United Apartment Group
TENANT SELECTION PLAN
Meadowhill Estates LIHTC
1004 Meadow Loop
Hazelhurst, MS 39083
Phone 601-714-3999 Fax 601-321-7694

Meadowhill Estates and United Apartment Group is committed to compliance with all federal, state and local fair housing laws and will screen all applicants uniformly, including the Mississippi and Federal Fair Housing Acts and antidiscrimination laws, the Federal Fair Credit Reporting Act, program guidelines, and the Department’s rules, and consideration for reasonable accomadations requested to complete the application process.. It is our policy to offer apartment for rental to the general public without regard to race, color, national origin, religion, sex, familial status, handicap or any other state or locally protected classification. Maximum rent and maximum income are adhered to as required by the Mississippi Home Corp. (MSHC) LIHTC Program. All applicants and co-applicants must be 18 and over unless protected by the familial status per the Fair Housing amendment. All adult members of the household must complete a Rental Application and each applicant must pay the application fee at the time of application submission. Third party written verification may be obtained to certify household claim.

United Apartment Group (UAG) uses verifiable information provided by an applicant and Leasing Desk Screening program to determine whether an applicant qualifies and what if any conditions may apply. Our Rental Criteria complies with state and federal fair housing and antidiscrimination laws, is applied uniformly (rental, credit, and/or criminal history), including employment policies, and in a manner consistent with its state's and Federal Fair Housing Acts, program guidelines, and the Department's rules, is reasonably related to program eligibility and the applicant's ability to perform the obligations of the lease. UAG requires all applicants to meet the following criteria in order to qualify for housing at our community. Please note that these are the current rental criteria and nothing in these requirements shall constitute a guarantee or representation by our community that all residents and occupants currently residing in our community have met these requirements. There may be residents and occupants that have resided here prior to these requirements going into effect. Additionally, our ability to verify whether these requirements are met is limited to the information we received from various applicant reporting services.

In accordance with the Violence Against Women Reauthorization Act (VAWA) of 2013, this property will not deny admission, deny lease renewal, or evict on the basis that the applicant has been a victim(s) of domestic violence, dating violence, sexual assault or stalking.

The victim of domestic violence, dating violence, sexual assault or stalking may request relocation within the project or externally to a safe unit. This must be requested in writing on Form HUD-5382, Certification of Domestic Violence, Dating Violence Sexual Assault, or Stalking, and Alternate Documentation form. The lease will be terminated without penalty if the emergency transfer is approved.

Any information submitted to Management, including the fact that an individual is a victim of domestic violence, dating violence, sexual assault, or stalking, shall be maintained in confidence and may not be entered into any shared database or disclosed to any other entity or individual other than UAG, except to the extent that the disclosure is requested or consented to by the individual in writing, and required for use in an eviction proceeding against any individual who is a tenant or lawful occupant of the housing and who engages in criminal activity directly relating to domestic violence, dating violence, sexual assault, or stalking, or otherwise required by law.

If this Development is under the HOME Program, we will also do the following:
(1) Provide any rejected applicant written notification of the grounds for rejection within thirty (30) days; and
(2) Maintain a written waiting list and select tenants from the waiting list in chronological order, insofar as is practicable.

Non-renewal and/or Termination Notices:
Any non-renewal or termination notice sent to a resident household must provide a specific reason for the termination or non-renewal. The notification will be delivered as required under applicable program rules and must include information on rights under VAWA and how a person with a disability may request a reasonable accommodation in relation to such notice. The notification will also include information on the appeals process, if one is used by the property.

Any applicants with disabilities wishing to request a reasonable accommodation to complete the application process may contact the Community Manager by phone or letter.
Las personas con discapacidad, o que hablan espanol y que requieren de un interprete, que deseen solicitar un alojamiento razonable para completar el proceso de solicitud deberan comunicarse con el admnistrador de la comunidad. Hearing impaired individuals may call 711 to be connected to services to assist in contacting the property.

Maximum Occupancy:
Apartment Size - Maximum # of Occupants - Rent Limits:
Three Bedroom - 6 Occupants* 60% $1,048.00
*Children 6 years of age or under are excluded towards the count of occupancy

Application fees Application fees are $15.00 for the 1st applicant and $15.00 per additional applicant. Deposits are $225.00-$425.00 per apartment. This amount can increase to one month's rent depending upon credit scoring and are fully refundable based on lease contract guidelines.
An application can be submitted in person, general mail, fax or email; please see contact information above. Please allow 24 hours for processing.

ELIGIBILITY REQUIREMENTS:
In order to be accepted as a resident, each applicant must provide third party verification for required information in each of the categories listed below. Failure to meet eligibility requirements in any one or more of these categories will result in rejection of the application.

• Household Composition
  Definition of household composition: As listed on the application, the first or primary applicant. If only one person is applying, that person will be the head of household. Definition of co-head: the second applicant listed on the application.
• Income
  Section 8 applicants are welcome. For affordable housing units, the household income must be within the maximum allowed income range as specified by (MFHBP) as applicable. The following is the maximum allowable income per household, by number of occupants.

Household Size - 60%
1 Person - $28,260
2 Person - $32,280
3 Person - $36,300
4 Person - $40,320
5 Person - $43,560
6 Person - $46,800
7 Person - $50,040
8 Person - $53,280

Income/Employment History/Asset Verifications:
All applicants must provide us with proof of income and assets prior to application approval. If any source of income or assets cannot be substantially documented we will obtain third party verifications. Acceptable forms of verification include but are not limited to:

• Four consecutive paycheck stubs for each applicant
• Job offer with salary (on company letter head with contact information)
• Most recent tax return or W-2
• Consecutive or most recent six months of bank statements
• Child support or alimony when directed by a court
• Grants, pensions, trust funds
• GI benefits, disability, social security

Social Security Requirement:
Applicants must disclose social security numbers (SSNs) for all family members if applicable. Foreign nationals/non-us citizens may be required to complete a supplemental rental application for non-us citizens and provide valid and current USCIS documentation and photo ID (passport, driver license, US identification card, or identification card from home country). An opportunity fee may be required.

Student Status:
Full time student households that are income eligible must satisfy and provide documentation for one or more of the following conditions to be considered an eligible resident:

1. The adult member of the household are married or is entitled to file a joint tax return
2. The household consists of a single parent(s) and their child(ren), and both the parents and the children are not dependent of another individual
3. At least one member of the household received assistance until Title IV of the Social Security Act (i.e., AFDC/TANF assistance) and/or
4. At least one member of the household is enrolled in a job training program and receiving assistance under the Workforce Investment Act, or similar federal, state, or local programs or
5. Have been previously in the foster care system.



APPLICANT SCREENING:
Applicant screening is targeted toward determining that an applicant will be able to meet the essential requirements of tenancy as expressed in the lease and the community policies. Note: live-in aides are subject to the same criminal criteria as the applicant.




Identity Verification:
Valid government-issued photo identification must be presented by all applicants and guarantors over the age of 18. Our privacy policy is available to you upon request.




Credit History/Criminal History:
All applicants must have established retail credit in good standing. Lack of established credit or negative credit may require an opportunity fee, additional deposit or other conditions. Items reviewed to determine eligibility are FICO score, check writing history, evictions, judgments and bankruptcies. Negative credit includes but is not limited to the following:


• Past due accounts
• Judgments
• Liens
• Write offs
• Balance to a rental community or mortgage company (regardless of date)
• Unresolved bankruptcy (regardless of date)



A criminal background check will be conducted for each applicant 18 years of age and older. It is our policy to review applicants who pass all other rental criteria. Applicants with felony convictions or serious misdemeanor convictions for crimes against persons or property, drugs, assaults, weapons or crimes of a sexual nature may result in a denial of your application. The review process may require the applicant to complete additional paperwork for further review of the crime itself. We have a screening process that bases its conditional approvals upon the type of criminal conduct, age of conviction and history after conviction.




Credit and Criminal screenings are conducted by RealPage, a score of less than 400 will result in a denied application. Additional reviews and approvals may be required depending on the conditional results of the screening process. Additional reviews will be conducted by the community supervisor and may be overridden for due to individual circumstances, histories, or the lack of social security numbers. Refer to Appendix 1- Criminal Classification of this document for clarification of criminal classifications.




Rental/Mortgage History: All applicants 18 years of age and over who are mentally competent are required to sign the lease agreement for no less than one (1) year and must have satisfactory verifiable rental history. All applicants must have six months verifiable, satisfactory rental or mortgage payment history. If an applicant does not have prior rental history, we will accept a deposit equal to one month's rent if all other criteria has been met. An eviction or foreclosure could constitute cause for denial and forfeiture of all fees paid. Less than six months of history or first time renters may be required to, pay an additional deposit, or other conditions.


• Lease term fulfilled
• No lease violations
• Residence left in satisfactory condition
• Proper notice to vacate given



Animal Policy:
See Appendix 2-Pet Policy and Animal Registration Forms




Utilities:
All residents will be responsible for their electricity, water, sewer, and trash. Proof of utility account numbers and transfer must be provided to management prior to lease signing. Utilities applicable as stipulated in the lease contract.




Waiting list and Apartment Transfers
Leasing is based on a first come, first serve basis. Applicant(s) and current residents will be placed on a waiting list in chronological orders by preference of apartment home size and income designation. The waitlist status if closed will be posted in the management office.



• Applicant will be required to complete a rental application, supplemental rental application and pay the necessary application fees. The management will screen the household for criminal and credit. Depending on the date of move-in, these forms and fees may need to be completed again prior to move-in.
• Any applicant requiring an accessible unit will be a priority when one becomes available and will move to the top of the waitlist.
• Once the unit size and income limit is determined, management will place the applicant on the appropriate waiting list. The waitlist will order applicant by the date the application is received by management. When the applicants name reaches the top of the waitlist and a unit type becomes available, management will contact the applicant at the address, email address or phone number provided by the applicant.
• If we do not hear back from the applicant within 5 business days, management will attempt to contact the applicant a 2nd time. If we do not reach the applicant on the 2nd attempt and do not hear back from the applicant in 1 business day, we will move to the next person on the waiting list. If the applicant turns down 3 apartments that meet their criteria provided, we reserve the right to remove the applicant from the waiting list.
• If the applicant is interested in the apartment that is available, the applicant will come to the office and complete the remaining part of the application paperwork within 2 business days. Management will screen the household for criminal and credit (if previous screening is older than 120 days) and verify income and assets. When the appointment is scheduled, the applicant will need to bring all documentation requested by management.



Household Units Transfers:
For HTC, Exchange, and TCAP Projects:
(1) 100 percent low-income multiple building projects: Households may transfer to any unit in a 100 percent low-income multiple building project and retain their program designation. The household does not need to be and should not be certified at the time of transfer. The move in date remains the date the household was first designated under the program. A new security deposit will not be required at time transfer agreement is completed. The existing deposit for the current unit will be transferred.
2) Each building is its own project (100 percent low-income and mixed income projects). To retain its low-income status, at the time of transfer, a household must be certified and have a current annual income less than the income limit established hy the minimum set aside the owner selected. A new security deposit will be required at time transfer agreement is completed. The existing deposit for the current unit will be refunded or forfeited based on condition of unit upon move out.
(3) Mixed income multiple building projects: Low-income households retain their program designation when they transfer to any unit in the multiple building project if at the last annual certification their income was less than 140 percent of area median income level set hy the minimum set aside.

Resident's interested in transferring to another unit may do so in the same building and retain their program designation. The household does not need to be and should not be certified at the time of transfer. The move in date remains the dale the household was first designated under the program.

For Bond, HTF, HOME, and NSP Developments, households may transfer to any Unit within the Development: A certification is not required at the time of transfer. If the Development is required to perform annual income recertifications, the recertification is due on the anniversary date the household originally moved onto the Development. For HOME Developments, an income ccrtificarion is required every sixth (6th)) year anniversary of the HOME contract. If the Development is layered with Housing Tax Credits, you are required to use the transfer guidelines described in subsection (a) of this section (relating to Household Unit Transfer Requirements).

Household Transfers in the Same Building for all Programs:
A Household may transfer to a new Unit within the same building (for the HTC program within the meaning of IRS Notice 88-91). The unit designations will swap status.

In order for a resident to transfer to another apartment within the community the resident must meet one of the following criteria:


• Have experienced a change in household composition
• Have experienced a change in income which is permanent in nature
• Require a reasonable accommodation for a disability
• Requests due to initiating VAWA guidelines
• Requests due to initiating a VAWA guidelines

In addition, all transfers must meet the following guidelines:

• Must fulfill at least one lease term (of one full year) in their current apartment (not applicable to reasonable accommodation for a disability or VAWA guidelines)
• Paid a $200 non-refundable transfer fee (not applicable to reasonable accommodation for a disability or VAWA guidelines)

If a resident meets one of these criteria, which must be verified and is qualified for the new apartment, and pays a non-refundable $200 transfer fee, they will be placed on the waiting list in the order the request for transfer is requested. Residents on the waiting list will not have priority over applicants on the waiting list. If a household on the transfer list refuses an appropriate unit when it becomes available, they will be moved to the bottom of the transfer list. The only exception to the waiting list order is the transfer due to the need for an accessible unit or VAWA accommodations.

Note: All transfers must be approved by management. Transfers solely for the convenience of a resident are not authorized until the end of their lease term. All outstanding charges must be paid in full prior to transfer. Transfers will be based on previous rental history, payment history and lease violations. Three late payments and/or three lease violations can prevent a resident transfer from being approved.




Implementation of the Violence Against Women Act
The primary objectives of of the Violence Against Women Act (VAWA) are to reduce violence against women and to protect, or increase the protection of, the safety and confidentiality of women who are victims of abuse. VAWA provides legal protections to victims of domestic violence, dating violence, or stalking. These protections prohibit Owner/ Agents from rejecting applicants, evicting or terminating assistance from individuals being assisted under a tax credit (LIHTC) program if the asserted grounds for such action is an instance of domestic violence or stalking.
The following documents must be provided to each applicant at the time they are notified of the acceptance or rejection of their application, and to each existing tenant through December 16, 2017:
1. Form HUD-5382, Certification of Domestic Violence, Dating Violence, Sexual Assault, or Stalking and Alternative Documentation
2. Form HUD-5380, Notice nf Occupancy Rights under the Violence Against Women Act

Reasonable Accommodations:
If a current resident or applicant is requesting a reasonable accommodation to their unit or direct path access, the request needs to be submitted to the management office for review, at which time you will be notified within 10 days of the decision. If denied you can request further review by upper management. A decision will be made and the tenant/applicant will be notified within 10 days of that decision.
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 handicaps or disabilities (applicants or residents). Such accommodations may include changes in the method of administering policies, procedures, or services.
In reaching a reasonable accommodation w11h, or performing structural modification for otherwise qualified individuals with disabilities the Property is not required to:
a. make structural alterations that require the removai 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).

Recertification Processes:
If the property is a 100% Low-Income Development/Building. All units are occupied by households that have completed the initial qualification process. The owner has elected not to process annual recertifications on tenants at this Development/Building, as allowed under IRC §42. Residents will be required within 120 days of their move-in anniversary date to complete an Annual Eligibility Certification which included collecting household data, but does not include a full verficiation process. As a result of recertification, the income designation (30%, 40%, 50%, 60% or 80%) under which the tenant originally occupied the unit may change which could result in a change in rent amounts. Note: At anytime during the household occupancy owner may elect to move household designation down from previous designation.

Rejection Procedure:
A letter is sent to the applicant, informing him/her of the rejection and the reason(s) for the rejection within 7 days of determination. The applicant is advised in this letter that he/she has 7 days of the date of the letter to request a review of rejection and the applicant may request a meeting with management of the community to appeal the rejection. The community supervisor will review the application and the decision to reject the applicant. To the extent practicable, this review will be completed within 5 business days of the applicants request for review. The applicant will be sent a written, final determination within five business days of completion of the review. Non-Renewal/Termination notices will be given only for "just cause". If notice is given it will state the nature of the violation(s) and reason for the determination to terminate/non-renew the lease. If you request an appeal or reasonable accommodation based upon this notice you will need to discuss it with the property manager. If necessary they will have 10 days to reply, If necessary it may have to be brought to the attention of upper management which could delay the decision up to an additional 10 days.




Electronic Payments:
United Apartment Group encourages our residents to create an online account through our resident portal available on our community website www.meadowhillsestateshomes.com. This will conveniently allow you to pay your rent and manage your account online.




Equal Housing Opportunity:
We do business in accordance with the Federal Fair Housing Laws (Title VIII of the Civil Rights Act of 1968, as amended by Fair Housing Community Development Act of 1974). It is illegal to discriminate against any person because of race, color, religion, sex, national origin, handicap or familial status.




"I hereby authorize United Apartment Group to obtain a consumer report, and any other information it deems necessary for the purpose of evaluating my application. I understand that such information may include, but is not limited to, credit history, civil and criminal information, records of arrests, rental history, employment/salary details, vehicle records, licensing records, and/or any other necessary information. I hereby expressly release United Apartment Group, and any procurer or furnisher of such information, and understand that my application information may be provided to various local, state and/or federal government agencies, including without limitation, various law enforcement agencies. I authorize United Apartment Group to bill my account for all fees associated with processing my application. By signing this document you acknowledge that you have had the opportunity to review the Rental Criteria. If you do not meet the rental criteria or have submitted incomplete or falsified application may lead to rejection of your application or immediate termination of your lease and any fees associated with processing the application will be forfeited as liquidated damages. This community will operate under an affirmative marketing plan. All Fair Housing Laws will be followed." I/We have read and understand the above rental criteria and authorize verification of the application information. I/We agree to all terms above.




I/We have read and understand the rental criteria for this community.




There is a $15.00 application fee per applicant which is required at the time you submit your application.




Please choose "I Agree" to continue to the application.




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