Project Based Vouchers Pre Proposal Conference Notice Addendum One
| Agency: | Housing Authority of New Orleans |
|---|---|
| State: | Louisiana |
| Level of Government: | State & Local |
| Category: |
|
| Opps ID: | NBD16421671942313357 |
| Posted Date: | Feb 23, 2024 |
| Due Date: | Feb 28, 2024 |
| Solicitation No: | RFP-24-914-21 |
| Source: | Members Only |
| Type & Number | Solicitation | Open Date | Bid End Date |
| RFP-24-914-21 | Project Based Vouchers | 2/12/2024 | 2/28/2024 |
Attachment Preview
REQUEST FOR PROPOSALS
RFP #24-914-21
PROJECT BASED VOUCHERS
PROPOSAL DUE DATE:
Wednesday, February 28, 2024
2:00 PM Local Time
Housing Authority of New Orleans
Department of Procurement and Contracts
4100 Touro Street
New Orleans, LA 70122
Evette Hester, Executive Director
HOUSING AUTHORITY OF NEW ORLEANS
REQUEST FOR PROPOSALS
PROJECT BASED VOUCHER PROGRAM
The Housing Authority of New Orleans (HANO) is requesting proposals from Developers for the
Project Based Voucher Program.
PBV applications will be accepted for up to 300 general vouchers for projects serving families
and up to an additional 500 exception vouchers for properties that will exclusively serve
populations that are elderly (age 62 and older), disabled, homeless, veterans, or are in a census
tract with a poverty rate of less than 20%.
Proposals will be accepted for properties that will be newly constructed or substantially
rehabilitated with a minimum of 10 PBV units per project. The maximum number of general
vouchers per project is 25% of the total units in the property or 120 units, whichever is less. The
maximum number of exception vouchers per project is 100% of total units in the property or 120
units, whichever is less.
Proposals must be received by HANO no later than 2:00 PM Local Time on Wednesday,
February 28, 2024.
PART I – PROJECT BASED VOUCHER PROGRAM
This Project Based Voucher Program solicitation is designed to conform to PIH Notice 2017-21
published on October 30, 2017 and 24CFR Part 983.
PBV Cap - The U.S. Department of Housing and Urban Development (HUD) has established a
“cap” on the number of vouchers that a local Public Housing Authority can project base equal to
no more than 20% of total vouchers allocated by HUD. An additional 10% of total vouchers can
be project based for “exception” units that serve elderly (age 62 and older), disabled, homeless,
veterans, or are located in a census tract with a poverty rate of less than 20%. HANO is
approaching its maximum cap and thus, has a limited number of PBV’s available under this
solicitation.
PBV Commitments - HANO will select properties pursuant to the criteria set forth in this
solicitation and upon selection, will provide the following commitments if the Developer/Owner
complies with the timeframes set forth.
1. PBV Commitment Letter – HANO will provide a PBV commitment letter to projects
selected under this solicitation. The commitment letter will provide the number and type
of PBV’s to be made available and the initial contract rent and utility allowances. This
commitment will only be valid until financial closing or March 31, 2025 whichever occurs
first.
2. AHAP Agreement - HANO will execute an Agreement to Enter into a Housing
Assistance Payment (AHAP) at the time of financial closing, provided the property has
received environmental clearance under Part 58; subsidy layering approval; an
independent study (appraisal, rent comp or market study) demonstrating comparable
rents; and a financial closing has been scheduled. An AHAP agreement will not be
provided until HANO has received confirmation of a scheduled closing date which must
occur by March 31, 2025.
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3. HAP Contract – HANO will execute a Housing Assistance Payment (HAP) Contract
upon completion of construction; receipt of Certificate(s) of Occupancy; receipt of all
payroll documentation confirming compliance with Davis Bacon wages; and, all units
pass inspection pursuant to the National Standards for the Physical Inspection of Real
Estate (NSPIRE). If a multi-stage project, the first phase must be completed within 12
months from the effective date of the AHAP agreement and the final phase must be
completed within 24 months from the effective date of the AHAP agreement. If a single-
phase project, all construction must be completed within 24 months from the date of the
AHAP agreement.
PBV HAP Terms – The term of the PBV HAP contract under this solicitation will be for an initial
period of twenty (20) years with an extension of up to ten (10) additional years. HANO, at its
sole discretion, may provide the ten-year extension up front at the time of closing. Regardless of
the term, the HAP contract remains subject to Congressional appropriations and funding
availability.
Rent Levels – HANO will approve rents up to 110% of the HUD published Fair Market Rents
provided the independent study documents that the rents requested are comparable with
unassisted market rate rents similar in type, amenities, and location of the PBV units. Owners
may request a rent increase on an annual basis at the time of the HAP contract anniversary
date. A request must be submitted sixty days prior to the anniversary date with supporting
documentation from an independent third party that the rent increase remains reasonable in
comparison with unassisted market rate rents. Rents may never exceed HANO’s applicable
payment standard for the voucher program. However, if FMR’s decrease, the PBV rents will not
decrease below the last approved rent amount.
HAP Payments – Tenants will pay 30% of their monthly adjusted income and HANO will
provide rental assistance payments for the difference between the tenant rent and the approved
contract rent for the unit. HAP payments will be issued directly to the owner on a monthly basis.
Occupancy – All newly admitted applicants for Project Based Voucher units must have annual
incomes at or below 50% of the Area Median Income. Applicants admitted from other HUD
assisted housing are exempt from this income limit, but no applicant can be admitted to a PBV
unit with zero housing assistance. HANO will maintain a property specific waiting list for each
PBV project. HANO will provide the owner with the PBV waiting list and owners will be required
to select applicants in order of the wait list to determine eligibility. Owners must provide HANO
with a written status report of all applicants selected, denied or non-responsive,monthly.
Owners are responsible for screening applicants utilizing the same criteria used for non-
subsidized tenants in the property. All units must be occupied by appropriately sized
households as determined by HANO’s occupancy standards. If a household size changes
during their occupancy in a PBV unit, the owner must move the family to an appropriately sized
unit immediately upon availability. If the property does not have an appropriately sized unit for
the family, the owner must refer the family to HANO who will provide the family with alternate
housing options pursuant to the policies set forth in HANO’s HCV Administrative Plan.
Vacancy - PBV units that remain vacant for more than 60 days will be removed from the HAP
contract unless the owner can demonstrate that the extended vacancy was beyond the control
of the owner. However, no vacant unit will remain under the HAP contract for a period beyond
120 days regardless of cause.
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Choice Mobility – After one-year residing in a project-based voucher unit, households may
request a Choice Mobility (tenant-based) voucher. To be eligible for a Choice Mobility voucher,
the household must be in good standing at the PBV unit and a voucher must be available. If a
voucher is not available, the household will be placed on the Choice Mobility wait list until a
voucher becomes available. If the household is not in good standing, they cannot request a
Choice Mobility voucher until their next regularly scheduled recertification.
Unit Inspections – After the initial unit acceptance inspection, units shall be inspected as
follows:
• All vacant units shall be inspected prior to re-occupancy.
• On an annual basis, 20% of the total PBV units in the project shall be inspected. If more
than 20% of units inspected fail the inspection, then all PBV units shall be inspected that
year.
• Units shall be inspected in response to tenant complaints related to property conditions.
Prohibited Types of Housing – The following types of housing are prohibited from participation
in the Project Based Voucher program:
• Units on the grounds of a penal, reformatory, medical, mental, or similar public or private
institution.
• Nursing homes or facilities providing continuous psychiatric, medical, nursing service,
board and care, or intermediate care.
• Units that are owned or controlled by an educational institution or its affiliate and
designed for occupancy by the students of the institution.
• Shared housing; Cooperative housing; Transitional housing; Manufactured homes or
Owner-occupied housing.
• Hi-rise family units.
• Any housing units receiving subsidy from another source including public housing
dwelling units; units subsidized with any other form of Section 8 assistance (i.e. tenant
based or project based assistance); units subsidized with any governmental subsidy that
covers all or any part of the operating costs of the housing; units subsidized with Section
236 / Section 521 / Section 202 / Section 811 / Section 101 rental assistance payments;
units subsidized with any form of tenant-based rental assistance (i.e. HOME funded
programs); or, units with any other duplicative federal, state, or local housing subsidy.
Non-Discrimination and Other Federal Requirements - Owners/Developers must comply
with the following requirements, as applicable:
• The Fair Housing Act, 42 U.S.C. 3601-19, and regulations issued thereunder, 24 CFR
Part 100; Executive Order 11063 (Equal Opportunity in Housing) and regulations issued
thereunder, 24 CFR Part 107; and the fair housing poster regulations, 24 CFR Part 110,
and advertising guidelines, 24 CFR Part 109.
• Title VI of the Civil Rights Act of 1964, 42 U.S.C. 2000d, and regulations issued
thereunder relating to nondiscrimination in housing, 24 CFR Part 1 and Age
Discrimination Act of 1975, 42 U.S.C. 6101-07, and regulations issued thereunder, 24
CFR Part 146.
• Uniform Relocation Act. A displaced person must be provided relocation assistance at
the levels described in and in accordance with the requirements of the Uniform
Relocation Assistance and Real Property Acquisition Policy Act of 1970 (URA) (42
U.S.C. 4601-4655) and implementing regulations at 49 CFR Part 24.
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• Section 504 of the Rehabilitation Act of 1973, 29 U.S.C. 794, and regulations issued
thereunder, 24 CFR Part 8, including the Uniform Federal Accessibility Standards, 24
CFR Part 40, App. A; Title II of the Americans with Disabilities Act, 42 U.S.C. 12101 et
seq., and regulations issued thereunder, 28 CFR Parts 35 and 36; the Architectural
Barriers Act of 1968, 42 U.S.C. 4151-4157; and Section 109 of the Housing Community
Development Act of 1974 (Section 109), 42 U.S.C. 5301 et seq., and regulations
issued thereunder, 24 CFR 570.601 and 570.602.
• The Davis-Bacon Act requires the payment of prevailing wage rates (as determined by
the Department of Labor) to laborers and mechanics on Federally-assisted construction
projects in excess of $2,000. Also, pursuant to 24 CFR § 983.154, the
Owner/Developer’s contractors and subcontractors must pay Davis-Bacon wages to
laborers and mechanics employed in the development or rehabilitation of the housing.
• Section 3 of the Housing and Urban Development Act of 1968, 12 U.S.C. 1701u, and its
implementing regulations at 24 CFR Part 135.
PART II – PROJECT SITE REQUIREMENTS
Project Based Vouchers will be awarded under this solicitation to projects that are consistent
with HANO’s goal to deconcentrate poverty in Orleans Parish, as well as promote the expansion
of affordable housing opportunities for low-income families.
Substantial Rehabilitation – Sites for existing properties that will be substantially rehabilitated
(rehab costs exceed $25,000 per unit) must meet the following standards.
• Be adequate in size, exposure, and contour to accommodate the number and type of
units proposed.
• Have adequate utilities and streets available to service the site.
• Promote a greater choice of housing opportunities and avoid undue concentration of
assisted persons in areas containing a high proportion of low-income persons.
• Be accessible to social, recreational, educational, commercial, and health facilities and
services and other municipal facilities and services equivalent to those found in
neighborhoods consisting largely of unassisted standard housing of similar market rents;
and,
• Be in an area that allows travel time and cost via public transportation or private
automobile from the neighborhood to places of employment and is not excessive.
New Construction – Sites for proposed new construction of units must meet the following
standards.
• Be adequate in size, exposure, and contour to accommodate the number and type of
units proposed.
• Have adequate utilities and streets available to service the site.
• Not be in an area of minority concentration unless it can be documented that sufficient,
comparable opportunities exist for housing for minority families in the income range to be
served by the proposed project outside areas of minority concentration, or that the
project is necessary to meet overriding housing needs that cannot be met in that housing
market area.
• Not be located in a racially mixed area if the project will cause a significant increase in
the proportion of minority to non-minority residents in the area.
• Promote a greater choice of housing opportunities and avoid undue concentration of
assisted persons in areas containing a high proportion of low-income persons.
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