NAHP Property Management & Resident Services 2 — Questions and Answers
Question 1: Under HUD's grievance procedure requirements, within how many days must a public housing authority acknowledge a resident's written complaint?
- 5 business days (Correct answer)
- 10 business days
- 30 calendar days
- 15 calendar days
Correct answer: 5 business days
HUD requires PHAs to acknowledge written grievances within 5 business days of receipt.
Question 2: A property manager at a tax credit property discovers a tenant is subletting their unit without permission. The BEST first step is to:
- Issue an immediate eviction notice
- Send a written lease violation notice and allow a cure period (Correct answer)
- Contact the state housing finance agency
- Terminate the tenant's utility service
Correct answer: Send a written lease violation notice and allow a cure period
Most leases require a written notice of violation with a reasonable opportunity to cure before eviction proceedings begin.
Question 3: Which of the following best describes 'effective rent' in affordable housing property management?
- The rent listed in the lease agreement
- Gross rent minus any concessions or incentives offered (Correct answer)
- The maximum rent allowed by the HUD income limits
- Utility allowance subtracted from the gross rent
Correct answer: Gross rent minus any concessions or incentives offered
Effective rent is the actual rent collected after subtracting any concessions such as free months or move-in discounts.
Question 4: A resident at an LIHTC property requests a unit transfer to accommodate a disability. Under fair housing law, the manager should:
- Deny the request since lease terms do not allow transfers
- Place the resident on a standard waitlist
- Engage in an interactive process to determine if the transfer is a reasonable accommodation (Correct answer)
- Approve only if a comparable unit is already vacant
Correct answer: Engage in an interactive process to determine if the transfer is a reasonable accommodation
Fair housing law requires an interactive, individualized process to evaluate reasonable accommodation requests rather than a blanket policy.
Question 5: When calculating a tenant's annual income for LIHTC eligibility, which of the following is EXCLUDED?
- Wages from part-time employment
- Child support received
- Irregular gifts and inheritances under $5,000 (Correct answer)
- Social Security retirement benefits
Correct answer: Irregular gifts and inheritances under $5,000
HUD's income calculation rules exclude sporadic or irregular income such as gifts and one-time inheritances below a threshold.
Question 6: A property manager notices mold growth in a resident's bathroom. Under habitability standards, the manager must:
- Notify the resident that mold is their responsibility
- Document and remediate the mold promptly to maintain the unit in habitable condition (Correct answer)
- Wait until the annual inspection to address the issue
- Reduce the tenant's rent until the mold is removed
Correct answer: Document and remediate the mold promptly to maintain the unit in habitable condition
The implied warranty of habitability requires landlords to promptly remediate conditions like mold that threaten health and safety.
Question 7: Which document establishes the income and rent limits for a specific LIHTC development?
- IRS Form 8609
- Land Use Restriction Agreement (LURA) (Correct answer)
- HUD Form 50059
- Annual Owner Certification
Correct answer: Land Use Restriction Agreement (LURA)
The LURA (Land Use Restriction Agreement) is recorded against the property and legally establishes the affordability requirements for the development's compliance period.
NAHP Property Management & Resident Services 2
Under HUD's grievance procedure requirements, within how many days must a public housing authority acknowledge a resident's written complaint?