table 1: 2010 Census Population - City of San Bernardino and Impacted Tract... 7 Table 2: 2010 Census Housing Units - City of San Bernardino and Impacted Tract... 8 Table 3: 2010 Census Income - City of San Bernardino and Impacted Tract... 8 Table 4: Tenant Income Levels (52 Households) Table 5: Tenant Ethnicity (53 Households)... 10

4 4 Introduction The following relocation plan (Plan) has been prepared for submission to the Housing Authority of the County of San Bernardino (HACSB or Agency) in conformance with the applicable provisions of the Uniform Relocation Act (46 U.S.C et seq.), its implementing regulations (49 C.F.R. Part 24), the California Relocation Assistance Law, California Government Code Section 7260 et seq. (CRAL) and the California Relocation Assistance and Real Property Acquisition Guidelines, Title 25, California Code of Regulations, Chapter 6, Section 6000 et seq. (Guidelines), Handbook 1378 of the United States Department of Housing and Urban Development (HUD) and the Project Based Voucher regulations (24 CFR 983 et seq). The subject of the Plan are the 95 studio units within the tower of Meadowbrook Park and Tower Apartments, 80 of which are slated to be converted into 40 one-bedroom apartment units (Project) by the MB Park and Tower, LP (Developer). The Project involves taking 80 of the 95 studio units and combining them into 40 one-bedroom apartments which will be accomplished by creating an opening in the demise wall separating the two units to create a pathway from the living area to the new bedroom area. One kitchen and one bathroom will also be removed. Additionally, the newly converted one-bedroom units as well as the remaining 15 studio units will be individually metered for electricity and have individual HVAC units. Built in 1971, the complex consists of an eight-story tower building and several two-story park/garden structures with open lot and carport parking on 7.3 acres that is secured by an eight-foot iron fence. The Meadowbrook Park and Tower Apartments is a 306-unit community for low income residents of San Bernardino. A majority of the units currently receive a rental subsidy through a Project Based Section 8 HAP contract with HUD (administered by LOMOD). After the Developer's conversion of studio units into one bedrooms, 47 units will receive Project Based Vouchers through a contract with HACSB. All 40 new one-bedroom units and 7 studio apartments will become Project Based Voucher units. This Plan addresses the anticipated need to temporarily displace the Tower households from their Project units undergoing rehab or conversion for the duration of rehabilitation as well as to identify temporary requirements, special needs and preferences for these households and the relocation assistance program the Developer will follow. The Plan is presented in 4 sections: Section I: General demographic data and Project description Section II: Profile of tenants who may be affected Section III: Description of available housing resources Section IV: Description of the relocation assistance program The Plan has been prepared by LACAL Consulting, Inc. (LACAL). The LACAL office is located at 6535 Wilshire Boulevard, Suite 205 in Los Angeles, California. The general telephone number is (323) which is attended Monday through Friday, between 9 a.m. and 5 p.m.

5 5 I. Project Location and Description A. Location The Project is located on Second Street in San Bernardino, generally between Second Street to the north, Rialto Avenue to the south, Sierra Way to the east and Mountain View Avenue to the west. The apartment complex associated with the Project is located just east of the Interchange 215 and west of the San Bernardino International Airport. (see Figure 1 for Regional Location Setting, Figure 2 for Specific Site Location and Figure 3 for Aerial Project View). Figure 1: Regional Project Site Setting Specific location of Meadowbrook Park and Tower Apartments is at 191 West Second Street in San Bernardino. The complex encompasses one entire city block and has an advantageous residential area location across the street from Meadowbrook Park with ample landscaped area at the park/garden units.

6 6 Figure 2: Meadowbrook Park and Tower Apartments Site Figure 3: Aerial View of Project Vicinity

7 7 B. Project Description The Developer has purchased the Meadowbrook Park and Tower complex and obtained the HACSB s approval on March 13, 2013 for the award of 47 Project Based Voucher units. The Developer acquired the property and implemented new management on August 29, Besides converting studio units into one-bedroom units, the Developer intends to replace all windows in tower units and move the leasing office to one of the retail spaces on-site. Each Project unit contains a fully equipped kitchen and one bath. Tower units are serviced by an elevator, allowing for easy wheelchair accessibility. The rehabilitation cycle per unit is not expected to exceed 2 to 4 weeks once the construction begins and the Developer will phase the rehabilitation process to not displace or temporarily relocate any current tenants off-site. Ultimately, tenants who qualify for the PBV program will benefit from the rent subsidies while remaining in the Meadowbrook community. C. General Area Demographic and Housing Characteristics According to the 2010 U. S. Census, the population of the City of San Bernardino was 209,924 and the population of the impacted Census Tract 58 was 3,981 (see Table 1). Corresponding Census data concerning the housing mix and income are shown in Table 2 and Table 3, respectively. Table 1: 2010 Census Population - City of San Bernardino and Impacted Tract Population Tract 58 % City % Total Population 3, , White 1, , Black or African American , American Indian and Alaska Native , Asian , Native Hawaiian and Other Pacific Islander Some Other Race 1, , Two or More Races , Hispanic or Latino (of Any Race) 2, , Source: U.S. Census Bureau, Profile of General Population Characteristics: 2010

8 8 Table 2: 2010 Census Housing Units - City of San Bernardino and Impacted Tract Housing Tract 58 % City % Total Units 1, , Owner-Occupied , Renter-Occupied 1, , Vacant Housing Units , Available for Sale Only (of Total Vacant Units) Available for Rent - Full Time Occupancy , Sold or Rented - Not Occupied Otherwise Not Available (e.g. seasonal, recreational, migratory, occasional use) Other Vacant , Source: U.S. Census Bureau, Profile of General Housing Characteristics: 2010 Table 3: 2010 Census Income - City of San Bernardino and Impacted Tract Income Tract 58 % City % Total Households 1, , Less than $10, , $10,000 to $14, , $15,000 to $24, , $25,000 to $34, , $35,000 to $49, , $50,000 to $74, , $75,000 to $99, , $100,000 or more , Source: U.S. Census Bureau, American Community Survey:

9 9 II. Relocation Needs Assessment This Plan provides the results of a needs assessment survey, their incorporation into the planning process, and details of the Developer's proposed temporary relocation program. This Plan sets forth policies and procedures necessary to conform with federal and state statutes and regulations for temporary residential displacements. Permanent funding sources for the Project include Developer's own funds. To obtain information necessary for preparation of this Plan, personal interviews were conducted with the current residents on the Project site between October 24, 2013 and October 29, Inquiries made of the occupants included household size and composition, ages of occupants, rental and income information, length and type of occupancy, ethnicity, primary language in the home, disabilities and health problems, and preferences related to replacement housing and location. Interviewers were successful in speaking with all 55 occupied studio households, with 53 of them providing information and two refusing. A. Housing Mix The Project tower property consists of 95 studio and 55 one-bedroom apartment units. All onebedroom units are already on a Project Based Section 8 Housing Assistance Payments (HAP) contract with HUD. After completion of construction, the existing 95 market rate units will be converted to 40 one-bedroom units and 7 studios under the PBV contract with HACSB. There will be 8 market rate studios remaining. This Plan is addressing only the 95 studio units and all further references to the Project will concern only studio tenants. There are currently 55 occupied and 40 vacant studio units. B. Project Rents The Project unit rents range from $450 to $500. Specifically, 23 households are paying $450, six households are paying $470, one household is reporting $475 rent and 23 households are paying $500 per month with all utilities included. The two households that refused to provide information for this Plan are both paying $500 per month, as reported by the management. C. Occupancy and Overcrowding The Project site consists of 65 individuals among 55 households, 59 of which are adults and 6 are children. The average household size is 1.2 persons per unit. The standard housing density utilized by the Developer is 1 person in a studio, 2 people in a onebedroom and 4 people in a two-bedroom unit. Based on this occupancy standard, there are

10 10 currently 2 households in the Project requiring two-bedroom units. Additional 6 households currently in a studio unit with 2 occupants will be able to rent the new PBV subsidized onebedroom units, if they qualify for the program, alleviating the overcrowding situation. D. Tenant Income Information Income information was provided by 52 of the Project households. One household refused to provide their income. According to the income levels for the County of San Bernardino adjusted for family size as published by the U.S. Department of Housing and Urban Development (HUD), on December 11, 2012 (see Appendix A), 35 households qualify as extremely low income (30% or less of area median), 13 households qualify as very low income (31%-50% of area median), 3 households qualify as low income (51%-80% of area median) and 1 household qualifies as moderate income (81%-120% of area median). Table 4: Tenant Income Levels (52 Households) Income Level Extremely Low Very Low Low Moderate No. of Households E. Replacement Housing Needs Temporary accommodations will be on-site, preferably from a current studio unit to the newly constructed one-bedroom unit. The Developer does not anticipate any off-site temporary moves nor any permanent relocation for the Project. F. Ethnicity and Household Language The ethnic distribution in the Project is presented in Table 5, following. The primary household language in 52 units is English and it is Spanish in one household. Table 5: Tenant Ethnicity (53 Households) Income Level White African American Asian Hispanic No. of Households

11 11 Relocation assistance information and counseling will be provided in the primary language of the Project occupants, in order to assure that all occupants obtain a complete understanding of the relocation program and eligible benefits. G. Household Disabilities and Senior Households Senior household is defined as a household with a head of household or spouse who is 62 years or age or older. There are currently 6 senior households in the Project and 6 with reported physical or psychological disabilities. Two of the 6 senior households also reported disabilities. The presence of disabilities will be considered at the time of temporary displacement to the extent it may affect the physical move. The Developer pledges to provide appropriate special care for households requiring additional assistance due to disabilities.

12 12 III. Housing Resources Rehabilitation work in the Project will result in no permanent relocations assuming the Developer s pre-rehabilitation plan is followed. Any temporary relocation needs that arise will be met first by utilizing available units within the Meadowbrook Park and Tower community if already in-place tenants qualify for the existing Project Based Section 8 HAP contract units. That would essentially remove such household from the tower units while construction is underway and require just one time move while providing immediate benefits of reduced rents based on the household's income. The Developer currently shows 21 available one-bedroom units and 4 available two-bedroom units. All tenant moves to these units will be voluntary. In situations where tenants qualify for the HACSB's Project Based Voucher program, tenants will be able to move into any of the new 40 one-bedroom tower units upon completion of construction. A preference will be provided to senior and disabled households, and then the preference will be based on the tenure at the Project. For households that do not wish to participate in the Project Based Voucher program or do not qualify for the program, the Developer will retain 8 studio units at market rates and tenants will be encouraged to remain in the Project as long as they comply with the lease agreements and house/grounds rules. If there are not enough market units to accommodate all families, some of the otherwise eligible units may not be included in the Project Based Voucher Program Agreement. No permanent displacement is anticipated for the Project. No temporary off-site relocation is anticipated for the Project. Should such a need arise during the implementation phase of the construction, the Developer and LACAL relocation consultants will promptly address such needs accordingly. A. Concurrent Displacement There are no other projects currently underway within the Meadowbrook Park and Tower Apartments vicinity to negatively impact the availability of nearby housing units. The rehabilitation process will be phased to easily manage the on-site moves and no permanent displacement or temporary off-site displacement is anticipated by the Project, thereby the Project will create no competition for any potential public agency project planned for the same general area.

13 13 IV. Relocation Program The relocation program and assistance offered by the Developer will conform to provisions of the California Relocation Law, Government Code Section 7260, et seq., the California Relocation Guidelines, California Code of Regulations Title 25, Chapter 6, as amended January 1, 1998, the federal Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970 (URA), as amended, the U.S. Department of Transportation implementing regulations at 49 CFR, Part 24, the Handbook 1378 of the U.S. Department of Housing and Urban Development (HUD) and the Project Based Voucher regulations (24 CFR 983 et seq.), as appropriate. A. Program Objectives, Standards and Assurances It is the Developer's objective to fully inform eligible Project occupants of the nature of the rehabilitation activities, timing, and procedures for obtaining relocation assistance and benefits. In the scope of the rehabilitation the Developer and LACAL relocation staff will: Determine the needs of each residential household eligible for assistance. Provide adequate information and assistance to move to the available Meadowbrook Park and Tower Apartments units that will offer the same or better amenities as their Project unit. Provide assistance that does not result in different, or separate treatment due to race, color, religion, national origin, sex, sexual orientation, marital status or, other arbitrary circumstances. Supply information concerning federal and state governmental programs providing assistance to low income or disabled persons. Assist each eligible person to complete applications for benefits. Make relocation benefit payments in accordance with applicable HUD or State guidelines. Inform all persons of the Developer s property management policies including criteria for pursuing tenant evictions. B. Relocation Advisory Assistance As a function of the overall relocation assistance program, advisory assistance will be provided to all residents by the Developer and contracted LACAL relocation representatives. The following services and tasks will be undertaken: Each household was or will be personally interviewed to gather information appropriate to determine needs and preferences with regard to the temporary move. Inquiries made of residential occupants by relocation personnel cover the following areas: family size,

14 14 ethnic background, immigration status, age and health considerations, current employment status, family income, transportation needs, and preferences relative to temporary housing. Non-displaced residents were provided a formal Notice of Non-Displacement (see Appendix B). As soon as feasible, the relocation representative shall explain the relocation payments and other assistance for which households and individuals may be eligible, including related eligibility requirements and the procedures for obtaining such assistance. Assistance will be provided to complete appropriate forms and coordinate moving arrangements. Temporary displacees will be kept informed of Project timing and receive appropriate notice to prepare for required moves. Claims for compensable expenses associated with the temporary on-site move process will be processed expeditiously. Bilingual assistance will be provided, as needed. C. Relocation Financial Assistance Relocation benefits will be offered by the Developer to all households temporarily displaced in accordance with the State law, URA and the implementing HUD Guidelines, as appropriate. In the event of permanent displacement, which is not anticipated, benefits will be paid to eligible displaced persons upon submission of required documentation in accordance with approved procedures. The relocation process includes: household interviews; needs analyses; appropriate replacement lodging referrals and coordination, if applicable; preparation and service of appropriate notices; file documentation, eligibility determinations, processing of claims; moving coordination; and other general services intended to assist displacees. Eligibility requirements and benefit plans will be discussed with all temporary displacees. In the course of personal interviews and follow-up visits, each Project household will be counseled as to available options and the consequences of any choice with respect to housing choices and potential financial assistance. The Developer staff will assume responsibility for payment requests of any move-related costs in order to alleviate hardships for tenants who do not have access to sufficient funds. Temporary displacees will be entitled to compensation for all reasonable out-of-pocket expenses incurred in connection with the temporary relocation, including, but not limited to, the cost of moving to another on-site unit, furniture storage or security for personal property left at the Project site, any temporary costs for utilities (such as phone service) to essentially duplicate the living arrangements of households at their Project units.

15 15 D. Relocation Tax Consequences In general, relocation payments are not considered income for the purpose of the Internal Revenue Code of 1968, or the Personal Income Tax Law, Part 10 of the Revenue and Taxation Code. Displaced persons are encouraged, however, to consult with personal tax advisors concerning the tax consequences or social service providers to obtain information concerning the tax consequences associated with relocation payments. E. Grievance Procedures The Developer s Grievance Policy follows the standards described in section of the URA regulations. All displaced persons have the right to ask for administrative review concerning determinations of eligibility; relocation payment amount; the failure by the Developer to provide comparable temporary housing referrals; or the property management practices of the Developer. The Developer's HUD approved appeal/grievance procedure is provided in Appendix C. F. Eviction Policy The Developer recognizes that eviction is permissible only as a last resort and that relocation records must be documented to reflect the specific circumstances surrounding any eviction. Eviction will only take place in cases of nonpayment of rent, serious violation of the rental agreement, a dangerous or illegal act in the unit, or if the household refuses all reasonable offers to move. Eviction will not affect the eligibility of a person legally entitled to relocation benefits. G. Immigration Status Federal legislation (PL ) prohibits the payment of relocation assistance benefits under the Uniform Act to any alien not lawfully present in the United States unless such ineligibility would result in an exceptional and extremely unusual hardship to the alien's spouse, parent, or child any of whom is a citizen or an alien admitted for permanent residence. Exceptional and extremely unusual hardship is defined as significant and demonstrable adverse impact on the health or safety, continued existence of the family unit, and any other impact determined by the overseeing government authority to negatively affect the alien's spouse, parent or child. In order to track and account for relocation assistance and benefit payments, relocation staff will be required to seek immigration status information from each occupant 18 years and older by having them self-certify as to their legal status.

16 16 H. Citizen Participation The Developer will fully meet its obligations under the Relocation Guidelines with respect to the following activities: Full and timely access to documents relevant to the relocation program. Provide assistance necessary to interpret elements of the Plan and pertinent notices. Distribution of a general notice concerning the availability of this Plan for public review, as required, 30 days prior to its proposed adoption. Notice recipients will include affected Project residents and all other interested parties. The opportunity to submit written or oral comments concerning the Plan and to have these comments attached to the Plan (Appendix D) when it is forwarded to the Housing Authority of the County of San Bernardino for adoption. Final review of the Plan to ensure its feasibility, compliance and compatibility with relocation law and guidelines. I. Project Timing It is anticipated that the Developer will begin with the staged construction in December 2013 and the first phase of qualified households on the HACSB pre-qualified waiting list will receive 30- day Temporary Relocation Notices at the same time. J. Estimated Relocation Costs The Project will be funded with the Developer's own funds. The estimate of relocation benefits is based on available tenant data and anticipated one-time move to the on-site replacement rentsubsidized unit. Estimated relocation costs for the Project are $52,600, including a 10% contingency. The estimated relocation budget does not include consideration of relocation administrative services nor any related consulting services which may be necessary for the implementation of the Plan and Project.

17 17 Appendices

18 18 Appendix A HUD 2013 Income Limits - County of San Bernardino

19 19 The following figures are approved by the U. S. Department of Housing and Urban Development (HUD) for use in the County of San Bernardino to define and determine housing eligibility by income level. Area Median - $62,600 Household Size Extremely Low Very Low Low One Person $13,400 $22,300 $35,700 Two People $15,300 $25,500 $40,800 Three People $17,200 $28,700 $45,900 Four People $19,100 $31,850 $50,950 Five People $20,650 $34,400 $55,050 Six People $22,200 $36,950 $59,150 Seven People $23,700 $39,500 $63,200 Eight People $25,250 $42,050 $67,300 Figures are per HUD, published December 11, 2012.

20 20 Appendix B Notice of Non-Displacement

21 MP PARK AND TOWER, LP 6060 Poplar Avenue, Suite 425, Memphis, Tennessee Phone: (901) Fax: (213) October 1, 2013 BY CERTIFIED MAIL AND HAND DELIVERY <<HEAD-OF-HOUSEHOLD>> and All Other Occupants <<MAILING ADDRESS>> <<CITY, STATE ZIP>> Dear Occupants: The owner of Meadowbrook Park and Tower Apartments is interested in rehabilitating Meadowbrook Park and Tower Apartments. The owner has applied for and received preliminary approval for various funding sources from the U.S. Department of Housing and Urban Development ( HUD ) including Section 8 Project Based Vouchers. The building you live in is schedule for a substantial rehabilitation as a part of this program. The purpose of this notice is to inform you that you will not be permanently displaced in connection with the proposed project. This notice guarantees you the following: 1. If the project application is approved and federal financial assistance provided, you may be required to move temporarily so that the rehabilitation can be completed. If you must move temporarily, suitable housing will be made available to you and you will be reimbursed for all reasonable out of pocket expenses, including moving costs and any increase in housing costs, including utility hookups if applicable. You will need to continue to pay your rent and comply with all other lease terms and conditions. [To be eligible for financial assistance you must be in good standing with your lease 2. Upon completion of the rehabilitation, you will be able to lease and occupy your present apartment or another suitable, decent, safe and sanitary apartment at Meadowbrook Park and Towers under reasonable terms and conditions. If federal financial assistance is provided for the proposed project, you will be protected by a federal law known as the Uniform Relocation Assistance and Real Property Acquisition Policies Act (URA). One of the URA protections for persons temporarily relocated is that such relocations shall not extend beyond one year. If the temporary relocation lasts more than one year, you will be contacted and offered all permanent relocation assistance as a displaced person under the URA. This assistance would be in addition to any assistance you may receive in connection with temporary relocation and will not be reduced by the amount of any temporary relocation assistance previously provided. You will also have the right to appeal the agency s determination if you feel that the application for assistance was not properly considered. Complete details on appeal procedures are available upon

22 Meadowbrook Park and Tower Tenant Notice October, Page 2 of 2 request from the owner. Please note that this paragraph applies only to displaced persons and it is our intention that no residents be displaced. NOTE: Pursuant to Public Law , aliens not lawfully present in the United States are not eligible for relocation assistance, unless such ineligibility would result in exceptional hardship to a qualifying spouse, parent, or child. All persons seeking relocation assistance will be required to certify that they are a United States citizen or national, or an alien lawfully present in the United States. We urge you not to move at this time. If you choose to move on your own, you will not be provided relocation assistance. Please remember: This is not a notice to vacate the premises. This is not a notice of relocation eligibility. You will be contacted soon so that we can provide you with more information about the proposed project. If the project is approved, we will make every effort to accommodate your needs. You should expect to be contacted about a potential move in approximately 60 days. In the meantime, if you have any questions about our plans or any other relocation issues, please contact Keith Acton at Sincerely, MP PARK AND TOWER, LP, A California limited partnership By: Housing Preservation, Inc. Its General Partner By:_Keith Acton, Agent for Owner_ Name: Keith Acton Title President Received by Delivered on/by: / Date Mailed/receipt received on: /

23 23 Appendix C Appeals Policy

24 SECTION GRIEVANCE AND APPEAL PROCEDURE In addition to the Reasonable Accommodation/Modification Polices and Procedures established by the Meadowbrook Park and Tower Apartments, the property has adopted an internal grievance procedure providing for prompt and equitable resolution of complaints alleging any action prohibited by HUD regulations implementing Section 504 of the Rehabilitation Act of 1973, as amended (29 U.S.C. 794). Section 504 states, in part, that "no otherwise qualified individual...shall, solely by reason of his/her handicap, be excluded from the participation in, be denied the benefits of, or be subjected to discrimination under any program or activity receiving federal financial assistance...". Complaints should be addressed to: Keith Acton President Affordable Housing Management 6060 Poplar Avenue, Suite 425 Memphis, TN phone fax keith.acton@ahm-llc.com 1. A complaint should be filed in writing, contain the name and address of the person filing it, and briefly describe the alleged violation of the regulations, within fourteen (14) days after the complainant becomes aware of the alleged violation. 2. An investigation, as may be appropriate, shall follow a filing of a complaint. The investigation shall be conducted by the office of the Section 504 Coordinator. These rules contemplate informal, but thorough, investigations, affording all interested persons and their representatives, if any, an opportunity to submit evidence relevant to a complaint. 3. A written determination as to the validity of the complaint and a description of the resolution, if any, shall be issued by the Section 504 Coordinator and a copy forwarded to the complainant no later than fourteen (14) days after its filing. 4. The files and records relating to the complaints will be kept on file at the property and the office of the Section 504 Coordinator. 5. The complainant can request a reconsideration of the case in instances where he/she is dissatisfied with the resolution. The request for reconsideration along with any additional pertinent information should be made within fourteen (14) days to the Section 504 Coordinator listed above.

25 RESIDENTS COMPLAINTS AND CONCERNS a. Complaints and concerns must be submitted in writing, signed and dated, to the office manager. The office manager will review the complaint and schedule a meeting with the resident to discuss the issue and resolution. b. If your problem is still not resolved, contact Keith Acton, President with Affordable Housing Management, LLC at (901) c. If your problem is not resolved by manager or owner/agent, contact LALOMOD at (213) d. If your problem is still not resolved, please contact the Los Angeles HUD Office at (213) GRIEVANCE PROCEDURE POLICY When rejecting an application the property manager must: 1. Provide notification in writing of reasons for rejection. 2. Inform the applicant he/she has 14 days to request in writing a meeting to discuss the application rejection. 3. Participate through a representative in an informal meeting, which will not be conducted the same person who made the original decision, but by a representative of Affordable Housing Management s corporate office. 4. The decision maker can be present at the meeting. 5. The applicant and a respresentative(s) of his/her choice can be present. 6. Provide a written determination to the applicant within 5 days of meeting. When an owner terminates tenancy, written notice must be provided to the resident and must: 1. State the specific date the tenancy will be terminated. 2. State the reasons for the action with enough detail to enable the tenant to prepare a defense. 3. Advise the tenant that remaining in the apartment after the termination date specified in the notice may result in the owner seeking to evict the tenant in court at which time the tenant can present a defense. 4. Provide the tenant with 10 days within which to meet with the owner and discuss the proposed termination. 5. The 10 days begin on the day the termination notice is served on the tenant.

26 26 Appendix D Public Comments and Response