The National Capital B’nai B’rith Housing Foundation, Inc., owners of Homecrest House North and South, hereinafter referred to collectively as B’nai B’rith Homecrest House is a Maryland based non-profit corporation. It is the owner of Homecrest House North, also known as The Harry Moskowitz Building which has 100 one-bedroom apartments and Homecrest House South, The Leonard Stein Building has 115 one-bedroom apartments and 20 studio apartments. The purpose of these equal opportunity housing facilities is to provide affordable housing for low, very low, and extremely low income elderly individuals and families as well as qualifying physically disabled individuals 18 years of age or older and families through the Department of Housing and Urban Development’s Section 202 and Contract Based Section 8 programs. The National Capital Housing Management Corporation manages B’nai B’rith Homecrest House. One Loan Management Set-Aside Section 8 contract covers 100 units on the property of Homecrest House North. Separate Project Based Section 8 Housing Assistance Payment Contracts cover all units at B’nai B’rith Homecrest House.

Homecrest House welcomes qualified individuals/families of diverse backgrounds and, in accordance with various Federal and State laws, does not discriminate against anyone based on race, color, religion, sex, national origin, disability, familial status or sexual orientation.

It is the intention of the owners of B’nai B’rith Homecrest House to make “reasonable accommodations” to individuals whose disabilities so require in accordance with HUD regulations and management policies. This includes the application process and residency period. For more information please refer to management’s Section 504 policy.

Certain units at B’nai B’rith Homecrest House have been architecturally designed for accessibility (to various degrees). Someone in the family must qualify as “needing” the architecturally designed features to apply for or live in these units. These units may have wider doorways, higher commode, extra grab bar(s) and may or may not have cabinets under sinks and kitchen work areas. An applicant requesting an accessible unit will be requested to verify his or her need with a medical practitioner and is in accordance with HUD Handbook 4350.3.

A person, in order to be a tenant at B’nai B’rith Homecrest House, must be capable of fulfilling the lease requirements. This means that the applicant must be able to meet all of his/her personal needs and be able to fulfill the lease obligations with or without assistance. B’nai B’rith Homecrest House does not provide, nor have the authority to provide, any care or supervision services, and will not accept for occupancy or retain tenants who demonstrate any level of need for care and supervision services that cannot be provided by the tenant or aides supervised by the tenant, and does not promise to make available in the future any assistance with personal activities of daily living. Management will be happy to provide any applicant or tenant with a list of outside “providers” who deliver these services in the community. As a point of information, B’nai B’rith Homecrest House does have an affiliated company located on an adjacent property which does provide affordable housing with supportive care through the Maryland Department on Aging’s Congregate Housing Services Program.

All potentially eligible, qualified applicants will be considered in accordance with the marketing procedures of the HUD-Approved Affirmative Fair Housing & Marketing Plan (HUD Form 935.2). All applicants must comply with any applicable admissions requirements in revised HUD Handbook 4350.3 (including all changes).

The local Section 8 Income Limits apply to B’nai B’rith Homecrest House and applicants must meet specific income restrictions to be eligible for housing. B’nai B’rith Homecrest House reserves the right to alter their Tenant Selection Plan at any time.

B’nai B’rith Homecrest House has permanently suspended Federal Preferences, in accordance with HUD directives.

Applicants will be considered on a first-received, first-reviewed basis, based on the date and time that the completed and signed application is received by management. Admission to B’nai B’rith Homecrest House is limited to those applicants whose income meets the “Section 8” Income Limits for the Washington Metropolitan Statistical Area. Homecrest House North can admit residents who meet the very low and extremely low income level. Homecrest House South can admit residents who meet the low, very low, and extremely low income level.

40% of the units that turnover in a year must be made available to applicants who meet the “extremely low” income (ELI) (30% of area median) limits. This is accomplished by periodic review of the waiting list to monitor ongoing compliance. If at any point admissions for the year do not reflect a 40% or greater admission of extremely low income tenants, the next applicants approved for residency shall meet the extremely low income limit until a ratio of 40% or greater has been restored. At that point admissions will revert to selection in order of application received. To live at B’nai B’rith Homecrest House you must be:

• An eligible elderly individual or family (See Definitions);
• An eligible disabled family (See Definitions)

Both building projects will first assign units to in-place tenants who have a demonstrated need for a change in housing before offering units to an applicant on the Waiting List. This will be done in chronological order, based on the date of the notification of the site management of the new “Need”. All current, in place tenants whose needs have changed will be housed and/or transferred before anyone on the Waiting List is housed.

All persons/families interested in applying for housing at B’nai B’rith Homecrest House must comply with the following requirements to be considered for housing.

Applications may be picked up in the Management Office located at 14508 Homecrest Road, Silver Spring, Maryland 20906 between the hours of 8 a.m. and 5 p.m. Monday through Friday. Requests for applications to be sent through the mail may be made by writing to the above address or by telephoning 301-598-4000 (TDD 711) during the above business hours. Requests made also be emailed to homecresthouse@comcast.net. Applications should be returned during business hours in person or via first class mail. Allowances will be made for persons with mobility impairments or who live out-of-state. Applications will be date and time stamped and applications will enter the waiting list in the chronological order of receipt.

• Applicant(s) must list all family members who will reside in the unit.
• Applicant(s) must meet certain credit/criminal report standards. The Management Company requires a credit/criminal report on the applicant(s) and all family members and/or live-in aides who may occupy the unit.
• Applicant(s) must demonstrate the ability to meet financial obligations in a satisfactory manner, including timely payment of rent.
• Applicant(s) must list monthly obligations, including current utilities.
• Applicants must provide good/acceptable references from all landlords, both current and previous, listed on the application and in credit bureau files.
• Applicant(s) must show that the applicant has the ability to fulfill all the lease requirements (with or without care assistance) where applicable.
• Applicant(s) must demonstrate satisfactory housekeeping habits that will not jeopardize the health, security or welfare of other residents.
• Applicant must provide proof of citizenship or immigration status for household members as well as social security numbers for members of the family six years of age and older.

All of this information will be verified in accordance with HUD Regulations and Requirements, as stated in HUD Handbook 4350.3. Applicants will be required to sign appropriate forms authorizing management to verify any and all factors that affect the applicant’s eligibility or the rent that the applicant will pay. All of this information may be released by HUD to other Federal, State and Local Agencies.

In the event the applicant is personally unable to complete the form, the applicant must be present to provide the information to someone assisting in completing the form. The person assisting the applicant must sign and date the application, indicating that it was completed at the direction of the named applicant, and provide identification to management.

After receipt of the application, the applicant(s) will be notified of and invited to an interview with Management Company staff. The applicant(s) will also be instructed to bring with them to this interview certain financial and medical expense documentation for review as detailed in the HUD developed Rental Housing Integrity Improvement Program “Fact Sheets” we will provide to the initial interview.

The interview will be for the purposes of reviewing the application for completeness, to make sure that the application is legible and to determine, based on the financial information provided, whether or not it appears that the applicant(s) qualify for the Section 8 Program. This in no way means that an applicant actually qualifies or is eligible for housing at B’nai B’rith Homecrest House. Eligibility can be confirmed only after all items of income, assets, family composition, etc., which may have any bearing on the rent that the applicant may pay or subsidy he/she may receive are verified. The applicant must be formally certified eligible to be offered housing within 120 days of actually receiving an offer.

Third party verification forms will also be completed at the time of the interview as well as the forms necessary to authorize a criminal and credit background check on the applicant(s).

As an applicant’s name approaches the top of the Waiting List, the applicant(s) will be contacted by the Management Staff. The applicant(s) will be advised of any outstanding financial information required to complete the initial certification for subsidy eligibility. Until all items are verified, eligibility cannot be determined, nor any housing offered. Management must make an attempt to verify all factors with “third party” written verification, per HUD Regulations and Procedures.

In the absence of third party verification within fourteen (14) days or more after attempting third party verification, and no response being received, management will use “Review of Documents” to verify items/issues in accordance with the HUD Handbook 4350.3.

Applications will be date and time stamped and applications will enter the waiting list in the chronological order of receipt.

Any applicant(s) who appears to qualify after an initial review of the application, but before any information is formally verified, and for whom a unit is not currently available, will be placed on the Waiting List. One waiting list will be maintained for all apartments at Homecrest House North and South. A separate waiting list will be maintained for applicant(s) who are seeking units architecturally designed for accessibility. The applicant is informed of the approximate wait for a unit. It is the applicant’s responsibility to report changes on the application to B’nai B’rith Homecrest House in a timely fashion. This includes, but is not limited to, changes in household size and changes to income and assets. Changes should be reported in writing and forwarded to the rental office at the address above.

Each applicant on the Waiting List is required to contact B’nai B’rith Homecrest House every twelve (12) months to update their information, by completing a revised application form when necessary. This contact must be done in the form of writing. Phone calls will not be accepted. Contact may initiated by B’nai B’rith Homecrest House in the form of a routine letter/postcard, sent to all applicants on the Waiting List and stating that if the letter is not responded to within thirty (30) days, the applicant(s) name will be dropped from the Waiting List without further notice.

The Waiting List may be closed to any further applicants when the average wait for a unit exceeds one (1) year. This wait is calculated by taking the average number of apartments that turnover monthly x 12 months = annual apartment turnover.

When the number of names/families on the Waiting List for any particular unit exceeds the annual apartment turn over for that size unit, the Waiting List may be closed. A notice will be prominently posted in the Management/rental office or reception area, stating that the Waiting List is closed. When the Waiting List is to be reopened, notice of this will be placed in local newspapers, as well as notifications sent to appropriate social service agencies, (including, but not limited to elderly, mental health and community service agencies) stating when the Waiting List will be re-opened and the procedure for applying. This is done in accordance with the AFHMP (HUD Form 935.2).

If an applicant(s) on the Waiting List is offered an apartment and refuses the offered apartment for any reason, the applicant(s) application will be placed at the bottom of the waiting list. If an offered apartment is rejected a second time by the applicant(s), the applicant’s application will be closed and the applicant(s) will be advised that they may reapply at a future time when they are in a better position to move.

If management determines that following the waiting lists in standard chronological order may not (or will not) achieve the admissions necessary to meet the income-targeting requirement per HUD Handbook 4350.3, then management will implement procedures that will ensure compliance.

Management will implement the procedure of skipping any low and very low income persons on the waiting list and renting to a sufficient number of extremely low-income (ELI) applicant(s)--in chronological order—until the number of extremely low income applicants placed per building exceeds 50% of the total residents placed for that calendar year. Once the 50% level has been reached, the Management will revert to selecting applicants in the chronological order in which their applications were received without regard to income level.

When management rejects an applicant, the applicant will be notified of this decision in writing. This written statement, which will be sent in a timely fashion, will include the reason(s) for the rejection, and state that the applicant has the opportunity to request a meeting with management to discuss the rejection. The applicant will be further instructed to request the meeting in writing within fourteen (14) days of the date of the rejection letter’s postmark.

If the applicant wants to request a meeting, the applicant’s written request must be sent to B’nai B’rith Homecrest House, 14508 Homecrest Road, Silver Spring, Maryland 20906 within fourteen (14) days of the date of the rejection notice’s postmark. A staff member and/or representatives of the Board of Director’s for B’nai B’rith Homecrest House who was not involved in the initial decision to deny admission or assistance will hold the requested meeting. Within five (5) business days of Management’s response or meeting, Management must advise the applicant in writing of the final decision on eligibility. All of this material (original application, rejection letter, applicant’s request for a meeting, summary of the meeting and the final decision) will be kept for three (3) years in confidential files.

• Minimum of one person per bedroom; maximum of two persons per bedroom. Efficiencies are limited to one person
• Children may share a bedroom with a (grand) parent. This is a family decision.

When assigning bedrooms:

• Every family member listed on 50059 or application is counted.
• An unborn child may be counted for occupancy and income eligibility determination.
• Live in attendants and foster children are counted when determining bedroom size.
• Children who live in the unit 50% of the time may be counted.
• Children away at school, who live with the family when school recesses, may be counted.

A larger unit than needed may be assigned to an eligible family if the family can certify with third party verification that there is a medical reason for the larger unit. This certification must include a verification of qualifying disability and an explanation as to how the condition will improve by assignment of a different apartment.

B’nai B’rith Homecrest House will accommodate the changing needs of the in-house tenants because of increases in the number of family members or changes in the family composition, before going to the Waiting List.

Management will allow in-house transfers, in the following situations:

1. A verifiable medical reason for different unit, including the need for a care attendant.
2. Transfer from unit due to renovation of previous unit.
3. Change in composition of the family – increase or decrease in family size.

(Regarding #1) Requests for transfers that are based on a need for reasonable accommodation will be provided priority over other requests. Transfers will be provided to persons who have a medical or other verified need because of a disability in the chronological order received. All other transfers will be provided after requests for reasonable accommodations and will occur in chronological order by the date the request was received.

Elderly Household
An Elderly person or family is defined as a household where the head or spouse is age 62 or older. Any one of these persons is sufficient to qualify the family or household.

Disabled Household
Persons 18 years of age or older and mobility impaired and in need of the features of an architecturally designed unit (“younger disabled person”). B’nai B’rith Homecrest House will verify this with a medical practitioner. The only units for which a “younger disabled person” qualifies are the “designed” units. Younger disabled, in their own right, are not eligible for the regular elderly units in B’nai B’rith Homecrest House. Applicants must meet HUD’s definition of person’s with disabilities (as listed in the HUD Handbook 4350.3 Revised).

Live In Care Attendant
A person who resides with one or more elderly persons, near-elderly persons, or persons with disabilities, and who:

1. Is determined to be essential to the care and well-being of the persons;
2. Is not obligated for the support of the persons; and
3. Would not be living in the unit except to provide the necessary supportive services.

A relative may be a Live In Attendant but must meet all of the above requirements, and sign a statement to that effect. B’nai B’rith Homecrest House will verify this with a physician or recognized health care professional. The sole purpose of a Live In Attendant is to provide the tenant with support services and will not qualify for continued occupancy in the event the tenant vacates the unit. B’nai B’rith Homecrest House will re-verify the need for a Live In Attendant annually during the household recertification.

All family members, regardless of age, must declare their citizenship or immigration status. B’nai B’rith Homecrest House is required to verify with the Department of Homeland Security (DHS) the validity of documents provided by applicants. Applicants must submit required documentation of citizenship/immigration status no later than the date the owner initiates verification of other eligibility factors. Because of the prohibition against delaying assistance to obtain verification of citizenship/immigration status, B’nai B’rith Homecrest House will implement procedures to verify eligible immigration status in advance of other verification efforts, at the time of initial application.

Non-citizens age 62 or older must sign a declaration of eligible immigration status and provide a proof of age document. U.S. citizens must sign a declaration of citizenship. Owners may establish a policy of requiring additional proof of citizenship for those declaring to be U.S. citizens or nationals.

Assistance in subsidized housing is restricted to the following:

• U.S. Citizens or nationals; and
• Non-citizens who have eligible immigration status as determined by HUD

A mixed family -- a family with one or more ineligible family members and one or more eligible family members -- may receive prorated assistance, continued assistance, or a temporary deferral of termination of assistance.

If the applicant cannot supply the documentation within the specified timeframe, management may grant the applicant an extension of not more than 30 days, but only if the applicant certifies that the documentation is temporarily unavailable and additional time is needed to collect and submit the required documentation. Although the extension period may not exceed 30 days, management may establish a shorter extension period based on the circumstances of the individual case.

Management must inform the applicant in writing if an extension request is granted or denied. If the request is granted, management will include the new deadline for submitting the documentation. If the request is denied, management will state the reasons for the denial in the written response.

Currently assisted families that have no eligible members and those that qualify only for prorated assistance and choose not to accept the partial assistance are eligible for temporary deferral of termination of assistance. Please see management for deferral policies.

Applicants must provide documentation of Social Security Numbers (SSNs) in order to be eligible for subsidy and therefore housing at B’nai B’rith Homecrest House. Adequate documentation means a social security card issued by the Social Security Administration (SSA) or other acceptable evidence of the SSN. The head of household/spouse/co-head must disclose SSNs for all family members at least six years of age and older. If no SSN has been assigned to a particular family member, the applicant must sign a certification stating that no SSN has been assigned.

When an applicant has a SSN but does not have the required documentation, the applicant may submit the SSN and certify that the number is accurate but that acceptable documentation could not be provided.

Individuals who have applied for legalization under the Immigration and Reform Control Act of 1986 will be able to disclose the social security numbers, but unable to supply the cards for documentation. Social security numbers are assigned to these persons when they apply for amnesty. The cards go to the Department of Homeland Security (DHS) until the persons are granted temporary lawful resident status. Until that time, their acceptable documentation is a letter from the DHS indicating social security numbers have been assigned.

Management will accept the certification and continue to process the individual’s application. However, an applicant may not become a participant in the program unless the applicant submits the required SSN documentation to management. The applicant must provide SSN documentation to management within 60 days from the date on which the applicant certified that the documentation was not available.

If management has determined that the applicant is otherwise eligible for admission into the property, and the only outstanding verification is that of the SSN, the applicant may retain his or her place on the waiting list for the 60-day period during which the applicant is trying to obtain documentation. After 60 days, if the applicant has been unable to supply the required SSN documentation, the applicant will be determined ineligible and removed from the waiting list (see paragraph 4-20 A).

All applicants 18 years of age or older in a household will be screened for rental history, credit and criminal history, sexual offender registry and general program eligibility prior to residency. The screening of Live In Aides at initial occupancy and the screening of persons or Live In Aides to be added to the tenant household after initial occupancy involve similar screening activities. Both live-in aides and new additions to the tenant household will be screened for drug abuse mandatory sexual offender registry and other criminal activity. An application may be rejected for any one of the following reasons:

• The applicant/family is not elderly or a qualified person with a disability.
• Submission of false or untrue information on the application, or failure to cooperate in the verification process.
• The applicant has a history of unacceptable or unsatisfactory credit or criminal history as reported by a credit agency or other organization. Please see Credit Criminal Screening Criteria for more information.
• The applicant has been evicted from any other housing.
• Negative reference from current or previous landlord, including but not limited to late rent, NSF (non-sufficient funds) checks, lease violations, etc.
• The household (including a Live In Aide) size is not appropriate for this unit. Please refer to Unit Size Standards & Guidelines.
• Failure to sign designated or required forms and/or documents upon request.
• The applicant cannot pay the appropriate security deposit at move-in.
• This will not be the applicant’s only place of residence.
• The applicant has repeatedly (more than twice) been offered a housing unit and, for other than a verified medical reason, he/she has refused to take the unit offered.
• The applicant is not a Citizen, National or eligible non-Citizen (as defined by HUD).
• The applicant is not capable of fulfilling the lease agreement, with or without assistance.
• A negative criminal history as defined in the Criminal or Drug-Related Activity on page 13.
• By HUD formula, the applicant cannot show a need for the subsidy assistance or the household income exceeds the HUD income limits.
• The applicant was unable to provide proof of SSNs as required by HUD and management policy.
• The household contains a member(s) who was evicted in the last years from federally assisted housing or conventional housing for drug-related activity. Exceptions may be allowed if the evicted household member has successfully completed an approved, supervised drug rehabilitation program or the circumstances leading to the eviction no longer exist (e.g. the household member no longer resides with the applicant.)
• The household contains a member currently engaged in illegal use of drugs or has a pattern of illegal use of drugs.
• The household has a member who is subject to state sex offender lifetime registration requirement
• The household has a member for whom there is reasonable cause to believe that the member’s behavior, from abuse or pattern of abuse of alcohol, may interfere with the health, safety and right to peaceful enjoyment by other residents.
• The household has a member who does not meet the criteria as defined in the following sections titled, Criminal or Drug-Related Activity and Credit and Criminal Screening Criteria,

Upon move-in tenants sign leases requiring them to accept responsibility for the actions of individual household members, their guests, or other persons on the premises with their consent. No tenant, no member of the tenant’s family or household, a guest or any other person visiting a tenant shall engage in criminal activity on or near the apartment complex, including drug-related criminal activity or drug and alcohol abuse that threatens the health and safety of the tenants or staff or hinders the peaceful enjoyment of the housing premises. “Drug-related criminal activity” means the illegal manufacture, sale, distribution or use of a controlled substance (as defined in Section 102 of the Controlled Substance Act).

No tenant, no member of the tenant’s family or household, a guest or any other person visiting a tenant shall engage in any act intended to facilitate criminal activity, drug-related activity on or near the apartment complex.

No tenant, no member of the tenant’s family or household, a guest or any other person visiting a tenant will permit the dwelling unit to be used for, or to facilitate, criminal activity, including drug-related criminal activity, regardless of whether the individual engaging in such activity is a member of the household, family or a guest.

No tenant, no member of the tenant’s family or household, a guest or any other person visiting a tenant will engage in the manufacture, sale or distribution of illegal drugs on or near the apartment complex or elsewhere.

No tenant, no member of the tenant’s family or household, a guest or any other person visiting the tenant will engage in acts of violence, including, but not limited to, the unlawful discharge of firearms on or near the apartment complex.

Violation of the above provisions shall be a material noncompliance violation of the lease and good cause for termination of the lease. A single violation of any of these provisions shall be deemed a serious violation and material noncompliance with the lease. It is understood and agreed that a single violation shall be good cause for termination of the lease. Unless otherwise provided by law, proof of violation shall not require criminal conviction, but shall be by a preponderance of the evidence.

Rental Approval:

1. If a prior landlord reported the applicant(s) damaged property or lease violations the applicant can be denied. This includes lease violations, disturbing the peace, harassment, poor housekeeping habits, improper conduct or other negative reference against the household.
2. Any eviction(s) is automatically grounds for denial. This includes any household members who have been evicted from federally assisted housing within the last three years for drug-related criminal activity.
3. We may accept a rental history of no more than two (2) late payments of rent in a (12) month period, with verification of all charges paid and no more than one (1) NSF check in a one (1) year period. Anything beyond this specification can be grounds for denial.
4. Any evidence of illegal activity including drugs, gangs, weaponry, etc. will be grounds for denial.
5. Grossly unsanitary or hazardous housekeeping habits.
6. Any debt balance owing to a prior management company or housing complex will need to be paid prior to move-in.
7. Lack of rental history is not grounds for denial.

Credit Approval:

1. Applicants with more than (2) accounts in negative standing within the past five (5) years will be denied. Examples of negative standing are late payments, collections, bad credit status, etc. Consideration may be given for extenuating circumstances of certain negative accounts providing the negative standing does not involve delinquent rent or utilities.
2. Public records such as collections and judgments are included as negative accounts.
3. Each bankruptcy filing or foreclosure proceeding within the past five (5) years is rated as the worst account and counted individually.
4. Federal and State Tax liens within the past three (3) years are counted as a negative account. Prior to the three (3) year period we may request proof of payment/release on any Lien over $1,000.00 that is still on the applicant’s credit history.
5. Financial Aide or School Loans in negative standing are counted.
6. Any amount showing owed to a prior management company can be grounds for denial. We reserve the right to ask for proof of payment.
7. Any other item(s) that appear on the credit report, which would reflect negatively on the applicant, will be reviewed and a decision will be made based on the date, source, and amount of the action.
8. Lack of credit history is not grounds for denial.

Criminal Background Check:

1. Any felony conviction is grounds for denial.
2. Any arrest for any activity concerning an illegal controlled substance is grounds for denial.
3. Any arrest for or conviction of any activity concerning sexual abuse or assault is grounds for denial. This includes, but is not limited to, any member of the household who is subject to a registration requirement under a state sex offender registration program.
4. Crimes involving physical violence, including, but not limited to, abuse of children or the elderly, abduction (including kidnapping), manslaughter, murder, robbery, sexual crimes, assault and battery within 8 years.
5. Crimes against property, including, but not limited to, arson, theft, larceny, burglary within the last 8 years.
6. Crimes showing dishonesty, including, but not limited to, fraud, deception, or financial exploitation of any person within the last 5 years.

NOTE: All applicants in a household will be processed as on approval or denial for an apartment. If any one of the applicants has negative rental history or negative credit or criminal history, all applicants will be denied.