Public Housing
Income Rents vs. Flat Rents
What is the difference between income-based rent and flat rent in public housing?
Income-based and flat rents are both defined in
24 CFR 960.253. An income-based rent is a tenant rent that is based on the family's income and the PHA's rent policies for determination of such rent. A PHA's rent policies may specify that the PHA will use a percentage of family income or some other reasonable system. In no case, may the income-based rent exceed the total tenant payment (TTP) for the family minus any applicable utility allowance for tenant-paid utilities.
Unlike income-based rents, flat rents do not fluctuate with changes in family income. Flat rents are based on the market rent charged for comparable units in the private unassisted rental market. It is equal to the estimated rent for which the PHA could promptly lease the unit. The flat rent is designed to encourage self-sufficiency and to avoid creating disincentives for continued residency by families who are attempting to become economically self-sufficient.
Public Housing Flat Rents
Low Rent Pulbic Housing
Flat Rents 2011 |
| |
0 BR |
1 BR |
2 BR |
3 BR |
4 BR |
5 BR |
| Marion Jones |
n/a |
$704 |
$848 |
$1,060 |
$1,187 |
$1,365 |
Elderly/Disabled
Beach Haven & Shiloh |
$684 |
$778 |
$991 |
n/a |
n/a |
n/a |
Elderly/Disabled
All Others |
n/a |
$670 |
$846 |
n/a |
n/a |
n/a |
| Scattered sites |
n/a |
n/a |
$905 |
$1,115 |
$1,238 |
n/a |
Maximum Rents for Public Housing Low Rent
HUD recommends that the PHA re-determine the public housing Maximum Rent at least annually for purposes of prorating rent for a mixed family. A "mixed family" means a family whose members include those with citizenship or eligible immigration status and those without citizenship or eligible immigration status. Mixed families can, under certain conditions, receive prorated assistance. That means that the amount of assistance paid for a mixed family is reduced based on the number of family members who have ineligible status rather than paid based on the total number of family members.
It is reasonable to expect the PHA to re-determine the Maximum Rent on an annual basis since it is based on the value of the 95th percentile of the total tenant payment (TTP) for each tenant within the PHA, which changes on an on-going basis because of move-ins, move-outs, changes in tenant income, etc.
Lake County Housing Authority has established the application of Maximum Rents on a PHA wide basis.
LOW RENT PUBLIC HOUSING MAX RENTS 2011
The following max rents shall become effective with new leases and lease renewals in calendar year 2011.
| Bedroom Size |
Value @ 95th Percentile |
Adjustment Factor |
Maximum Rent |
| 0 |
$685 |
0.70 |
$480 |
| 1 |
$685 |
0.85 |
$582 |
| 2 |
$685 |
1.00 |
$685 |
| 3 |
$685 |
1.25 |
$856 |
| 4 |
$685 |
1.40 |
$959 |
| 5 |
$685 |
1.61 |
$1,103 |