New Horizons, Kansas City, MO Section 8 Housing Assistance Payments Program Office of Audit, Region 7 Audit Report Number: 2017-KC-1002 Kansas City, KS March 3, 2017 To: Edward Manning, Director, Kansas City Asset Management Division, 7AHMLAS //signed// From: Ronald J. Hosking, Regional Inspector General for Audit, 7AGA Subject: New Horizons, Kansas City, MO, Received Improper Section 8 Housing Assistance Payments Attached is the U.S. Department of Housing and Urban Development (HUD), Office of Inspector General’s (OIG) final results of our review of New Horizons’ Section 8 housing assistance payments program. HUD Handbook 2000.06, REV-4, sets specific timeframes for management decisions on recommended corrective actions. For each recommendation without a management decision, please respond and provide status reports in accordance with the HUD Handbook. Please furnish us copies of any correspondence or directives issued because of the audit. The Inspector General Act, Title 5 United States Code, section 8M, requires that OIG post its publicly available reports on the OIG Web site. Accordingly, this report will be posted at http://www.hudoig.gov. If you have any questions or comments about this report, please do not hesitate to call me at 913-551-5870. Audit Report Number: 2017-KC-1002 Date: March 3, 2017 New Horizons, Kansas City, MO, Received Improper Section 8 Housing Assistance Payments Highlights What We Audited and Why We audited New Horizons’ Section 8 housing assistance payments program because we noted significant deficiencies during our audit of the project’s identity-of-interest management agent, Majestic Management, LLC, report 2017-KC-1001. Our objective was to determine whether New Horizons properly verified tenants’ eligibility, requested assistance only for tenants living in the units, retained tenant files for the required period, and properly collected and deposited tenant rents. What We Found New Horizons’ management agent, Majestic Management, did not properly verify tenant eligibility, requested subsidies for ineligible tenants and tenants not living in units, did not retain tenant files, did not properly collect and deposit rents, and had unreported tenants living in the units. As a result, it received $144,556 in ineligible and $726,399 in unsupported housing assistance payments and could not account for at least $16,687 in project rents owed by tenants. What We Recommend We recommend that HUD require New Horizons to (1) repay $144,556 in housing assistance for tenants who were not eligible for assistance or not living in units, (2) support or repay $726,399 in housing assistance payments based on missing or incomplete tenant files, (3) support that $16,687 in tenant rents was collected and deposited or repay the project, (4) obtain independent management, and (5) conduct a review to determine who currently lives in the units and verify their eligibility. In addition, HUD should monitor New Horizons to ensure that it properly maintains its tenant files, completes the required annual recertifications, and properly supports disability exemptions. Table of Contents Background and Objective......................................................................................3 Results of Audit ........................................................................................................5 Finding: New Horizons’ Management Agent Mismanaged Its Section 8 Housing Assistance Payments Program ......................................................................................... 5 Scope and Methodology .........................................................................................10 Internal Controls ....................................................................................................11 Appendixes ..............................................................................................................12 A. Schedule of Questioned Costs .................................................................................. 12 B. Auditee Comments and OIG’s Evaluation ............................................................. 13 C. Criteria ....................................................................................................................... 32 D. Tenant Deficiencies ................................................................................................... 39 E. Missing Tenant Files ................................................................................................. 41 2 Background and Objective Agape Properties, LLC, a nonprofit corporation located in St. Louis, MO, is the owner of five multifamily scattered properties in Kansas City, MO. These five multifamily properties are known as New Horizons (see photos below). Agape Properties purchased these properties in 2009 and assumed the existing Section 8 housing assistance payments contract with the U.S. Department of Housing and Urban Development (HUD) from the previous owner. 1844 Benton 2643 Garfield 3920 East Linwood 2804 Benton 1715 East Linwood 3 The housing assistance payments contract described the New Horizons project as five group homes with a total of 30 units for developmentally disabled people. In 1996, HUD approved mixing chronically mentally ill and developmentally disabled tenants at the project. HUD made housing assistance payments to Agape Properties under a Section 8 housing assistance payments contract that covered all 30 units. Following a contract rent adjustment in May 2016, each bedroom at the New Horizons project rented for $1,200 per month. From June 2013 through July 2016, HUD paid Agape Properties more than $881,000 in Section 8 housing assistance. Property address Units Assistance payments 2643 Garfield 6 $194,692 3920 East Linwood 6 175,994 1844 Benton 6 155,829 1715 East Linwood 6 173,156 2804 Benton 6 181,723 Total 30 881,394 To purchase the New Horizons project, Agape Properties obtained a HUD-insured loan for almost $1.2 million under Section 207 of the National Housing Act, based on Section 223(f), and an additional $274,400 loan under Section 241(a) of the National Housing Act. To participate in the program, Agape Properties was required to execute a regulatory agreement with HUD. The agreement, signed in 2009, required Agape Properties to deposit all rents and other receipts of the project into a financial institution and restricted the use of those funds. Majestic Management, LLC, a related company, served as the management agent. We audited Majestic Management’s expenditures of multifamily project funds in audit report number 2017-KC-1001. The project-based Section 8 housing assistance payments program provides rental assistance to low-income individuals, enabling them to live in affordable, decent, safe, and sanitary housing. HUD makes the assistance payment to the owner of an assisted unit on behalf of an eligible individual or family. At move-in and at least once annually, the owner or management agent collects appropriate documentation and calculates the amount of the assistance payment, which is the difference between the contract rent and the family’s share of the rent. Under the Section 8 housing assistance payments contract, the owner submits monthly applications for housing assistance payments, in which it certifies that 1. Each tenant’s eligibility and assistance payment is properly computed; 2. All required inspections are completed; 3. The units are decent, safe, sanitary, and occupied or available for occupancy; 4. No amount included has been previously billed or paid; 5. All facts and data on which this request for payment is based are true and correct; and 6. The owner has not received and will not receive any payments or other consideration from the tenant or any public or private source for the unit beyond that authorized in the assistance contract or the lease, except as permitted by HUD. Our audit objective was to determine whether New Horizons properly verified tenant eligibility, requested assistance only for tenants living in the units, retained tenant files for the required period, and properly collected and deposited tenant rents. 4 Results of Audit Finding: New Horizons’ Management Agent Mismanaged Its Section 8 Housing Assistance Payments Program Majestic Management did not properly verify tenant eligibility, requested subsidies for ineligible tenants and tenants not living in units, did not retain tenant files, did not properly collect and deposit rents, and had unreported tenants living in the units. This condition occurred because the owner and identity-of-interest management agent did not implement adequate controls over its housing assistance payments program. As a result, it received $144,556 in ineligible and $726,399 in unsupported housing assistance payments and could not account for at least $16,687 in project rents owed by tenants. Section 8 Housing Assistance Payments Program Mismanaged Of the 87 tenants for whom New Horizons received housing assistance payments, Majestic Management did not properly verify eligibility for 18 tenants, requested subsidies for 16 ineligible tenants, did not retain 62 tenant files as required, and did not properly collect and deposit tenant rents. These numbers cannot be added together, as some files had more than one deficiency. Appendixes D and E contain details on these deficiencies. In addition, New Horizons had at least 11 unreported tenants living in its units for whom it did not receive housing assistance payments. Improperly Verified Tenants Of the 25 tenant files reviewed, Majestic Management did not properly verify the eligibility of 18 tenants by verifying the tenants’ identity or disability. Majestic Management did not properly verify the identity of 13 tenants. The tenant files did not include documents verifying the tenants’ identity, such as the original Social Security card or a driver’s license or government-issued document containing the Social Security number. HUD requires tenants to provide this documentation to verify the tenant’s Social Security number before tenants are admitted to a unit. Majestic Management did not adequately verify that 12 tenants met the disability requirements to live at the property. New Horizons is designated as a property for disabled tenants; however, the owner used it as housing for people struggling with drug and alcohol addiction. Regulations at 24 CFR (Code of Federal Regulations) 5.403 state that for purposes of qualifying for low-income housing, a person with disabilities does not include a person whose disability is based solely on drug or alcohol dependence. Three files contained contradictory information on whether the person’s disability was related to alcohol or drug addiction. Majestic Management used a certification of disability form to document a tenant’s disability. In five files, we were not able to verify that the doctor or licensed social worker who certified the disability existed as we could not locate the social workers who signed the forms in State licensing databases. There were also instances in which tenants told us that the doctor who signed the form was not their doctor, that 5 the tenant filled out and signed the verification of disability form himself, and that the disability form was left blank. One tenant claimed that he was disabled, but he was employed as a construction worker performing hard physical labor. Improperly verified tenants Count Unverified identity 13 Unverified disability 12 Total* 25 *These 25 deficiencies relate to 18 individual tenants. Ineligible Tenants Of the 25 tenant files reviewed, Majestic Management requested subsidies for 16 ineligible tenants. Majestic Management improperly requested subsidies for three house managers. The housing assistance payments contract did not cover the house managers’ units. The New Horizons owner and board members stated that the house manager assigned to each unit did not pay rent and they were not supposed to receive housing assistance payments for their units. In addition, the house manager was an unpaid position given to a tenant who had lived in the home the longest. However, three of the five house managers were included on the housing assistance payment vouchers and were charged rent according to leases in the files and the rent roll. Majestic Management admitted seven nondisabled tenants. New Horizons is designated as a property for disabled tenants. However, of the 10 tenants on the rent roll interviewed, 5 stated that they were not disabled. We also found two disability forms stating that the tenants were not disabled, but the tenants were admitted to the units. New Horizons received housing assistance payments for eight tenants who did not live at the property. According to tenants interviewed, at least eight tenants listed on the most current rent roll and housing assistance vouchers at the time of our review moved in later than the date claimed or no longer lived in their units. One tenant had moved out as much as 6 months earlier, but New Horizons continued receiving housing assistance for him, while another moved in as much as 12 months after the project started collecting the housing assistance payments for her. Ineligible tenants Count House managers 3 Not disabled tenants 7 Tenants not living in units 8 Total* 18 *These 18 deficiencies relate to 16 individual tenants as two of the house managers were also not disabled. 6 Missing Tenant Files Majestic Management did not retain 62 of 87 tenant files as required. HUD requirements state that tenant files must be maintained for 3 years after a tenant vacates a unit. Majestic Management did not maintain tenant files for any of its prior tenants. It maintained tenant files for only 25 of its 26 tenants for whom it received housing assistance payments in July 2016. It did not maintain files for an additional 61 prior tenants and 1 current tenant during our audit period, June 2013 through July 2016. Improper Rent Collection and Deposits Majestic Management did not properly collect and deposit tenant rents. Tenants submitted their rent each month to their respective house manager, who would then submit the rent to Majestic Management to deposit into the New Horizons bank account. There were no receipts issued to tenants for rent paid. For 8 of 31 months of bank statements reviewed, there were no deposits of tenant rent. For the 23 months of bank statements that showed deposits, management provided insufficient records showing what was included in each deposit to allow verification of whether all rents were collected and deposited. Unreported Tenants New Horizons had at least 11 unreported tenants living in its units. During interviews with current tenants in July and August 2016, we determined that at least 11 people lived in the project units in July who were not reported on the housing assistance payment voucher or rent roll for that month. Majestic Management did not report any of these tenants on its July 2016 application for housing assistance payments, instead reporting that 26 units were occupied by different tenants and 4 were vacant. Majestic Management certified to HUD that all facts and data on which the request was based were true and accurate. Inadequate Controls The owner and identity-of-interest management agent did not implement adequate controls over the housing assistance payments program. It did not have adequate oversight of its program or the property, and it did not have adequate policies or procedures to ensure compliance with requirements. The owner and identity-of-interest management agent did not establish adequate oversight of its program or the property. The property had one house manager for each of its five group homes. However, the house manager was an unpaid position given to a tenant who had lived in the home the longest. The house manager was responsible for collecting tenant rent and serving as a communication point between the other residents and the management agent. It did not maintain a local manager to oversee its properties. The property manager lived in St. Louis, MO, and traveled to New Horizons several times per month to address the tenants’ complaints, fulfill any maintenance requests, and collect tenants’ rent from the house managers and bring the payments to the St. Louis management office for deposit. This hands-off approach to property management resulted in the management agent being unaware of when tenants moved in or out of the property and having a general lack of knowledge regarding the tenants. For example, when we asked the property manager to identify the tenants living in each home, she was unable to do so because she did not know their official names in the tenant files and on the rent roll. She stated that she knew only their nicknames. In addition, another employee located in St. Louis, 7 who was both a board member of New Horizons and a director at Majestic Management, would submit the tenants’ housing assistance payments, requesting funds from HUD. This employee reported that she was also in charge of the tenant files beginning in January 2016, but in August 2016, she was still trying to determine who lived there. She was unable to verify tenant names because she did not work with the tenants regularly. The owner and identity-of-interest management agent did not have adequate policies or procedures to ensure compliance with requirements. The project’s only written policies and procedures guidance was a manual called the Residential Management Manual. This manual was issued in 2006 by Majestic Management, but its employees stated that it was no longer in use. Adequate policies and procedures, including those for verification of tenants’ eligibility and occupancy, tenant file retention, and collecting and depositing tenants’ rent, are necessary to ensure compliance with the program requirements. Ineligible and Unsupported Housing Assistance Payments New Horizons received $144,556 in ineligible and $726,399 in unsupported housing assistance payments and could not account for at least $16,687 in project rents owed by tenants. Deficiency Amount Ineligible tenants $144,556 Improperly verified tenants 129,790 Missing tenant files 596,609 Total 870,955 HUD made more than $100,000 in housing assistance payments for tenants who were not disabled or who were the house managers of the units. HUD also overpaid more than $40,000 for tenants who had moved out or who had not yet moved into their units (appendix D). These housing assistance payments were ineligible. HUD made nearly $130,000 in housing assistance payments on behalf of tenants whose identities or their disabilities were not verified. In addition, since the project housed unreported tenants, the units may not have been available to house eligible tenants, and the project may not have received rents for these units. New Horizons also received from HUD nearly $600,000 in housing assistance for tenants whose files were no longer available. Without the required tenant files for these tenants, all of the assistance based on these tenants was unsupported. Appendix E includes a table showing how much assistance New Horizons received for each of these 62 tenants during our audit period. Finally, Majestic Management could not account for at least $16,687 in projects rents owed by tenants. During 8 months, Majestic Management did not make deposits of tenants rent, and management was not able to provide documentation to explain the lack of deposits or where the 8 tenant rents totaling $16,687 would have gone. The amount deposited in the other months varied significantly, and additional rents from tenants may have been unaccounted for in these months. Conclusion New Horizons, through its identity-of-interest management agent Majestic Management, did not properly verify tenant eligibility, requested subsidies for ineligible tenants and tenants not living in units, did not retain tenant files, did not properly collect and deposit rents, and allowed unreported tenants to live in the units. New Horizons received $144,556 in ineligible and $726,399 in unsupported housing assistance payments and could not account for at least $16,687 in project rents owed by tenants because it did not implement adequate controls over its housing assistance payments program. Recommendations We recommend that the Director of the Kansas City Office of Multifamily Housing Programs 1A. Require New Horizons to repay HUD from project funds if available (otherwise, from nonproject funds) $144,556 in housing assistance payments for tenants who were not eligible for assistance or not living in units. 1B. Require New Horizons to provide support for the $726,399 in housing assistance payments based on missing or incomplete tenant files or repay the assistance from project funds if available (otherwise, from nonproject funds) to HUD. 1C. Require New Horizons to support that $16,687 in tenant rents was collected and deposited as required or repay the project from nonproject funds. 1D. Require New Horizons to obtain independent management. 1E. Require New Horizons to conduct a review to determine who currently lives in the units and verify their eligibility. 1F. Monitor New Horizons to ensure that it properly maintains tenant files, completes required annual recertifications, and supports disability exemptions in accordance with HUD requirements. 9 Scope and Methodology We performed our audit work between February and December 2016. We performed our onsite work at Majestic Management’s central office located at 2815 Olive Road, Saint Louis, MO, as well as at the New Horizons project at 1844 Benton, 2804 Benton, 1715 East Linwood, 3920 East Linwood, and 2643 Garfield in Kansas City, MO. Our audit period was June 1, 2013, through July 31, 2016. To accomplish our objective, we reviewed Applicable regulations and HUD guidance. New Horizons’ housing owner’s certification and application for housing assistance payments reports and voucher reports. The project’s bank statements. The project’s regulatory and use agreements. The project’s tenant files. In addition, we interviewed employees of Majestic Management, tenants of the project, property managers and owners, and HUD staff. Based on our review of housing assistance payment voucher reports and applications, we identified 87 tenants who lived at New Horizons and received housing assistance between June 2013 and July 2016. This is our audit universe. We selected all 87 tenants for review due to the small size of the universe. The total housing assistance payment amount received for the 87 tenants between June 2013 and July 2016 was $881,394. We requested the tenant files to determine whether New Horizons’ identity-of-interest management agent, Majestic Management, properly verified tenant eligibility and requested assistance only for eligible tenants. We did not rely on computer-processed data to support our audit conclusions. All audit conclusions were based on the review of source documentation. We conducted the audit in accordance with generally accepted government auditing standards. Those standards require that we plan and perform the audit to obtain sufficient, appropriate evidence to provide a reasonable basis for our findings and conclusions based on our audit objective(s). We believe that the evidence obtained provides a reasonable basis for our findings and conclusions based on our audit objective. 10 Internal Controls Internal control is a process adopted by those charged with governance and management, designed to provide reasonable assurance about the achievement of the organization’s mission, goals, and objectives with regard to Effectiveness and efficiency of operations, Reliability of financial reporting, and Compliance with applicable laws and regulations. Internal controls comprise the plans, policies, methods, and procedures used to meet the organization’s mission, goals, and objectives. Internal controls include the processes and procedures for planning, organizing, directing, and controlling program operations as well as the systems for measuring, reporting, and monitoring program performance. Relevant Internal Controls We determined that the following internal controls were relevant to our audit objective: Policies and procedures to ensure compliance with HUD’s housing assistance payments program requirements. Internal control structures to provide adequate oversight of the program or property. We assessed the relevant controls identified above. A deficiency in internal control exists when the design or operation of a control does not allow management or employees, in the normal course of performing their assigned functions, the reasonable opportunity to prevent, detect, or correct (1) impairments to effectiveness or efficiency of operations, (2) misstatements in financial or performance information, or (3) violations of laws and regulations on a timely basis. Significant Deficiencies Based on our review, we believe that the following items are significant deficiencies: New Horizons did not have adequate controls to ensure compliance with HUD’s requirements (finding). 11 Appendixes Appendix A Schedule of Questioned Costs Recommendation Ineligible 1/ Unsupported 2/ number 1A $144,556 1B $726,399 1C 16,687 Totals 144,556 743,086 1/ Ineligible costs are costs charged to a HUD-financed or HUD-insured program or activity that the auditor believes are not allowable by law; contract; or Federal, State, or local policies or regulations. 2/ Unsupported costs are those costs charged to a HUD-financed or HUD-insured program or activity when we cannot determine eligibility at the time of the audit. Unsupported costs require a decision by HUD program officials. This decision, in addition to obtaining supporting documentation, might involve a legal interpretation or clarification of departmental policies and procedures. 12 Appendix B Auditee Comments and OIG’s Evaluation Ref to OIG Evaluation Auditee Comments Comment 1 Comment 2 13 Ref to OIG Auditee Comments Evaluation Comment 3 14 Ref to OIG Auditee Comments Evaluation Comment 4 Comment 5 Comment 6 15 Ref to OIG Auditee Comments Evaluation Comment 7 16 Ref to OIG Auditee Comments Evaluation Comment 8 Comment 9 Comment 10 Comment 11 Comment 1 Comment 12 17 Ref to OIG Auditee Comments Evaluation 18 Ref to OIG Auditee Comments Evaluation Comment 13 Comment 14 Comment 15 Comment 16 19 Ref to OIG Auditee Comments Evaluation Comment 17 Comment 18 Comment 19 20 Ref to OIG Auditee Comments Evaluation Comment 20 Comment 21 Comment 22 21 Ref to OIG Auditee Comments Evaluation Comment 23 Comment 24 Comment 25 22 Ref to OIG Auditee Comments Evaluation Comment 26 Comment 27 Comment 28 Comment 23 Comment 29 23 Ref to OIG Auditee Comments Evaluation Comment 30 24 OIG Evaluation of Auditee Comments Comment 1 Majestic Management’s response included numerous exhibits which due to volume are not printed in our report. The exhibits are available upon request. Comment 2 These comments relate to management agent activities at other projects, which were discussed in our audit report 2017-KC-1001, issued December 16, 2016. Comment 3 This situation involves a non-HUD project so we did not review this information during our audit. Comment 4 Majestic Management expressed dissatisfaction with the way we notified them of our audit. We contacted the president on February 19, 2016, and explained to her that we would be conducting an audit of Majestic Management and set up the entrance conference for three days later. At this meeting, we told the president the reason for scheduling the audit, the audit objective and the scope and also allowed time for any questions to be asked. Because of the short turnaround between scheduling and the meeting, we delivered the audit notification letter to the auditee at the meeting. It is not a standard auditing practice of ours to ask for an attorney to be present when a subpoena is signed. Comment 5 As Majestic Management stated in their comments, we met with them and their attorney and agreed to reduce the scope of our subpoenaed records from five years to three, based on Majestic Management’s request for less documents to produce and because we were focusing on more current issues in the audit report. We informed Majestic Management of our decision to issue two reports from this audit: one on Majestic’s expenditures of project funds for all HUD-insured projects that it managed and one on Majestic’s receipt of income for New Horizons. While we estimated that we might have the draft report ready by September or October of 2016 depending on the availability of audit documentation, we actually provided the draft of the first report on November 1, 2016. Comment 6 Majestic Management discussed the use of the president’s signature stamp. These comments relate to activities discussed in the first report, audit report number 2017-KC-1001, issued December 16, 2016. Comment 7 Majestic Management provided information relating to the history of how they came to acquire and manage the New Horizons project. Our audit scope did not cover this as we audited activities occurring after June 2013. Comment 8 Majestic Management’s response indicated that every management review prior to 2016 was satisfactory or above average. However, HUD conducted a Management and Occupancy Review on July 30, 2015 that resulted in Below Average owner rating. HUD issued a Notice of Violation (NOV) based on a variety of findings. In particular, it reported that the ownership and the identity of 25 interest management agent had continued to violate HUD business agreements, specifically the Regulatory Agreement and Section 8 Housing Assistance Payment Contract ("HAP") dated July 1, 2009. Comment 9 Majestic Management identified the employees involved in the daily project oversite at the New Horizons project. However, the president of Majestic Management is ultimately responsible for the actions of the company and its employees. Proper oversight of the business and its employees is needed to ensure the company is performing in accordance with all HUD rules and regulations. Comment 10 Majestic Management’s response indicated that the employee, who was both a board member of New Horizons and a director at Majestic Management, stopped performing the day-to-day operations of the project in early 2012 and didn’t resume this task until December 2016. However, the tenant files have her signature on all documents from 2013 to current. The tenant files do not bear the signature of the other Majestic Management employee. Comment 11 Majestic Management’s response discussed hiring a third party to review its files. This 100 percent third party review of the tenant files was mandated by HUD as a result of a HUD tenant file review conducted on May 24, 2016. The review determined that the project’s tenant files were non-compliant with occupancy requirements of subsidized multifamily programs, as described in HUD Handbook 4350.3 and non-compliant with the Enterprise Income Verification notice H2013-06. Comment 12 Majestic Management expressed concerns with us visiting New Horizons to conduct interviews with tenants. There appears to be some confusion on the part of the auditee as they were not present during the interviews. Majestic claimed there were 3 investigators at New Horizons on Friday, July 19th; however, there were 2 auditors onsite on Friday, July 15th. We went onsite to perform confirmations as one of our auditing procedures. This is a procedure in which we confirm the information in the tenant files directly with the tenants without the involvement of management. We introduced ourselves to the residents, informed them that we had been performing an audit of Majestic Management, and asked them questions to confirm the information in the tenant files. Majestic Management’s response includes a number of misstatements. We did not threaten the tenants, misinform the tenants about what Majestic knew about our audit procedures, open a door and let ourselves in, or state that Majestic was under investigation for misappropriation of funds. Also, numerous times throughout the response our audit is referred to as an investigation which is also incorrect as we were performing an audit, not an investigation. Comment 13 Majestic Management’s response discussed how we came back to Kansas City to perform more inspections without their knowledge and without giving the tenants 24-hour notice. We did come back to Kansas City to try to talk to additional tenants since we were unable to complete all interviews during our first visit. In 26 this case, we were not required to give 24-hour notice as we were not conducting inspections of units and were not asking tenants to allow us into their units. We preferred to conduct our interviews outside and this is where most of the interviews took place. We did not go into any tenants’ units and only went into the common area when invited by tenants or house managers. The HUD OIG law enforcement officers who accompanied us were dressed in plain clothes and identified themselves accordingly. The officers only told one tenant she could be arrested. When that tenant lied about her identity, the officer told her she could be arrested if she lied to a federal law enforcement officer. Comment 14 Majestic Management’s response indicated that as a result of our interviews, tenants gave notice to vacate the property, which resulted in financial difficulties for the project. We cannot comment on whether any tenants decided to vacate the project as a direct result of our visit. On August 29, 2016, Majestic told us they had received four notices to vacate, and provided us an updated rent roll. We analyzed the information and identified five tenants who had appeared on the July rent roll who were no longer on the August roll or were noted as pending move out. We had not been able to interview any of these five tenants during our onsite visits. We do not have further documentation on when they vacated or for what reason. Comment 15 Majestic Management’s response stated that we returned to the property to conduct additional interviews which we did because we had not been able to interview many of the tenants during the previous two visits. We provided a sign- up sheet to management with half hour time slots for each tenant at each of the homes, but we did not receive a response showing who was scheduled for which time slots. We again did not get full tenant participation even after having management give tenants notice and were only able to talk to some tenants on August 31, 2016. We did not ask tenants about their particular disability or hospital stays. We presented the tenants with documents from their tenant files and asked them to confirm that it was their information and that the information provided to HUD was accurate. Comment 16 Majestic Management’s response again dealt with us coming back to the property to conduct interviews. The auditee is again confused on the dates, times and details of the interviews as they were not present during the interviews. We emailed management on August 30, 2016, rather than August 31, 2016, letting them know we were running late but were still coming to the property. When we arrived we were not able to conduct interviews because no tenants were available. We conducted additional interviews on August 31, 2016. Comment 17 Majestic Management’s response stated that they have provided as Attachment F letters from tenants who wanted to voice their concerns about how they were treated. However, the letters do not accurately reflect the nature of the interviews we performed. One of the letters was from a house manager we never spoke to 27 during any of our trips to New Horizons. Another was from a house manager who we did speak to. The two emails from the house managers have many identical statements and were dated within a day of the date Majestic’s comments for this report were due, which was about 6 months after we last spoke to the one house manager. The last two letters, presumably written by the same tenant, said the tenant was harassed by HUD people. However, our interview with that tenant was cordial and we provided assistance to that tenant by answering questions he had about federal housing. Also, the tenant’s name on the one letter is misspelled, and he did not sign the other letter but we presume it was from him since he was the only tenant ever interviewed at the listed address. Comment 18 Majestic Management stated that they have corrected all tenant files and the files now include the verification forms. However, we were not provided with this corrected tenant file information or verification forms. The corrected files can be provided to HUD during the audit resolution process for HUD to determine whether the corrections adequately resolve the issue. Comment 19 Majestic Management’s response indicated that we violated the Fair Housing Act and that we are asking them to do so as well. We did not violate the Fair Housing Act and we are not asking Majestic Management to do so either. Majestic Management must follow applicable HUD Handbooks. Shown in appendix C to this audit report, HUD Handbook 4350.3 - Occupancy Requirements of Subsidized Multifamily Housing Programs, Section 3-28, states that an owner may verify disability to determine whether a family or person meets the definition of disability used to determine eligibility for a project, preferences, or an allowance, or to identify applicant needs for features of accessible units or reasonable accommodations. The owner may not specifically ask for or verify the nature and extent of the disability. There are ways to verify disability status without obtaining detailed information or information that must not be collected. The form Majestic used to verify disability should have been a third-party verification of disability in which the form is sent by the owner to an appropriate source of information, including but not limited to a physician, psychologist, clinical social worker, other licensed health care provider, or the Veterans Administration. It further states that if a third-party form is used, it must be signed by the applicant authorizing the release of such information to the owner. The forms provided in the tenant file did not indicate that they were third party verifications as they did not show mailing addresses, fax numbers or other information indicating that they were sent by the owner to a third party. In some cases, the tenants themselves filled out the third party verification form. Comment 20 Majestic Management claimed it did not request subsidies for three house managers, and it indicated there were specific criterion to become a house manager. However, according to the housing assistance payment vouchers, Majestic Management did request subsidies for three individuals that they identified as house managers. We were able to talk to two of these three house 28 managers, both of whom confirmed that they were house managers and therefore did not pay rent. We were never provided with the specific criterion that house managers need to meet. When we asked this of Majestic Management they confirmed that it was just the tenant that lived in the home the longest. Again, we have not been provided with all files that have been updated. Comment 21 Majestic Management’s response stated they are not responsible for checking in on their tenants on a monthly basis. However, management must certify to HUD monthly that all facts and data on which the request for housing assistance payments was based were true and accurate. If management requests housing assistance payments for different tenants than those actually occupying the units, they are providing a false certification to HUD for tenants no longer living in units. Comment 22 Majestic Management’s response stated that they are unaware of missing tenant files. We initially requested the tenant files for all of Majestic Management’s HUD properties for the time period January 1, 2011 through January 31, 2016 with our subpoena back in February 2016. However, we were not provided the tenant files until July 2016. At that time, we notified management that we had received 25 files and asked if there were 5 vacancies since New Horizons was a 30 unit project. Management replied back that there should have been 26 files as there are 4 vacancies. We informed management of the file we were missing and were told it had fallen out in an employee’s trunk and we would be provided with it, but we never were. Therefore, we were only provided with 25 of the 26 current tenant files for review. Since the subpoena asked for tenant files covering several years, that meant we needed all files, not just files for current tenants. We again requested these tenant files via email on August 11, 2016, and asked Majestic’s attorney for them during our meeting on August 15, 2016, at which time he told us that they did not have these files. He requested that we send him a request in writing for those files and he would respond, so we would have it in writing that they do not have these tenant files. We sent an email on August 16, 2016, to the attorney and management, but never received a response. Comment 23 Majestic Management’s response questioned how we could conclude there were missing tenant rents since we had stated we did not receive enough detail on the deposits, and they indicated that they process rent and make monthly rent deposits as required by HUD. However, according to the project bank statements, there were no deposits that could have potentially been for tenant rent during 8 of the months we reviewed. Comment 24 Majestic Management’s response stated that our draft report includes the following false statement: Majestic Management had 11 unreported tenants living in its units. However, based on the interviews we conducted with current tenants and house managers in July and August 2016, we identified 11 individuals who lived in the project units in July but were not reported on the housing assistance 29 payment voucher or rent roll for that month. On its July 2016 application for housing assistance payments, Majestic Management reported that 26 units were occupied by tenants other than the 11 we identified through our interviews and 4 were vacant. Majestic Management certified to HUD that all facts and data on which the housing assistance payments request was based were true and accurate. Comment 25 Majestic Management asserted that New Horizons received the attention that it should despite staff living out of town. However, we found that management’s lack of knowledge of who was living at the property was due in part to the owner and identity-of-interest management agent not establishing adequate oversight. Further, in the Notice of Violation issued by HUD in July 2015, HUD stated that Majestic is in violation of HUD requirements by providing inadequate onsite supervision for elderly or disabled residents at the project. Majestic Management’s comments also stated that it was not true that the board member of New Horizons and director at Majestic Management (who they referred to as the property manager in their comments) indicated she was still trying to decipher who lived in the property. During an interview in August 2016 with this employee, she told us she was still trying to determine who lived in the units. Majestic Management’s comments further stated that we were confused about who was property manager versus who was property maintenance. We asked all the Majestic Management employees their duties during interviews in 2016. The property manager explained her role as the property manager and stated she had been the property manager for four years. We asked this property manager to identify the tenants living in each home and she was unable to do so because she did not know their official names in the tenant files and on the rent roll. She stated that she knew only their nicknames. We also asked the president what the property manager’s role was and the president confirmed that the employee was the property manager at New Horizons. Now, Majestic Management is calling the property manager property maintenance. Comment 26 Majestic Management’s response stated that they never told us the Majestic manual was no longer used. However, we were told by the office manager who provided the Majestic manual that they were outdated and not used. Comment 27 Majestic Management replied to our recommendation 1A by stating that the reported number was based on our review of 26 tenant files. We received and reviewed 25 tenant files, not 26 as noted in Majestic Management’s comments. We were not provided with the updated tenant files. As part of the audit resolution process, HUD will determine whether any information that has been added to the files is appropriate and whether it has any impact on the amounts we calculated as being ineligible. Comment 28 Majestic Management’s response stated that our figure in recommendation 1B was inflated. However, we have not been provided with any documentation to support the $726,399 in housing assistance payments we reported as unsupported 30 because Majestic Management had missing or incomplete tenant files. This number is mostly for past tenants for which Majestic Management did not have tenant files. Comment 29 Majestic Management’s response addressed our recommendation 1D stating that they have hired a property management consultant to address the issues identified in the audit report. We have not reviewed or received any of the updated forms, policies and procedures, or methods as referenced in Majestic Management’s response. However, based on this audit report and the last audit report, we believe that New Horizons should hire independent management of its property, not just a one-time consultant. Comment 30 Majestic Management’s response addressed our recommendation 1E stating that all tenant files are accurate with current data. The updated tenant files and other information indicated in the response can be provided to HUD during the audit resolution process for HUD to determine if the updates are enough to close this recommendation. 31 Appendix C Criteria Provisions From the Regulatory Agreement Entered Into by Agape Properties in August 2009 Owners shall not, without the prior written approval of the [HUD] Secretary, permit the use of the dwelling accommodations or nursing facilities of the project for any purpose except the use which was originally intended. The mortgaged property, equipment, buildings, plans, offices, apparatus, devices, books, contracts, records, documents, and other papers relating thereto shall at all times be maintained in reasonable condition for proper audit and subject to examination and inspection at any reasonable time by the Secretary or his duly authorized agents. All rents and other receipts of the project shall be deposited in the name of the project in a financial institution, whose deposits are insured by an agency of the Federal Government. Such funds shall be withdrawn only in accordance with the provisions of this Agreement for expenses of the project or for distributions of surplus cash as permitted by paragraph 6(e) above. Any Owner receiving funds of the project other than by such distribution of surplus cash shall immediately deposit such funds in the project bank account and failing so to do in violation of this Agreement shall hold such funds in trust. Until September 1, 2022, the maturity date of the original 202 direct loan associated with this project, in the case of a conflict between a provision in this Regulatory Agreement and a provision in the Use Agreement between the Owners and the Secretary dated as August 25, 2006, the provision in the Use Agreement will control. Provisions From the Use Agreement – Dated August 2006 The Owner, for itself, its successors and assigns, covenants with HUD that the Owner will continue to operate the Project on terms at least as advantageous to existing and future tenants as the terms required by the original Section 202 loan agreement or any Section 8 rental assistance payments contract or any other rental housing assistance contract and all applicable Federal regulations for not less than the remaining term of the original Section 202 direct loan. The Owner agrees to maintain the Project solely as rental housing for very-low income elderly or disabled persons (or low income elderly or disabled person as approved by HUD or moderate income elderly or disabled persons in the case of non-subsidized Section 202 projects) for the life of the Use Agreement. The Project will continue to operate until the maturity date of the original Section 202 Loan in a manner that will provide rental housing for the elderly and persons with disabilities on terms at least as advantageous to existing and future tenants as the terms required by the original loan. Provision From the Housing Assistance Payments Basic Renewal Contract, Dated May 2012 32 Housing assistance payments shall only be paid to the Owner for contract units occupied by eligible families leasing decent, safe and sanitary units from the Owner in accordance with statutory requirements, and with all HUD regulations and other requirements. Housing Owner’s Certification and Application for Housing Assistance Payments, Form HUD-52670 Part V – Owner’s Certification I certify that: (1) Each tenant’s eligibility and assistance payment was computed in accordance with HUD’s regulations, administrative procedures, and the Contract, and are payable under the Contract; (2) all required inspections have been completed; (3) the units for which assistance is billed are decent, safe, sanitary, and occupied or available for occupancy; (4) no amount included on this bill has been previously billed or paid; (5) all the facts and data on which this request for payment is based are true and correct; and (6) I have not received and will not receive any payments or other consideration from the tenant or any public or private source for the unit beyond that authorized in the assistance contract or the lease, except as permitted by HUD. Upon request by the Department of Housing and Urban Development, its duly authorized representative, or the Comptroller General of the United States, I will make available for audit all books, records and documents related to tenants’ eligibility for, and the amount of, assistance payments. Warning: HUD will prosecute false claims & statements. Conviction may result in criminal and/or civil penalties (18 U.S.C. Sections 1001, 1010, 1012; 31 U.S.C. [United States Code] Sections 3729, 3802). 24 CFR 5.403 Person with disabilities: (1) Means a person who: (i) Has a disability, as defined in 42 U.S.C. 423; (ii) Is determined, pursuant to HUD regulations, to have a physical, mental, or emotional impairment that: (A) Is expected to be of long-continued and indefinite duration; (B) Substantially impedes his or her ability to live independently, and (C) Is of such a nature that the ability to live independently could be improved by more suitable housing conditions; or (iii) Has a developmental disability as defined in 42 U.S.C. 6001. (2) Does not exclude persons who have the disease of acquired immunodeficiency syndrome or any conditions arising from the etiologic agent for acquired immunodeficiency syndrome; (3) For purposes of qualifying for low-income housing, does not include a person whose disability is based solely on any drug or alcohol dependence; and 33 (4) Means “individual with handicaps”, as defined in §8.3 of this title, for purposes of reasonable accommodation and program accessibility for persons with disabilities. 24 CFR 891.505 Handicapped person or individual means: (1) Any adult having a physical, mental, or emotional impairment that is expected to be of long- continued and indefinite duration, substantially impedes his or her ability to live independently, and is of a nature that such ability could be improved by more suitable housing conditions. (2) A person with a developmental disability, as defined in section 102(7) of the Developmental Disabilities Assistance and Bill of Rights Act (42 U.S.C. 6001(5), i.e., a person with a severe chronic disability that: (i) Is attributable to a mental or physical impairment or combination of mental and physical impairments; (ii) Is manifested before the person attains age twenty-two; (iii) Is likely to continue indefinitely; (iv) Results in substantial functional limitation in three or more of the following areas of major life activity: (A) Self-care; (B) Receptive and expressive language; (C) Learning; (D) Mobility; (E) Self-direction; (F) Capacity for independent living; (G) Economic self-sufficiency; and (v) Reflects the person’s need for a combination and sequence of special, interdisciplinary, or generic care, treatment, or other services that are of lifelong or extended duration and are individually planned and coordinated. (3) A person with a chronic mental illness, i.e., if he or she has a severe and persistent mental or emotional impairment that seriously limits his or her ability to live independently, and whose impairment could be improved by more suitable housing conditions. (4) Persons infected with the human acquired immunodeficiency virus (HIV) who are disabled as a result of infection with the HIV are eligible for occupancy in section 202 projects designed for the physically disabled, developmentally disabled, or chronically mentally ill depending upon the nature of the person’s disability. A person whose sole impairment is alcoholism or drug addiction (i.e., who does not have a developmental disability, chronic mental illness, or physical disability that is the disabling condition required for eligibility in a particular project) will not be considered to be disabled for the purposes of the section 202 program. HUD Handbook 4350.3 - Occupancy Requirements of Subsidized Multifamily Housing Programs 3-4 Eligibility Determinations – General 34 Owners are required to determine whether applicants are eligible to occupy the subsidized property and receive housing assistance. Eligibility is determined by federal statute and HUD regulation. For HUD programs, eligibility is only determined at move-in or at initial certification, (e.g. when a Section 236 tenant starts receiving Section 8 assistance) except as discussed in paragraphs 3-13, Determining Eligibility of Students for Assistance and 3-16, Determining the Eligibility of a Remaining Member of a Tenant Family. HUD's general eligibility requirements are found in HUD’s regulations at 24 CFR, part 5. 3-9 Disclosure of Social Security Numbers C. Provisions for Applicants Disclosure and/or Documentation of Social Security Numbers An applicant may not be admitted until SSNs [Social Security numbers] for all household members have been disclosed and verification provided. 1. If all household members have not disclosed and/or provided verification of their SSNs at the time a unit becomes available, the next eligible applicant must be offered the available unit. 2. The applicant who has not disclosed and provided verification of SSNs for all household members must disclose and provide verification of SSNs for all household members to the owner within 90 days from the date they are first offered an available unit. 3. If the owner has determined that the applicant is otherwise eligible for admission into the property, and the only outstanding verification is that of disclosing and providing verification of the SSN, the applicant may retain his or her place on the waiting list for the 90-day period during which the applicant is trying to obtain documentation. 4. After 90 days, if the applicant has been unable to supply the required SSN and verification documentation, the applicant should be determined ineligible and removed from the waiting list (see paragraph 4-20 A). 3-14 Key Regulations This paragraph identifies key regulatory citations pertaining to Section 2: Project Eligibility. The citations and their titles (or topics) are listed below. A. Eligibility for Admission to Section 8 Projects 24 CFR part 5, subpart D (Definitions for Section 8) B. Eligibility for Admission to Individual Section 202, Section 202/8, Section 202/162 PAC [project assistance contract], Section 202 PRAC [project rental assistance contract], and Section 811 PRAC Projects 24 CFR part 891, subparts A, B, C, and D (Section 202 PRAC and Section 811 PRAC projects) 24 CFR part 891, subpart E (Section 202/8 and Section 202 PAC projects) 3-28 Verification of Family Type and Individual Status A. Overview Eligibility for certain projects (as identified in Section 2 of this chapter), certain income deductions, and preferences are based upon whether the family is identified as elderly or 35 disabled, or whether a family has any individual members who are elderly or disabled. Therefore, verifications of age and disability status are very important issues in determining eligibility and rent. B. Disability An owner may verify disability to determine whether a family or person meets the definition of disability used to determine eligibility for a project, preferences, or an allowance, or to identify applicant needs for features of accessible units or reasonable accommodations. The owner may not specifically ask for or verify the nature and extent of the disability. There are ways to verify disability status without obtaining detailed information or information that must not be collected. Verification of disability may be obtained through the following methods: 1. A third-party verification form may be sent by the owner to an appropriate source of information, including but not limited to a physician, psychologist, clinical social worker, other licensed health care, or the Veterans Administration. a. If a third-party form is used, it must be signed by the applicant authorizing the release of such information to the owner. b. The form should provide the definitions of disability used to determine eligibility and rent and should request that the source completing the form identify whether the applicant meets the definition. In this way the owner is not required to make any judgments about whether a condition is considered a disability, and will not have prohibited information. 2. Receipt of social security disability payments is adequate verification of an individual’s disability status for programs listed in Figure 3-5 that use definition E for person with disabilities. Such information is obtained through verification of the social security disability payments. See the discussion in Chapter 5, Section 3. NOTE: Applicants who meet the Social Security’s definition of disabled are eligible even if they do not receive social security benefits. The Section 202 and Section 811 programs do not use this definition of disability, therefore, this note does not apply to applicants for units in Section 202 or 811 projects. Because the Disability Status in EIV [the Enterprise Income Verification system] is not always accurate, owners must not use this status for determining an applicant’s or tenant’s eligibility as disabled for a HUD program or for receiving the elderly/disabled household allowance. Owners must obtain current tenant-provided documentation, or verification directly from the Social Security office to determine whether an applicant or tenant meets their definition as disabled for programs listed in Figure 3-5 that use definition E for person with disabilities. 3. Receipt of a veteran’s disability benefits does not automatically qualify a person as disabled, because the Veteran’s Administration and Social Security Administration define disabled differently. 4-22 Record-Keeping (A) The owner must retain current applications as long as their status on the waiting list is active. 36 (B) Once the applicant is taken off the waiting list, the owner must retain the application, form HUD-92006 completed by the applicant, initial rejection notice, applicant reply, copy of the owner’s final response, and all documentation supporting the reason for removal from the list for three years. (C) When an applicant moves in and begins to receive assistance, the application and form HUD-92006 completed by the applicant must be maintained in the tenant file for the duration of the tenancy and for three years after the tenant leaves the property. (D) All files must be kept secure so that personal information remains confidential. (E) The applicant’s or tenant’s file should be available for review by the applicant or tenant upon request or by a third party who provides signed authorization for access from the applicant or tenant. EIV income data found in the tenant’s file has additional disclosure requirements (see paragraph 9-18). 5-12 – Verification Requirements B. Timeframe for Conducting Verifications Owners conduct verifications at the following three times. 1. Owners must verify income, assets, expenses, and deductions and all eligibility requirements prior to move-in. 2. Owners must verify each family’s income, assets, expenses, and deductions as part of the annual recertification process. Refer to Chapter 7, Section 1 for information on annual recertifications. 3. Owners must verify changes in income, allowances, or family characteristics reported between annual recertifications. Refer to Chapter 7, Section 2 for information on interim recertifications. 5-23 – Record-Keeping Procedures A. Owners must keep the following documents in the tenant’s file at the project site: 1. All original, signed forms HUD 9887 and HUD 9887-A; 2. A copy of signed individual consent forms; and 3. Third-party verifications. B. Owners must maintain documentation of all verification efforts throughout the term of each tenancy and for at least three years after the tenant moves out. C. The tenant’s file should be available for review by the tenant upon request or by a third party who provides signed authorization for access from the tenant. 7-4 – Key Requirements A. To ensure that assisted tenants pay rents commensurate with their ability to pay, HUD requires the following: 1. Owners must conduct a recertification of family income and composition at least annually. Owners must then recompute the tenants’ rents and assistance payments, if applicable, based on the information gathered. 9-7 - Data Collection and Processing Procedures E. Record-Keeping Requirements for HUD-50059, HUD-50059-A and Vouchers 1. Owners must keep the signed HUD-50059(s) and copies of the HUD-50059-A(s) for tenants from the time of move-in to move-out and for a minimum of three years 37 thereafter. Owners may move older records offsite when files get large, however, upon request, the files must be made available for review by HUD or the Contract Administrator. Appendix 3: Acceptable Forms of Verification 38 Appendix D Tenant Deficiencies Disability not supported Identity not verified Does not live in unit House manager Not disabled Total housing Tenant Supported Unsupported Ineligible assistance payment 1 X $34,078 $34,078 2 X 2,873 $2,873 3 X X 6,925 6,925 4 X X 3,335 3,335 5 X X 2,970 990 1,980 6 X 2,904 2,904 7 X 10,449 10,449 8 X X 15,245 15,245 9 X 9,168 9,168 10 X 7,815 $4,908 2,907 11 X X 7,383 7,383 12 X X X 10,449 6,924 3,525 13 X 13,353 2,721 10,632 14 X X X 3,069 907 $2,162 15 X X 14,953 14,953 16 X X 37,224 37,224 17 X 2,361 2,361 18 X X 29,645 29,645 19 X X X 8,141 2,308 5,833 20 X X X 16,577 16,577 21 X X 11,785 11,785 22 2,810 2,810 23 X 10,449 10,449 24 X X X 8,067 1,080 6,987 25 X 12,757 12,757 Total 13 12 7 8 3 284,785 10,439 129,790 144,556 39 The following table shows details regarding assistance paid for the eight tenants not living in units. Assistance for Tenants Not Living in Units Assistance Assistance Overpaid Tenant Move-in Move-out start end assistance 2 May 2016 May 2016 May 2016 Continues* $2,873 5 May 2016 May 2016 June 2016 Continues* 1,980 Current 10 Mar. 2016 Dec. 2015 tenant Continues* 2,907 11 Jan. 2016 Jan. 2016 Jan. 2016 Continues* 7,383 Current 13 May 2016 May 2015 tenant Continues* 10,632 14 May 2016 May 2016 June 2016 Continues* 2,162 19 Jan. 2016 Jan. 2016 Mar. 2016 Continues* 5,833 24 Jan. 2016 Jan. 2016 Feb. 2016 Continues* 6,913 Total 40,683 *New Horizons continued to receive assistance for these tenants as of July 2016, which was the last month for which we obtained housing assistance payment vouchers. 40 Appendix E Missing Tenant Files Tenant* HAP begin HAP end Total HAP 1 Oct. 2013 May 2014 $6,906 2 June 2013 Sept. 2013 3,780 3 June 2013 Sept. 2013 4,476 4 June 2013 July 2013 1,661 5 Mar. 2015 Jan. 2016 8,755 6 Dec. 2013 Nov. 2014 13,428 7 June 2013 Sept. 2013 4,476 8 May 2015 Aug. 2015 4,579 9 June 2013 Dec. 2013 6,944 10 July 2015 Apr. 2016 11,354 11 June 2013 Sept. 2013 4,476 12 May 2015 Oct. 2015 6,924 13 May 2015 Jan. 2016 9,344 14 June 2013 July 2013 1,191 15 June 2013 June 2015 28,045 16 June 2013 Dec. 2013 6,750 17 Oct. 2013 Feb. 2014 4,210 18 June 2013 Feb. 2015 19,155 19 July 2015 July 2016 14,953 20 Oct. 2013 May 2015 21,838 21 July 2013 July 2013 108 22 Jan. 2014 Dec. 2014 13,392 23 Feb. 2014 Jan. 2015 13,312 24 Jan. 2015 Oct. 2015 8,968 25 June 2013 Dec. 2015 28,583 26 June 2013 Sept. 2013 4,476 27 Oct. 2013 Oct. 2015 19,135 28 June 2013 Jan. 2014 6,491 29 Nov. 2015 Apr. 2016 6,924 30 Oct. 2013 July 2015 23,681 31 June 2013 July 2013 1,155 32 June 2013 July 2015 22,786 33 July 2015 Oct. 2015 4,430 34 May 2015 Dec. 2015 9,083 35 June 2013 July 2013 1,336 41 Tenant HAP Begin HAP End Total HAP 36 Sept. 2013 Aug. 2014 13,428 37 June 2013 Nov. 2013 4,408 38 June 2013 Nov. 2013 5,113 39 June 2013 Sept. 2013 3,880 40 Nov. 2015 Apr. 2016 6,924 41 June 2013 June 2013 992 42 June 2013 Aug. 2014 16,785 43 Feb. 2014 May 2015 17,788 44 Oct. 2013 Sept. 2014 13,428 45 Jan. 2016 Apr. 2016 3,814 46 Feb. 2015 May 2016 13,769 47 June 2013 Aug. 2013 2,419 48 June 2015 Apr. 2016 11,848 49 Aug. 2014 July 2015 8,089 50 June 2013 Sept. 2013 4,024 51 Nov. 2015 Apr. 2016 6,924 52 June 2013 Aug. 2013 2,451 53 June 2013 Sept. 2013 3,236 54 June 2013 Jan. 2016 33,858 55 Sept. 2013 Apr. 2016 36,300 56 June 2013 Jan. 2014 6,971 57 June 2013 July 2013 1,336 58 Oct. 2013 Sept. 2014 9,672 59 July 2015 Apr. 2016 11,540 60 June 2015 Oct. 2015 4,890 61 June 2013 July 2013 1,336 62 Jan. 2016 Apr. 2016 4,281 Total 596,609 *The tenant numbers listed here do not agree with the tenant numbers in appendix D. 42
New Horizons, Kansas City, MO, Received Improper Section 8 Housing Assistance Payments
Published by the Department of Housing and Urban Development, Office of Inspector General on 2017-03-03.
Below is a raw (and likely hideous) rendition of the original report. (PDF)