Buckhorn Station
	Michael's Management - Affordable
	Income Limits
	3/21/2025
	Printed 3/21/2025 10:58:39 AM										Page 1 of 1
	Buckhorn Station
	Name: Milwaukee County - Income			Table type: Tax Credit			Effective Date: 4/16/2024
	Percent	1 Person	2 Person		3 Person	4 Person		5 Person	6 Person	7 Person		8 Person
	30%	21,450.00	24,510.00		27,570.00	30,630.00		33,090.00	35,550.00	38,010.00		40,440.00
	40%	28,600.00	32,680.00		36,760.00	40,840.00		44,120.00	47,400.00	50,680.00		53,920.00
	60%	42,900.00	49,020.00		55,140.00	61,260.00		66,180.00	71,100.00	76,020.00		80,880.00
	140%	60,060.00	68,628.00		77,196.00	85,764.00		92,652.00	99,540.00	106,428.00		113,232.00
	Name: Milwaukee County - Rent			Table type: Tax Credit			Effective Date: 4/16/2024
	Percent	0 Bedroom	1 Bedroom		2 Bedroom	3 Bedroom		4 Bedroom	5 Bedroom
	30%	536.00	574.00		689.00	796.00		888.00	980.00
	40%	715.00	766.00		919.00	1,062.00		1,185.00	1,307.00
	60%	1,072.00	1,149.00		1,378.00	1,593.00		1,777.00	1,961.00

This is the Tenant Selection criteria for Buckhorn Station (Referred to as “property”)
This Tenant Selection Plan establishes a set policy which will be consistently applied to all applicants.
The Owner/Agent does not discriminate against persons with disabilities. This property accepts Housing Choice Vouchers. There are no age restrictions for this property.

1. POLICY ON NON-DISCRIMINATION:
This property pledges to follow the United States policy of achievement of equal housing opportunity throughout the nation. We encourage and support affirmative advertising and marketing programs in which there are no barriers to obtaining housing and all persons will be treated fairly and equally without regard to disability, race, color, religion, sex, source of income, familial status, national origin, actual or perceived sexual orientation, gender identity, marital status and/or domestic partnership in accessing, applying for or in treatment or employment in any of its programs and activities. For persons who, as a result of national origin, do not speak English as their primary language and who have a limited ability to speak, read, write, or understand and for purposes of Title VI LEP Guidance, persons may be entitled to language assistance with respect to a particular service, benefit, or encounter. ISpeak Card are posed in the Rental Office. It is the policy of this property to comply fully with Title VI of the Civil Rights Act of 1964, Title VIII of the Civil Rights Act of 1968, Executive Order 11063, Section 504 of the Rehabilitation Act of 1973 which prohibits discrimination on the basis of disability in any program or activity receiving federal financial assistance from the U.S. Department of Housing & Urban Development, Fair Housing Amendments Act of 1988, Equal Access to Housing in HUD Programs -Regardless of Sexual Orientation, Marital Status or Gender Identity Final Rule
2012 (updated in 2016) and any legislation protecting the individual rights of residents,applicants, or staff which may subsequently be enacted. The Violence Against Women Act provides housing protections for survivors of domestic violence, dating violence, sexual assault, and/or stalking. Despite the name of the law, VAWA’s protections apply regardless of sex, sexual orientation, or gender identity. VAWA was reauthorized in 2022, as part of that reauthorization, Congress required HUD to implement and enforce the housing provisions of VAWA consistent with, and in a manner that provides, the same rights and remedies as those provided for in the Fair Housing Act. MMA applies screening criteria uniformly to all applicants. Anyone who wishes to live on the property must be screened prior to moving in. This includes, but is not limited to, live-in aides, security/police officers or additional household members wishing to move-in after the initial move-in. Should an application be approved and move-in has occurred, any addition to the household must be approved by Management. The same screening completed to approve the original application will be used for future household members.

2. REASONABLE ACCOMODATION & MODIFICATION
The person named below has been designated to coordinate compliance with the nondiscrimination requirements contained in the Department of Housing and Urban Development’s regulations implementing Section 504:
Robin Madison, 504 Coordinator, Michaels Management-Affordable, LLC, P.O. Box 90708, Camden, NJ 08101, 856-596-0500 FAX 856-596-2636 | rmadison@tmo.com |TDD users: Dial 711.
It is our policy, pursuant to Section 504 of the Rehabilitation Act and the Federal Fair Housing Act, to provide reasonable accommodations and modifications upon request to all applicants,residents, and employees with disabilities. The property will seek to identify and eliminate situations or procedures which create a barrier to equal housing opportunity for all. In accordance with Section 504, the property will make reasonable accommodations for individuals with disabilities (applicants or residents). Such accommodations may include changes in the method of administering policies, procedures, or services. When an otherwise qualified applicant
requests a reasonable accommodation or modification, management is not required to:
a. make structural alterations that require the removal or altering of a load-bearing
structure,
b. provide support services that are not already part of its housing programs,
c. take any action that would result in a fundamental alteration in the nature of the
program or service, or
d. take any action that would result in an undue financial and administrative burden on
the property, including structural impracticality as defined in the Uniform Federal
Accessibility Standards (UFAS).

3. FEDERAL PRIVACY POLICY
It is the policy of the Property to guard the privacy of individuals conferred by the Federal Privacy Act of 1974, the Health Insurance Portability & Accountability Act of 1996 (HIPAA), and the Violence Against Women and Justice Department Reauthorization Act of 2022 (VAWA) to ensure the protection of such individuals' records maintained by the property.

4. OCCUPANCY STANDARDS
No more than two people will be allowed per bedroom unless different guidelines are enforced by the local and/or state laws.

5. INCOME LIMITS
Applicants must meet all applicable Federal Low-Income Housing Tax Credit (LIHTC) Program guidelines. The Low-Income Housing Tax Credit (LIHTC) program is administered by the Internal Revenue Service (IRS). Pursuant to an IRS revenue ruling, participating properties base their rents on the income limits that HUD is mandated to publish annually. The limits are based on family size and the annual income the family receives, and are available attached to this plan.

6. PROGRAM ELIGIBILITY REQUIREMENTS
Applicants and tenants must meet the following requirements to be eligible for
occupancy:
A. The family’s annual income must not exceed program income limits.
B. An applicant must agree to pay the rent required by the program.
C. All information reported by the family is subject to verification.
D. SSN/TIN Numbers must be disclosed for screening purposes.

7. STUDENT ELIGIBILITY
LIHTC Regulations student status states household cannot be comprised of all full-time students
(Kindergarten through 12th grade and institutions of higher education) unless they meet one of the following exceptions:
1. A student receiving assistance under Title IV of the Social Security Act (TANF); or
2. A student who was previously in the foster care program; or
3. A student enrolled in a job training program receiving assistance under the Job Training Partnership Act or other Federal, State, or local laws; or
4. The household comprises single parents and their children, and such parents are not dependents of another individual. Such children are not dependents of another individual other than a parent of such children. In the case of a single parent with children, the legislative history explains that none of the tenants (parent or children) can be a dependent of a third party; or
5. The household contains a married couple entitled to file joint tax returns.
NOTE: For the LIHTC program, a student who is a full-time student for 5 months out of the current calendar year is considered a full-time student for the entire calendar year. The months do not need to be consecutive.

8. CRIMINAL HISTORY
Management will conduct a criminal background check, through a third-party provider, on each adult member of an applicant household. An adult means a person 18 or older. Sex Offender registries will be checked for all household members regardless of age using a third-party provider and/or the Dru Sjodin National Sex Offender Database. Management will check for the regulatory “subject to lifetime sex offender registration requirement in any state”, as well as the management adopted criteria of sex offender registration, other than lifetime, in any state. If the criminal background report reveals negative information about a household member and the management company proposes to deny admission due to the negative information, the subject
of the record (and the applicant, if different) will be provided notice of the proposed adverse action and an opportunity to dispute the accuracy of the record (IR-082X). The notice will include the name, address, and telephone number of the agency that composed the criminal record report and inform the applicant of his or her right to dispute the accuracy of the criminal record report as well as his or her right to a free copy of the criminal record report. If the applicant does not contact the management company to dispute the accuracy of the criminal record within 14 calendar days, the management company will send a written notice of ineligibility to the applicant stating the specific reason for denial and advise the applicant of their appeal rights and – if disabled – their right to request a reasonable accommodation, if applicable. If the applicant’s criminal conviction was related to his or her disability, the management
company will consider a reasonable accommodation. The management company will not consider an arrest or charge that was resolved without conviction. In addition, the management company will not consider expunged or sealed convictions. Where the management company
considers denying admission to a household based on a criminal conviction, the management company will conduct an individualized assessment of the criminal record and its impact on the household’s suitability for admission (IR-015).
This individualized assessment will include consideration of the following factors:
1. the seriousness of the criminal offense;
2. the relationship between the criminal offense and the safety and security of residents, staff, or property;
3. the length of time since the offense, with particular weight being given to significant
periods of good behavior;
4. the age of the household member at the time of the offense;
5. the number and nature of any other criminal convictions;
6. evidence of rehabilitation, such as employment, participation in a job training program, education, participation in a drug or alcohol treatment program, or recommendations from a parole or probation officer, employer, teacher, social worker, or community leader; and
7. tenancy supports or other risk mitigation services the applicant will be receiving during tenancy. Management has established a policy to reject all applications where the applicant or any household member has engaged in certain criminal activity and has been released anytime during the past 5 years from a prison, penitentiary or jail after serving time for a felony.
The activities that will be grounds for rejection of an application include but are not limited to the following:
1. Any conviction or adjudication other than acquittal for violent crimes and felonies in
all states, including but not limited to: criminal homicide, manslaughter, armed robbery, assault, arson, etc. within the last 7 years.
2. Any conviction or adjudication, other than acquittal, which involved injury or potential injury to a person or property within the last 5 years.
3. Any conviction or adjudication other than acquittal for non-violent crimes, the severity or existence of crime vary from state to state including, but not limited to: other simple assaults, forgery, fraud, embezzlement, weapons, etc. within the last 3 years.
4. Any conviction or adjudication other than acquittal for the sale, distribution or
manufacture of any controlled or illegal substance within the past 5 years.
5. Any current illegal user or addict of a controlled or illegal substance or Household is
currently engaged in illegal use of drugs or there is reasonable cause to believe that a
member's illegal use or pattern of illegal use that may interfere with the health, safety, or right to peaceful enjoyment by other residents.
6. Any act which results in the person’s tenancy constituting a threat to the health or
safety of other individuals, result in possible substantial physical damage to the property of others, or interfere with the peaceful and quiet enjoyment of the premises.
7. Any conviction or adjudication other than acquittal, for any sexual offense.
8. Registration on any state sex offender registry.
9. Any conviction or adjudication other than acquittal, which involved bodily harm to a
child.
10. Any conviction or adjudication other than acquittal, for domestic violence, dating
violence, sexual assault or stalking, unless otherwise protected pursuant to the Violence Against Women Act within the last 5 years.
11. Eviction for Drug Related Criminal Activity from federally assisted housing for drug
related criminal activity within the last 3 years.
12. Alcohol abuse, or pattern of abuse of alcohol, that interferes with the health, safety or right to peaceful enjoyment of the premises by other residents.
13. Any applicant convicted or adjudication other than acquittal of more than 3 felonies or misdemeanors of any kind, within 7 years of the application. It is the policy of this property to screen applicants for criminal history, and to reject applications
if it is determined that current or past criminal activity of an applicant may indicate a present threat to the health, safety, or right to peaceful enjoyment by other residents, property management staff or persons residing in the immediate vicinity of the facility. Management will work with law enforcement to follow-up on any criminal reports received for all criminal activity that threatens the health, safety, or right to peaceful enjoyment of the premises by other residents (including property management staff); or any criminal activity that threatens the health, safety, or right to peaceful enjoyment of their residences by persons residing in the immediate vicinity
of the premises. If the criminal police reports indicate criminal activity, which allows for the termination of tenancy, then eviction proceedings will be started.

9. CREDIT HISTORY
Credit reports will be obtained, from a third-party provider, for all applicant household members who are 18 years of age or older. The credit report must demonstrate that the applicant has paid financial obligations as agreed. Monies owed for medical related expenses and student loans will be disregarded. Either the management company and/or a third-party screening company retrieves credit records and independently assesses an applicant’s credit performance, assigning greater weight to activity reported over the most recent 24-month period. An applicant may be rejected if the report demonstrates a history of poor credit with little or no effort made to address
the outstanding debts. An applicant will be denied if the credit report shows in the last 7 years:
1. Unpaid balance(s) owed to current or previous landlord(s).
2. Outstanding debt to a utility company that would prohibit the applicant from
establishing utility service in his/her name prior to move-in. Applicants may be reconsidered if they provide evidence the debt has been paid and the utility company will provide service.
3. A bankruptcy that has not been discharged.
4. Any credit history that is an indication of irresponsible behavior that indicates future
problems for the property. Should the applicant be rejected based on credit; MMA will provide the applicant with the name and contact information of the credit reporting agency. All applicants may appeal the rejection and, if disabled, may request a reasonable accommodation. MMA will waive a rejection based solely on credit if the negative information can be mitigated to the satisfaction of the Landlord by substantially reducing the financial risk to the Landlord.

10. LANDLORD HISTORY
Management will contact the current landlord and at least one prior landlord. An Applicant may be rejected for the following report(s) provided by a current or prior Landlord.
1. Failure to disclose a prior residency and/or disclosure of a false residency history on
the application;
2. An unpaid balance owing to a prior landlord for rent, damages, or other charges; unless previous arrangements for repayments have been made by the Applicant and regular payments can be verified;
3. History of failure to cooperate with the recertification process
4. Eviction of any household member, for three (3) years from the date of the eviction,
unless eviction was from a non-subsidized unit for non-payment of rent due to a lack of or decrease of income;
5. History of late payment of rent (defined as rent paid late three (3) or more times in any consecutive six (6) month period during the preceding two (2) years);
6. Previous evictions for lease violations, termination for fraud, or any legal proceedings against any household member;
7. A source of conflict with Management and/or residents;
8. Destructive to their apartment or other public areas;
9. In violation of previous lease agreement or house rules;
10. Poor housekeeping habits, hording, or unreasonable clutter that may result in a threat to health and safety;
11. Evidence of a pest (such as bed bugs) infestation, if the Applicant refuses to
cooperate with the treatment requirement at move-in;
12. History of permitting person(s) not on the lease or otherwise authorized to reside in their unit without the prior written approval of Management;
13. Disturbance of other tenants, damage to the unit or property, or interference with the management of the property by any household member or their guests; When
determining suitability for housing, the property does not take into considering Landlord References given by a friend or family member. The absence of a landlord reference shall not adversely affect the applicant. Information that indicates an unstable or potentially hazardous relationship between the Applicant(s) and other Residents. Information that indicates the Applicant or any Household Member would be a threat to the safety and well-being of the Development and/or other Residents. A member of the Applicant Household’s behavior and/or conduct on the property (Either as a visitor of another Resident or exhibited to Management during the application process) is unacceptable, or interferes with the rights and convince of other Residents and/or Management (staff, contractors, etc.). An exception may also be made if the applicant is a domestic violence victim, which required the applicant to get out of a lease early and left owing a balance for rent and/or damages: The applicant must present written verification of their situation. This may take the form of a valid
order for protection or a record of reporting the incident(s) of domestic violence/assault/stalking to a “qualified third party”, such as law enforcement officers, state court employees, healthcare professionals, licensed mental health professionals, clergypersons, or crime victim/witness program advocates.

11. APPLICATION & WAITLIST PROCESS
An application must be completed by every applicant who wishes to be considered for an apartment. If an apartment is not immediately available, a pre-application (brief form of application), which provides the minimum information needed to determine if the applicant is eligible be put on the waiting list, will be used. Applicants on the waiting list are not guaranteed an apartment.
The process is as follows:
1. Receiving and recording the application: Upon receipt of an application for tenancy,
management must indicate on the application the date and time received. This may be
accomplished by either using a date and time stamp or by writing and initialing the date and time received.
2. Management must then either process the applicant for admission, place the applicant on the waiting list or, based on a preliminary eligibility determination, reject the applicant.
3. If the pre-application is used to place an applicant on the waiting list, then a full
application must be completed at the time a unit is available and the applicant comes to the top of the waiting list.
4. Every application must be completed and signed by the head of the household, spouse, and every adult household member 18 years of age and older.
5. All members of the household must be listed on the application. Assistance can be provided from the management and might take the form of answering questions about the application, helping applicants who might have literacy, vision, or language
challenges, and, in general, make it possible for interested parties to apply for assisted housing. Applicants with disabilities may be provided an alternative method of having their application processed as a result of their disability.
An applicant's name will not be removed from the waiting list unless:
1. the applicant requests their name be removed; or
2. the applicant was clearly advised, in writing, of the requirement to tell property of their continued interest in housing by a particular time and failed to do so; or
3. a reasonable effort was made, in writing, to contact the applicant to determine if there was continued interest in housing but has been unsuccessful; or
4. the applicant was notified, in writing, of its intention to remove the applicant's name.

12. INTERVIEW & VERIFICATION PROCESS
As applicants approach the top of the waiting list, they will be contacted to schedule an application interview. The interview shall be conducted in accordance with the current IRS Section 42 Regulations. No decision to accept or reject an application shall be made until verifications triggered by the application form have been collected and any necessary follow-up interviews have been performed.
All information relative to the following items must be verified as described in these procedures:
Eligibility for Admission, such as:
a. income, assets, and asset income
b. household composition
c. student status
Compliance with Resident Selection Guidelines, such as
a. positive prior landlord reference, rent paying, caring for a home
b. history of criminal activity including sex offender registry of any household member
c. credit checks will be processed through approved credit bureaus, applicants must have a positive credit history.
All the above information must be documented and appropriate verification forms or letters placed in the applicant file. Only verified information that is less than 120 days old may be used for certification or recertification. Verified information not subject to change (such as a person's date of birth) need not be re-verified. Forms of verification include, but are not limited to:verification forms completed as part of the interview process (signed by the applicant) and signed by third parties, documentation, ie, award letters, pay stubs, bank statements, IRS Tax Returns, etc., and clarification memos of telephone conversations with reliable sources (at minimum, such reports will indicate the date and time of the conversation, source of the information, name and job title of the individual contacted, and a written summary of the information received).
NOTE: If third party verification is not available, then the file will be documented to show that the management attempted to obtain third-party written documentation before relying on some less acceptable form of information.
Management will be the final judge of the credibility of any verification submitted by an applicant. If the documentation is considered to be doubtful, it will be reviewed by Management, who will make a ruling about its acceptability. Management will continue to pursue credible documentation until it is obtained or the applicant’s application is rejected for failing to produce it. Any information provided by the applicant that verification proves to be untrue may be used to disqualify the applicant for admission on the basis of attempted fraud. IRS Section 42 regulations consider false information discovered during the application process will be grounds for rejecting an application

13. WRITTEN REJECTION
NOTE: An applicant's behavior toward management will be considered in relation to future behavior toward neighbors. Physical or verbal abuse or threats by an applicant toward all members of management will be noted in the file and the application will be rejected. The Applicant Screening and Rejection Criteria applies to all applicants; including but not limited to; all adult members of the Applicant’s household who are expected to reside in the unit at initial application, additional members who wish to be added to a household after initial occupancy, and Live-In Aides (will not be screened for ability to pay rent on-time). If an Applicant or a
member of the Applicant Household is determined to be ineligible for housing based upon screening, they will be notified of the rejection, in writing, by Management. Reasons for rejection include, but are not limited to:
a. Application is incomplete.
b. Applicant does not have sufficient funds to pay the security deposit.
c. Willful or serious misrepresentation in the application procedure for the apartment or certification process.
d. Behavior or conduct which adversely affects the safety or welfare of other persons,
including property staff; or which is disturbing or dangerous to neighbors or disrupts
sound family and community life.
e. Evidence of acts of violence or of any other conduct, which would constitute a danger or disruption to the peaceful occupancy of neighbors.
f. Evidence of any failure to comply with the terms of rental agreements at prior
residences, such as failure to recertify as required, providing shelter to unauthorized
persons, keeping pets, or other acts in violation of rules and regulations.
g. Applicants who owe a balance to present or prior landlords will not be considered for
admission until the account is paid in full and reasonable assurance is obtained that
the contributing causes for nonpayment of rent or damages have changed sufficiently
to enable the household to pay rent and other charges when due.
h. Applicants who owe a balance to the local utility provider for the property will not be
considered for admission until the account is paid in full and/or reasonable assurance
is obtained that utility service can be obtained in the name of the head of household
and/or another adult household member.
i. Unsanitary or Hazardous Care of a Unit through acts of neglect, misuse and/or any
other conduct or neglect which could result in health or safety problems or in damage
to the premises.
j. Unsatisfactory credit, criminal, and landlord history outlined above.
k. Failure to meet the Student Rules.
The Applicant(s) will be given fourteen (14) days to respond, in writing, to request a hearing to discuss the rejection. Applicant(s) being rejected will be provided with the VAWA Fact Sheet; Notice of Occupancy Rights Under the Violence Against Women Act (form HUD-5380); and the Certification of Domestic Violence, Dating Violence, Sexual Assault, or Stalking, and Alternate Documentation (form HUD-5382). Applicants, member of the Applicant Household, and/or Live-In Aide must claim VAWA protections within fourteen (14) days from the date of receipt of the rejection notice. MMA will support or assist victims of domestic violence, dating violence, sexual assault and stalking and protect victims, as well as members of their family, from being denied housing or from losing their HUD assisted housing. Requests from Applicants who are
victims of domestic violence, dating violence, sexual assault or stalking will be asked to provide documentation of their status as a victim. If the Applicant, Resident, Addition to Household, and/or Live-In Aide has not provided the requested information by the fourteenth (14th) day none of the protections afforded to victims of covered crimes under the Section 8 Housing Programs apply. Documentation of covered crimes: may include:
1. A Federal, State, Tribal, Territorial, or Local police or court record; or
2. Documentation signed and attested to by an employee, agent, or volunteer of a victim service provider, an attorney, or a medical professional; from whom the victim has sought assistance in addressing domestic violence, dating violence, sexual assault,
stalking, or the effects of abuse; or
3. A completed Certification Form HUD-5382 (Certification of Domestic Violence,
Dating Violence, Sexual Assault, or Stalking, and Alternate Documentation). Only
Management Office Staff shall have access to information as it relates to Applicants and Residents concerning incidents of covered crimes. Information will be confidentially stored in a separate file and maintained for the life of tenancy plus three (3) years following date of move-out. The status of a victim cannot be entered into a shared database unless it is:
a. Requested by the individual in a time-limited release,
b. Required for use in an eviction or
c. It is otherwise required by law
The hearing will be conducted by the Property’s Regional Property Manager and/or a member of management who did not make the initial decision. During the hearing, the assigned hearing official will provide a copy of all information used in the housing determination to the Applicant(s). By providing copies of the criminal background, credit report, landlord references, and/or other documents used in the housing determination, management is allowing the Applicant(s) an opportunity to dispute the accuracy of the documents and an opportunity to provide other documentation which may reverse the original housing determination. Once the hearing has been held, the Hearing Official will have five (5) days to notify the Applicant Household in writing of the final decision. If the Applicant does not appear for the rejection hearing they have requested, and makes no attempt to call or write Management to reschedule, prior to the meeting, the assigned Hearing Official will adhere to the original rejection decision.
The Hearing Official will send a letter stating this within five (5) days of the scheduled meeting. A rejection hearing will be rescheduled one time only. The property will keep the following materials on file for at least three (3) years; Application, Initial Applicant Rejection Letter, any Applicant reply, Management’s final response, and all interview and verified information on which Management has based the rejection. Management will consider extenuating circumstances when an applicant is a person with disabilities; where a Reasonable Accommodation to the Applicant Screening and Rejection Criteria would allow the Applicant and/or member of the Applicant household to have equal access to housing. All Reasonable Accommodation Requests will be processed in accordance with the property’s’ Reasonable Accommodation and Modification Request Policy and Procedure. In some situations, even with reasonable accommodations, applicants with disabilities cannot meet essential program requirements. In these situations, the applicant is not eligible and the application will be rejected.

14. OFFERING AN APARTMENT & SECURITY DEPOSITS
When an apartment becomes available for occupancy, it will be offered to the applicant at the top of the waiting list for that apartment type. If the applicant cannot be contacted within five (5) working days, the offer will be cancelled and the apartment will be offered to the next applicant on the waiting list. In that event, the first applicant will be sent a letter requesting confirmation of its interest in remaining on the waiting list (IR-093). If the applicant replies affirmatively, the applicant will retain position on the waiting list. If the reply is negative, or if no reply is received within five (5) working days, the applicant will be removed from the waiting list. If an applicant
rejects the offer of an apartment twice, the applicant will be removed from the waiting list. If a household fails to move in on the agreed date, the application will be declined and the apartment will be offered to the next household on the waiting list unless there are extenuating circumstances. A Security Deposit is required to provide the owner with some financial protection when a tenant moves out of the unit and fails to fulfill his/her obligations under the lease. Security Deposits are held in interest bearing
accounts and allocate the interest to the tenant. The Security Deposit or payment plan are required prior to Move In.

15. MOVE IN BRIEFING
Management will hold a meeting prior to occupancy to ensure that new tenants understand the terms of the lease and relay important information about resident rights, lead-based paint disclosure, house rules, and conditions for termination of tenancy. Keys to the apartment will be issued to the household at this time. The briefing gives the tenant an opportunity to ask questions and discuss the information being presented. Lead Based Paint Disclosure (if applicable). Other topics will include, but are not limited to: Reasonable Accommodation and Modification Requests, recertifications, unit inspections, House Rules, transfer policy, student eligibility,
maintenance charges are actual cost to repair/replace, VAWA – Violence Against Women Act, all household member 18 and over must sign the VAWA Lease Addendum HUD Form-91067, VAWA files are confidential, retained for the term of tenancy plus 3 years, these documents are stored in a secured access location separate from the tenant file, reporting required when the household composition changes, the Move-In/Move Out Inspection form, rent due on first of the month and late fees, etc. The HOH will be given a copy of the Lease, the Move-In Inspection form, Community Policies, and the receipt for the Security Deposit and first month's rent, HOH must have receipt of proof that the utilities have been transferred into their name

16. TRANSFER POLICY
Residents who wish to transfer to another unit must make the request in writing to the Rental Office. Depending on box 8b of IRS Form-8609 for this property, households may or may not be able to transfer without requalifying. Reasons for transfer may be:
a. Medical reason or a need for an accessible unit because of a Reasonable
Accommodation due to the disability of a household member;
b. If the household member needing the accessible features moves out of the accessible apartment, then the remaining household members will be required to move to a non-accessible unit; or
c. If no household member needs the accessible features of their current apartment and the accessible apartment is needed by a household with person(s) with disabilities.
d. VAWA Emergency Transfers (VET)
Residents, who either request a transfer or are required to transfer for any of the above reasons, will be placed on a transfer waiting list based on the apartment size requested. Residents, without disabilities, currently residing in an accessible apartment will be given a 30-day notice to transfer to a non-accessible apartment as agreed to using IR-220. Residents may be required to transfer in any situation which may arise that is due to reasons beyond anyone’s control, including, but not limited to, natural disasters or extensive repairs to be completed in, or around, the unit which cannot be completed while the unit in question is occupied.
NOTE: Current residents that have been required to transfer due to reasons beyond anyone’s control, (noted in previous paragraph) will be given priority over applicants.
NOTE: Depending upon the circumstances of the transfer, a resident may be obligated to pay all costs associated with the move. However, if a resident is transferred as a reasonable accommodation to a household member’s disability, then the owner must pay the costs of moving the resident’s belongings, unless doing so would be an undue financial and administrative burden.
NOTE: Transfers will not take place if the resident is not in compliance with their Lease, this includes but is not limited to the lease violations for “decent, safe and sanitary care of apartment that have not been “cured”, unpaid rent, late fees, damage charges and any other outstanding lease violations. The transfer request will remain on the transfer waiting list until resident is in compliance with their lease and transfer takes place or resident moves out.
a. Residents, with disabilities, currently residing in a non-accessible apartment, and
need accessible features will be given first priority for an apartment with accessible
features over other residents and applicants.
b. VAWA Emergency Transfers (VET) will receive second priority
MMA allows survivors of domestic violence, sexual assault, dating violence, and stalking to transfer to another available dwelling unit. The ability to request a transfer is available regardless of sex, gender identity, or sexual orientation. The ability of this site to honor such request for tenants may depend upon a preliminary determination that the tenant is or has been a victim of domestic violence, dating violence, sexual assault, or stalking, and on whether this site has another dwelling unit that is available and is safe to offer the tenant for temporary or more permanent occupancy. This plan identifies tenants who are eligible for an emergency transfer, the documentation needed to request an emergency transfer, confidentiality protections, how an emergency transfer may occur, and guidance to tenants on safety and security. This plan is based on a model emergency transfer plan published by the U.S. Department of Housing and Urban Development (HUD), the Federal agency that oversees that this site is in compliance with VAWA. A tenant requesting an emergency transfer must expressly request the transfer in accordance with the procedures described in this plan and tenants who are not in good standing may still request an emergency transfer, if they meet the eligibility requirements.
1. To request an emergency transfer, the tenant shall notify the management office by
completing HUD-5382 Certification of Domestic Violence, Sexual Assault or Stalking
and submit a written request for a transfer to the Rental Office using IR-209 A
Emergency Transfer Form.
2. MMA will provide reasonable accommodations to this policy for individuals with
disabilities. The tenant’s written request for an emergency transfer should include either: A statement expressing that the tenant reasonably believes that there is a threat of imminent harm from further violence if the tenant were to remain in the same dwelling unit assisted under this site’s program; OR
3. A statement that the tenant was a sexual assault victim and that the sexual assault
occurred on the premises during the 90-calendar-day period preceding the tenant’s
request for an emergency transfer.
4. MMA will follow all reasonable confidentiality measures to help protect the new
dwelling unit’s identification and location from the perpetrator of the violence or assault.
NOTE: There is no VAWA preference for new admissions.

23. PET POLICY
Residents may keep common household pets in their apartment. Before bringing a pet to their apartment, an applicant or resident must complete the Pet Application, sign the Pet Addendum, and pay the Pet Deposit. Copies of the pet policy and pet lease addendum will be given to the applicant and/or the resident upon their request.

Fair Housing Statement

We are an Equal Housing Opportunity provider. We do not discriminate on the basis of race, color, national origin, religion, sex, familial status, disability, sexual orientation, gender identity, or any other basis protected by federal, state, or local law. Reasonable accommodations for persons with disabilities are available upon request.

Fair Credit Reporting Act (FCRA) Disclosure & Authorization:

Authorization for Background and Credit Check

By signing below, you authorize Michaels Management and its agents to obtain consumer reports including credit reports, criminal background checks, and eviction history for tenant screening purposes. This information will be used solely to evaluate your rental application.
In accordance with the Fair Credit Reporting Act (FCRA), if your application is denied or conditional based on information from a consumer report, you will be provided with an Adverse Action Notice, a copy of the report, and a statement of your rights under the FCRA.
You have the right to request the name, address, and phone number of the consumer reporting agency that provided the report and to dispute any inaccurate or incomplete information in the report.