,i #aaith ,,congress #ast ,session ,h4 ,r4 #aiha ,,in ,,the ,,house ,,of ,,representatives ,march #aj1 #bjbe,mr4 ,cleaver 7for himself1 ,mr4 ,lawler1 ,mr4 ,casten1 ,mr4 ,gooden1 ,mr4 ,lynch1 and ,mr4 ,ciscomani7 introduced the following bill2 which was referred to the ,committee on ,financial ,services ,a ,,bill ,to increase the number of landlords participating in the ,housing ,choice ,voucher program4 #a4 ,short title ,this ,act may be cited as the ,choice in ,affordable ,housing ,act of #bjbe4 #b4 ,definitions ,in this ,act-- 7#a7 the term ,housing ,choice ,voucher program means the tenant-based assistance program under section #h7o7 of the ,united ,states ,housing ,act of #aicg 7#db ,u4,s4,c4 #adcg;f7o772 7#b7 the term ,secretary means the ,secretary of ,housing and ,urban ,development2 and 7#c7 the term ,tribal ,housing and ,urban ,development-,veterans ,affairs ,supportive ,housing program means the demonstration program established under paragraph 7#e7 under the heading ,tenant-based rental assistance under the heading ,public and ,indian ,housing in title ,,ii of division ,k of the ,consolidated and ,further ,continuing ,appropriations ,act1 #bjae 7,public ,law #aac-bce2 #abh ,stat4 #bgcb7 7commonly known as ,tribal ,,hud-,,vash74 #c4 ,findings ,congress finds the following3 7#a7 ,the ,housing ,choice ,voucher program is the ,federal ,government's largest program helping low-income families1 the elderly1 and persons with disabilities to afford decent1 safe1 and sanitary housing in the private market4 7#b7 ,the ,housing ,choice ,voucher program is proven to have positive impacts on voucher holders1 including increased housing stability1 reduced homelessness1 and children lifted out of poverty4 7#c7 ,as a public-private partnership1 the ,housing ,choice ,voucher program relies on the willingness of private landlords to accept vouchers4 7#d7 ,landlord participation is declining in the ,housing ,choice ,voucher program1 with an average of #aj1jjj housing providers leaving the program each year between #bjaj and #bjaf4 7#e7 ,landlord participation is especially lacking in high-opportunity neighborhoods that have low poverty rates and good access to quality schools1 jobs1 and public transportation4 7#f7 ,the ,secretary has conducted and continues to conduct research on landlord participation in the ,housing ,choice ,voucher program4 7#g7 ,the ,moving to ,work demonstration program of the ,department of ,housing and ,urban ,development has given participating public housing agencies the ability to test innovative strategies to incentivize landlords to accept vouchers4 7#h7 ,indian ,tribes and tribally designated housing entities1 which do not participate in the ,housing ,choice ,voucher program1 benefit from the ,tribal ,housing and ,urban ,development-,veterans ,affairs ,supportive ,housing program1 which provides rental assistance to ,native ,american veterans who are experiencing or at risk of experiencing homelessness4 #d4 ,sense of ,congress ,it is the sense of ,congress that the ,housing ,choice ,voucher program should be improved to increase the number of landlords1 particularly landlords with units in high-opportunity neighborhoods1 who accept vouchers in order to expand housing choice and opportunity1 and further fair housing4 #e4 ,incentivizing landlord participation in ,housing ,choice ,voucher program 7a7 ,one-,time incentive payments ,section #h7o7 of the ,united ,states ,housing ,act of #aicg 7#db ,u4,s4,c4 #adcg;f7o77 is amended by adding at the end the following3 7#bc7 ,one-time incentive payments 7,a7 ,definition ,in this paragraph1 the term eligible unit means a dwelling unit that-- 7i7 is located in a census tract with a poverty rate of less than #bj percent2 and 7ii7 has not previously been subject to a housing assistance payment contract under this subsection4 7,b7 ,incentive payment authority 7i7 ,in general ,to incentivize landlords who own dwelling units in low-poverty areas to enter into housing assistance payment contracts under this subsection1 the ,secretary shall provide assistance under this paragraph to public housing agencies to be used to offer a one-time payment directly to the owner of an eligible unit entering into a housing assistance payment contract with the public housing agency for the eligible unit4 7ii7 ,amount ,the amount of an incentive payment made to an eligible owner under clause 7i7 may not exceed #bjj percent of the monthly housing assistance payment made to the eligible owner for the eligible unit4 7iii7 ,conditions permitted ,subject to paragraph 7#g71 a public housing agency may require the owner of an eligible unit1 as a condition of receiving an incentive payment under clause 7i71 to commit to lease the eligible unit to tenants assisted under this subsection for more than #a year4 7iv7 ,limit ,the owner of an eligible unit may not receive more than #a incentive payment under clause 7i71 regardless of-- 7,i7 the number of eligible units owned by the owner2 or 7,,ii7 the number of public housing agencies with which the owner has entered into housing assistance payment contracts4 4 7b7 ,security deposit payments ,section #h7o7 of the ,united ,states ,housing ,act of #aicg 7#db ,u4,s4,c4 #adcg;f7o771 as amended by subsection 7a71 is amended by adding at the end the following3 7#bd7 ,security deposit payments 7,a7 ,security deposit payment authority ,the ,secretary shall provide assistance to public housing agencies to be used to pay the owner of a dwelling unit assisted under this subsection for a security deposit1 or a substantial portion thereof1 on behalf of the tenant of the dwelling unit in accordance with subparagraph 7,b74 7,b7 ,minimum ,,pha requirements ,a public housing agency that receives assistance from the ,secretary under subparagraph 7,a7 shall administer the assistance in accordance with the following conditions3 7i7 ,the public housing agency shall pay the owners of dwelling units assisted under this subsection for a security deposit1 or a substantial portion thereof1 in an amount determined by the public housing agency1 on behalf of the tenants of the dwelling units4 7ii7 ,in making payments to owners of dwelling units under clause 7i71 the public housing agency shall give priority to owners of dwelling units occupied by extremely low-income families4 7iii7 ,the owner of a dwelling unit may deduct amounts from a security deposit payment received under clause 7i7 to cover damages beyond normal wear and tear caused by the tenant of the dwelling unit1 any member of the tenant's household1 or any guest or other person under the tenant's control4 7iv7 ,the public housing agency shall conduct a damage claims process whereby-- 7,i7 in order to deduct amounts from a security deposit payment received under clause 7i71 the owner of a covered dwelling unit must submit a claim to the public housing agency with an itemized list of damages and evidence and request reimbursement2 and 7,,ii7 the tenant of a covered dwelling unit may refute a claim submitted under subclause 7,i74 7v7 ,the public housing agency shall-- 7,i7 establish an amount of repair costs for which a tenant will be responsible2 and 7,,ii7 notify a tenant1 upon the tenant entering into a lease for a dwelling unit assisted under this subsection1 of the amount described in subclause 7,i74 7vi7 ,the public housing agency may determine what action to take if a tenant demonstrates an inability to pay the amount of repair costs for which the tenant is responsible under clause 7v74 7vii7 ,at the end of a tenant's occupancy of a dwelling unit assisted under this subsection1 the landlord shall return to the public housing agency any unused amount of a security deposit payment received under clause 7i74 7,c7 ,rule of construction ,nothing in subparagraph 7,b7 shall be construed to prohibit a public housing agency from establishing additional conditions for the administration of assistance received under subparagraph 7,a7 in accordance with applicable ,state and local laws4 4 7c7 ,landlord liaison bonus payments ,section #h7o7 of the ,united ,states ,housing ,act of #aicg 7#db ,u4,s4,c4 #adcg;f7o771 as amended by subsection 7b71 is amended by adding at the end the following3 7#be7 ,landlord liaison bonus payments 7,a7 ,in general ,each year1 the ,secretary shall award #a bonus payment to each public housing agency that employs1 contracts with a service partner that employs1 or demonstrates an intent to employ or contract with a service partner that employs1 not less than #a dedicated landlord liaison whose duties include1 with respect to the tenant-based assistance program under subsection 7o7-- 7i7 conducting landlord outreach1 recruitment1 and retention2 7ii7 educating and training landlords regarding the program2 and 7iii7 operating a phone hotline1 online portal1 monitored email address1 or other mechanism designated by the ,secretary for landlord questions and concerns regarding the program4 7,b7 ,demonstrating compliance ,the ,secretary shall determine how a public housing agency may demonstrate that it offers or intends to offer a landlord liaison service for purposes of subparagraph 7,a74 7,c7 ,amount ,the ,secretary shall establish an amount for the landlord liaison bonus payment authorized under subparagraph 7,a7 that-- 7i7 may vary by region2 7ii7 does not exceed the #aej percent of the average cost of employing1 or contracting with a service partner that employs1 such a landlord liaison1 based on local market conditions2 and 7iii7 is sufficient to incentivize public housing agencies to employ1 or contact with a service partner that employs1 such a landlord liaison4 4 7d7 ,housing ,partnership ,fund ,section #h of the ,united ,states ,housing ,act of #aicg 7#db ,u4,s4,c4 #adcg;f7 is amended by adding at the end the following3 7ee7 ,herschel ,lashkowitz ,housing ,partnership ,fund 7#a7 ,establishment ,the ,secretary shall establish a fund1 to be known as the ,herschel ,lashkowitz ,housing ,partnership ,fund1 for the purpose of incentivizing landlords to participate in the tenant-based assistance program under subsection 7o7 in accordance with paragraph 7#b7 of this subsection4 7#b7 ,authorized uses ,the ,secretary shall use amounts from the ,housing ,partnership ,fund for-- 7,a7 incentive payments under subsection 7o77#bc72 7,b7 security deposit payments under subsection 7o77#bd72 7,c7 landlord liaison bonus payments under subsection 7o77#be72 and 7,d7 other uses1 as determined by a public housing agency and approved by the ,secretary1 designed primarily-- 7i7 to recruit owners of dwelling units1 particularly dwelling units in census tracts with a poverty rate of less than #bj percent1 to enter into housing assistance payment contracts under subsection 7o72 and 7ii7 to ensure that owners that enter into housing assistance payment contracts as described in clause 7i7 of this subparagraph continue to lease their dwelling units to tenants assisted under subsection 7o74 7#c7 ,reports ,the ,secretary shall require a public housing agency that receives assistance from the ,herschel ,lashkowitz ,housing ,partnership ,fund to submit an annual report to the ,secretary on the use of the assistance4 7#d7 ,authorization of additional appropriations ,there is authorized to be appropriated for deposit in the ,herschel ,lashkowitz ,housing ,partnership ,fund #ajj1jjj1jjj for each of fiscal years #bjbe through #bjbi1 to remain available until expended4 4 #f4 ,housing quality standards 7a7 ,satisfaction of inspection requirements through participation in other housing programs ,section #h7o77#h7 of the ,united ,states ,housing ,act of #aicg 7#db ,u4,s4,c4 #adcg;f7o77#h771 as amended by section #aja7;a7 of the ,housing ,opportunity ,through ,modernization ,act of #bjaf 7,public ,law #aad-bja2 #acj ,stat4 #ghc71 is amended by adding at the end the following3 7,i7 ,satisfaction of inspection requirements through participation in other housing programs 7i7 ,low-income housing tax credit-financed buildings ,a dwelling unit shall be deemed to meet the inspection requirements under this paragraph if-- 7,i7 the dwelling unit is in a building1 the acquisition1 rehabilitation1 or construction of which was financed by a person who received a low-income housing tax credit under section #db of the ,internal ,revenue ,code of #aihf in exchange for that financing2 7,,ii7 the dwelling unit was physically inspected and passed inspection as part of the low-income housing tax credit program described in subclause 7,i7 during the preceding #ab-month period2 and 7,,iii7 the applicable public housing agency is able to obtain the results of the inspection described in subclause 7,,ii74 7ii7 ,,home ,investment ,partnerships ,program ,a dwelling shall be deemed to meet the inspection requirements under this paragraph if-- 7,i7 the dwelling unit is assisted under the ,,home ,investment ,partnerships ,program under title ,,ii of the ,cranston-,gonzalez ,national ,affordable ,housing ,act 7#db ,u4,s4,c4 #abgba et seq472 7,,ii7 the dwelling unit was physically inspected and passed inspection as part of the program described in subclause 7,i7 during the preceding #ab-month period2 and 7,,iii7 the applicable public housing agency is able to obtain the results of the inspection described in subclause 7,,ii74 7iii7 ,rural ,housing ,service ,a dwelling unit shall be deemed to meet the inspection requirements under this paragraph if-- 7,i7 the dwelling unit is assisted by the ,rural ,housing ,service of the ,department of ,agriculture2 7,,ii7 the dwelling unit was physically inspected and passed inspection in connection with the assistance described in subclause 7,i7 during the preceding #ab-month period2 and 7,,iii7 the applicable public housing agency is able to obtain the results of the inspection described in subclause 7,,ii74 7iv7 ,rule of construction ,nothing in clause 7i71 7ii71 or 7iii7 shall be construed to affect the operation of a housing program described in1 or authorized under a provision of law described in1 that clause4 4 7b7 ,pre-,approval of units ,section #h7o77#h77;,a7 of the ,united ,states ,housing ,act of #aicg 7#db ,u4,s4,c4 #adcg;f7o77#h77;,a77 is amended by adding at the end the following3 7iv7 ,initial inspection prior to lease agreement 7,i7 ,definition ,in this clause1 the term new landlord means an owner of a dwelling unit who has not previously entered into a housing assistance payment contract with a public housing agency under this subsection for any dwelling unit4 7,,ii7 ,early inspection ,upon the request of a new landlord1 a public housing agency may inspect the dwelling unit owned by the new landlord to determine whether the unit meets the housing quality standards under subparagraph 7,b7 before the unit is selected by a tenant assisted under this subsection4 7,,iii7 ,effect ,an inspection conducted under subclause 7,,ii7 that determines that the dwelling unit meets the housing quality standards under subparagraph 7,b7 shall satisfy this subparagraph and subparagraph 7,c7 if the new landlord enters into a lease agreement with a tenant assisted under this subsection not later than #fj days after the date of the inspection4 7,,iv7 ,information when family is selected ,when a public housing agency selects a family to participate in the tenant-based assistance program under this subsection1 the public housing agency shall include in the information provided to the family a list of dwelling units that have been inspected under subclause 7,,ii7 and determined to meet the housing quality standards under subparagraph 7,b74 4 #g4 ,small area fair market rent 7a7 ,use of small area fair market rent ,section #h7o77#a7 of the ,united ,states ,housing ,act of #aicg 7#db ,u4,s4,c4 #adcg;f7o77#a77 is amended by adding at the end the following3 7,f7 ,small area fair market rent 7i7 ,definitions ,in this subparagraph-- 7,i7 the term metropolitan area means a metropolitan statistical area1 as defined by the ,office of ,management and ,budget2 and 7,,ii7 the term small area fair market rent means the fair market rent established for a ,,zip ,code area within a metropolitan area4 7ii7 ,use of small area fair market rent ,notwithstanding subsection 7c7 or any other provision of this subsection1 not later than #c years after the date of enactment of this subparagraph1 the ,secretary shall designate a number of metropolitan areas in which public housing agencies are required to use the small area fair market rent to determine the fair market rental for dwelling units for purposes of tenant-based assistance under this subsection that is not less than #c times the number of metropolitan areas so designated in the final rule of the ,secretary entitled ,establishing a ,more ,effective ,fair ,market ,rent ,system2 ,using ,small ,area ,fair ,market ,rents in the ,housing ,choice ,voucher ,program ,instead of the ,current #ejth ,percentile ,f,m,rs1 published in the ,federal ,register on ,november #af1 #bjaf 7#ha ,fed4 ,reg4 #hjefg74 7iii7 ,hold harmless ,if the application of clause 7ii7 would cause a decrease in the payment standard used to calculate the amount of tenant-based assistance provided to a family under this subsection1 a public housing agency shall continue to use the existing higher payment standard to calculate the amount of such assistance for the family for as long as the family continues to receive such assistance in the same dwelling unit4 4 7b7 ,conforming amendment ,section #h7o77#a77;,b7 of the ,united ,states ,housing ,act of #aicg 7#db ,u4,s4,c4 #adcg;f7o77#a77;,b77 is amended by inserting after subsection 7c7 the following3 7subject to subparagraph 7,f7 of this paragraph74 #h4 ,section #h ,management ,assessment ,program 7a7 ,definition ,in this section1 the term ,section #h ,management ,assessment ,program means the program set forth in part #ihe of title #bd1 ,code of ,federal ,regulations 7or any successor regulation74 7b7 ,deconcentration of participating dwelling units ,the ,secretary shall explore ways to reform and modernize the ,section #h ,management ,assessment ,program to assess public housing agencies in a manner that promotes-- 7#a7 positive interactions with landlords1 including timely payment of rent and identification of the dwelling unit for which a subsidy payment is being made2 and 7#b7 an increase in the diversity of areas where dwelling units are leased to support voucher holders who want to access to low-poverty1 integrated neighborhoods4 7c7 ,rule of construction ,nothing in subsection 7b7 shall be construed to prevent the ,secretary from-- 7#a7 reforming the ,section #h ,management ,assessment ,program to assess public housing agencies in other areas of performance2 or 7#b7 reforming the ,section #h ,management ,assessment ,program in any other manner1 at the discretion of the ,secretary4 #i4 ,annual report on effectiveness of ,act 7a7 ,definitions ,in this section-- 7#a7 the term appropriate congressional committees means-- 7,a7 the ,committee on ,banking1 ,housing1 and ,urban ,affairs of the ,senate2 7,b7 the ,subcommittee on ,transportation1 ,housing and ,urban ,development1 and ,related ,agencies of the ,committee on ,appropriations of the ,senate2 7,c7 the ,committee on ,financial ,services of the ,house of ,representatives2 and 7,d7 the ,subcommittee on ,transportation1 ,housing and ,urban ,development1 and ,related ,agencies of the ,committee on ,appropriations of the ,house of ,representatives2 and 7#b7 the term high-opportunity area-- 7,a7 shall be defined by the ,secretary for purposes of this section2 and 7,b7 does not include any census tract in which the poverty rate is equal to or greater than #bj percent4 7b7 ,report ,not later than #a year after the date of enactment of this ,act1 and annually thereafter for #e total years1 the ,secretary shall submit to the appropriate congressional committees and make publicly available a report that-- 7#a7 evaluates the effectiveness of this ,act and the amendments made by this ,act in recruiting and retaining landlords who accept vouchers under the ,housing ,choice ,voucher program1 particularly landlords with dwelling units in high-opportunity neighborhoods2 and 7#b7 includes-- 7,a7 the number of landlords in the ,united ,states who accept housing choice vouchers under the ,housing ,choice ,voucher program and the number of dwelling units assisted under the ,housing ,choice ,voucher program2 7,b7 any net changes to the number of landlords or dwelling units described in subparagraph 7,a7 during the preceding year2 7,c7 the number of landlords described in subparagraph 7,a7 who own disability-accessible dwelling units assisted under the ,housing ,choice ,voucher program and the number of those dwelling units2 and 7,d7 the number of landlords described in subparagraph 7,a7 who own dwelling units assisted under the ,housing ,choice ,voucher program in high-opportunity areas and the number of those dwelling units4