Proposed Rule2023-02181
Federal Housing Administration (FHA): Section 8 Project-Based Rental Assistance: Standard Program Regulation and Renewal Contract; Advance Notice of Proposed Rulemaking and Request for Public Comment
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Published
February 2, 2023
Issuing agencies
Housing and Urban Development Department
Abstract
The Office of Multifamily Housing Programs (MFH) seeks comments from the public regarding an initiative under which MFH, in partnership with owners, tenants, and other program stakeholders, would move toward a single Section 8 program regulation and single contract form pursuant to which the Secretary would renew project-based Section 8 Housing Assistance Payments (HAP) contracts under section 524 of the Multifamily Assisted Housing Reform and Affordability Act of 1997 (MAHRA). Section 524 authorizes the Secretary to establish the terms and conditions under which expiring contracts are renewed, subject to the requirements of section 524. Currently, the Secretary issues one of several section 524 renewal contracts, which is subject to one of seven Section 8 regulatory parts under which the original contract was issued, as well as other HUD regulations implementing section 524. To reduce regulatory complexities, MFH envisions promulgating a single Section 8 project-based rental assistance program regulation consisting of a standardized set of Section 8 program requirements and a single form of section 524 renewal contract.
Full Text
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<title>Federal Register, Volume 88 Issue 22 (Thursday, February 2, 2023)</title>
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[Federal Register Volume 88, Number 22 (Thursday, February 2, 2023)]
[Proposed Rules]
[Pages 7044-7046]
From the Federal Register Online via the Government Publishing Office [<a href="http://www.gpo.gov">www.gpo.gov</a>]
[FR Doc No: 2023-02181]
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DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT
24 CFR Part 402, 880, 881, 883, 884, 886, 891
[Docket No. FR-6320-A-01]
RIN 2502-AJ62
Federal Housing Administration (FHA): Section 8 Project-Based
Rental Assistance: Standard Program Regulation and Renewal Contract;
Advance Notice of Proposed Rulemaking and Request for Public Comment
AGENCY: Office of the Assistant Secretary for Housing--Federal Housing
Commissioner, Office of Multifamily Housing Programs, HUD.
ACTION: Advance notice of proposed rulemaking and request for public
comment.
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SUMMARY: The Office of Multifamily Housing Programs (MFH) seeks
comments from the public regarding an initiative under which MFH, in
partnership with owners, tenants, and other program stakeholders, would
move toward a single Section 8 program regulation and single contract
form pursuant to which the Secretary would renew project-based Section
8 Housing Assistance Payments (HAP) contracts under section 524 of the
Multifamily Assisted Housing Reform and Affordability Act of 1997
(MAHRA). Section 524 authorizes the Secretary to establish the terms
and conditions under which expiring contracts are renewed, subject to
the requirements of section 524. Currently, the Secretary issues one of
several section 524 renewal contracts, which is subject to one of seven
Section 8 regulatory parts under which the original contract was
issued, as well as other HUD regulations implementing section 524. To
reduce regulatory complexities, MFH envisions promulgating a single
Section 8 project-based rental assistance program regulation consisting
of a standardized set of Section 8 program requirements and a single
form of section 524 renewal contract.
DATES: Comment Due Date: Written comments must be received on or before
April 3, 2023.
ADDRESSES: Interested persons are invited to submit comments regarding
this advance notice of proposed rulemaking. There are two methods for
submitting public comments. All submissions must refer to the above
docket number and title.
1. Submission of Comments by Mail. Members of the public may submit
comments by mail to the Regulations Division, Office of General
Counsel, Department of Housing and Urban Development, 451 7th Street
SW, Room 10276, Washington, DC 20410-0500. Due to security measures at
all federal agencies, however, submission of comments by standard mail
often results in delayed delivery. To ensure timely receipt of
comments, HUD recommends that comments submitted by standard mail be
submitted at least two weeks in advance of the deadline. HUD will make
all comments received by mail available to the public at <a href="https://www.regulations.gov">https://www.regulations.gov</a>.
2. Electronic Submission of Comments. Interested persons may submit
comments electronically through the Federal eRulemaking Portal at
<a href="http://www.regulations.gov">www.regulations.gov</a>. HUD strongly encourages commenters to submit
comments electronically. Electronic submission of comments allows the
commenter maximum time to prepare and submit a comment, ensures timely
receipt by HUD, and enables HUD to make comments immediately available
to the public. Comments submitted electronically through the
<a href="http://www.regulations.gov">www.regulations.gov</a> website can be viewed by other commenters and
interested members of the public. Commenters should follow the
instructions provided on that site to submit comments electronically.
Note: To receive consideration as public comments, comments must be
submitted through one of the two methods specified above. All
submissions must refer to the docket number and title of the rule.
No Facsimile Comments. Facsimile (FAX) comments are not acceptable.
3. Public Inspection of Public Comments. All properly submitted
comments and communications submitted to HUD are available for public
inspection and copying between 8 a.m. and 5 p.m. weekdays at the above
address. Due to security measures at the HUD Headquarters building, an
advance appointment to review the public comments must be scheduled by
calling the Regulations Division at 202-708-3055 (this is not a toll-
free number). Individuals with speech or hearing impairments may access
this number via teletypewriter (TTY) by calling the Federal Relay
Service at 800-877-8339 (this is a toll-free number). Copies of all
comments submitted are available for inspection and downloading at
<a href="http://www.regulations.gov">www.regulations.gov</a>.
FOR FURTHER INFORMATION CONTACT: Jennifer Lavorel, Director, Program
Administration Division, Office of Asset Management Portfolio
Oversight, U.S. Department of Housing and Urban Development, 451 7th
Street, SW, Washington, DC 20410, telephone number 202-402-2515 (this
is not a toll-free number). Individuals with speech or hearing
impairments may access this number via TTY by calling the Federal Relay
Service at 800-877-8339 (this is a toll-free number).
SUPPLEMENTARY INFORMATION:
I. Background
The Housing and Community Development Act of 1974, Public Law 93-
383 (Aug. 22, 1974) amended the United States Housing Act of 1937 to
add Section 8. Congress established a new project-based rental
assistance (PBRA) program under which public housing agencies under
contract with HUD were authorized to enter into Housing Assistance
Payments (HAP) contracts on behalf of eligible low-income families
occupying new, substantially rehabilitated, or existing rental units.
In 1983, Congress repealed PBRA authority for new construction and
substantial rehabilitation HAP contracts. As original HAP contracts
began to expire, Congress enacted the Multifamily Assisted Housing
Reform and Affordability Act of 1997, Public Law 105-65 (Oct. 27,
1997), which authorized the renewal of expiring HAP contracts. Section
524 of MAHRA authorizes the renewal of HAP contracts at market rents
(524(a)(4)(c)) and above-market rents (524(a)(4)(B)), for contracts
[[Page 7045]]
that are not subject to Mark-to-Market debt-restructuring.
Historically, MFH has issued HAP contracts under the seven
regulatory parts listed below. Today, MFH issues renewal HAP contracts
under MAHRA and continues to issue new contracts under 24 CFR part 886
subpart C (Disposition of HUD-owned Projects) and under the Rental
Assistance Demonstration (RAD) Project-Based Rental Assistance (PBRA)
program.
The Section 8 statute requires that the HAP contract contain
certain provisions, which means that the contracts MFH has issued over
the years contain many similar provisions. Many contracts, however,
contain other provisions that mirror the administrative requirements
unique to each program's regulatory structure. Some programs (flagged
below) have both old and new regulation contracts depending on when the
notice of selection or initial application for the project was issued
(for projects subject to Part 880, for example, ``old regulation''
contracts are those that received a notice of selection for their
proposal between 1975 and November 5, 1979 and ``new regulation''
contracts received the notice of selection after November 5, 1979) as
follows:
1. New Construction (24 CFR part 880) (old and new);
2. Substantial Rehabilitation (24 CFR part 881) (old and new);
3. State Housing Agencies (24 CFR part 883) (old and new);
4. New Construction financed under section 515 of the Housing Act
of 1949 (24 CFR part 884);
5. Loan Management Set Aside Program (24 CFR part 886, subpart A);
6. Section 202/8 Program (24 CFR part 891, subpart E) (formerly
part 885);
7. Disposition of HUD-Owned Projects (24 CFR part 886, subpart C);
8. RAD PBRA Program (RAD Notice, Appendix I).
The fundamental difference between old regulation and new
regulation HAP contracts is that new regulation contracts impose a
limitation on distributions for profit-motivated owners, as well as a
requirement for residual receipts and a reserve for replacement
account, whereas old regulation contracts generally do not. As another
example, only new regulation HAP contracts typically require the owner
to submit audited financial statements. These types of differences are
carried forward when contracts are renewed, because the renewal
contracts that HUD has used since the enactment of MAHRA state that
they renew all the provisions of the expiring contract (except for
those pertaining to the identification of contract units by size and
applicable contract rents, the amount of the monthly contract rents,
contract rent adjustments, and any project account). The differing
contract terms that result from this environment contribute to program
complexities that could be reduced by instead having a standard renewal
contract for all projects renewing under section 524. Adoption of a
standard program regulation and contract would reduce the complexity
faced by owners and tenants, in addition to HUD staff and contractors
who are responsible for the administration and oversight of assisted
projects.
HUD sees a clear benefit to moving toward a single program
regulatory structure and a single program contract that sets forth all
contract terms. HUD also recognizes that such contract terms may affect
an owner's decision-making process in considering whether to request
renewal. As a result, MFH is soliciting public comment on this
initiative.
II. Request for Public Comment
This notice offers an opportunity for the public to provide input
on the policies to be incorporated in a standard program regulation.
MFH will consider all public comments received and subsequently issue a
proposed rule. At that time, MFH will accept further public comments on
the proposed standard program regulation. MFH is particularly
interested in public comments addressing the following issues:
A. Reserve for Replacement
(1) To ensure project capital needs are met, HUD intends to require
an owner to establish a HUD-controlled reserve for replacement account,
with initial and annual deposits determined by means of a periodic
capital needs assessment (CNA). Are there circumstances under which HUD
should consider waiving the need for a CNA and, if so, what
circumstances and why?
(2) Should HUD provide an incentive to owners to use their own
capital to establish and/or make continued deposits to a reserve for
replacement account? If yes, how might the incentive be structured?
Should access to the incentive be tied to particular outcomes? If so,
what outcomes?
B. Rehabilitation
(3) Should the standard program regulation address requirements
when a project assisted under section 524 is undergoing rehabilitation?
If not, why not?
(4) If the standard regulation should address rehabilitation, what
elements of rehabilitation should it cover (i.e., rehabilitation
planning, tenant relocation, use of the pass-through)? Are there items
that should be excluded from the regulation?
C. Project Finances
(5) To ensure compliance with the reserve for replacement
requirement, HUD intends to require all owners to submit annual
financial reports. Please comment.
(6) Should the standard program regulation contain any limits on
distributions? If not, how should HUD ensure that owners dedicate
appropriate funds to operating and maintenance costs, and that taxpayer
funds are not providing excessive compensation to owners?
D. HUD Enforcement
(7) In the interest of providing clarity and transparency, HUD
believes it would be beneficial to include in the regulation a subpart
on enforcement, where the tools available to HUD and the circumstances
under which such tools could be employed would be addressed. Please
comment.
E. Vacancy Payments
(8) What incentives could HUD use to encourage owners to re-lease
vacant units quickly? Are there programmatic changes HUD might consider
to encourage this result?
F. Scope
(9) What topics should be addressed in a standard program
regulation? For example, should the regulation be comprehensive,
addressing all aspects of the program, ranging from renewal,
management, occupancy, enforcement, and nondiscrimination,
accessibility for persons with disabilities and equal opportunity
requirements? If not, how should the scope of the regulation be
limited?
(10) HUD expects to incorporate into the regulation tenant rights
equivalent to those that apply currently to tenants residing in
projects assisted under RAD PBRA HAP contracts (as currently described
in Notice H 2019-09/PIH 2019-23). Should the regulation contain a
subpart addressing tenant rights and responsibilities? If so, what
specific topics should the subpart cover?
[[Page 7046]]
G. Renewal Options
(11) Upon expiration, most contracts in MFH's portfolio are
eligible for renewal under section 524 of MAHRA. HUD intends to require
renewal of such contracts by means of the standard program contract, so
that as owners renew, they will be subject to the requirements laid out
in the standard program regulation. Please comment.
H. Other Comments
(12) In addition to the subject areas described above, MFH welcomes
any other input that interested parties believe would contribute to the
successful design and implementation of a standard program regulation
and contract, including input on education and outreach efforts that
would assist owners in understanding and complying with requirements in
the standard program regulation and contract.
Julia R. Gordon,
Assistant Secretary for Housing--FHA Commissioner.
[FR Doc. 2023-02181 Filed 2-1-23; 8:45 am]
BILLING CODE 4210-67-P
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