LUCAS METROPOLITAN HOUSING AUTHORITY

Transcription

1 UTILITY ALLOWANCES September 2017 LUCAS METROPOLITAN HOUSING AUTHORITY Toledo, Ohio UPDATE REPORT FOR SECTION 8 HOUSING CHOICE VOUCHER PROGRAM 3109 Lubbock Avenue, Fort Worth, Texas Tel: / Fax: Satellite Office: Washington D.C. Metro Area and Houston Texas Address: ResidentLife@nelrod.com - Web Site: The Nelrod Company, Fort Worth, Texas

2 TABLE OF CONTENTS Objectives and Methodology... 1 Survey and Study Results... 8 Section 8 Utility Allowance Schedules (form HUD-52667) [Apartment, Detached House (0-7 bedrooms), and Mobile Home (1-4 bedrooms)] Lucas Metro, OH (Toledo, Sylvania, & Maumee) Monroe County, MI Reasonable Accommodation Medical Equipment Allowances Explanation of Utility Provider Monthly Fixed Charges Description of Unit (Structure/Building) Types Section 8 Consumption Sources and Adjustments Section 8 Consumptions Apartment Single-Family Detached House Mobile Home/Manufactured Home Utility Allowance Cost of Consumption Calculations (Apartment, Detached House, and Mobile Home) Electric Natural Gas Bottle Gas/Propane Fuel Oil Water, Sewer, and Trash Collection Support Documentation Utility Provider Rates and Charges Utility Provider Documentation Comparison of Previous and Current Utility Rates Currently Adopted Section 8 Utility Allowances Local Climatological Data

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5 OBJECTIVES AND METHODOLOGY 1

6 OBJECTIVES AND METHODOLOGY Section 8 Housing Choice Voucher Program Utility Rate Comparison As required by HUD regulations 24 CFR , prior to beginning this update study for the Lucas Metropolitan Housing Authority, OH a comparison (annual review) was made of the utility rates utilized in the previous study (November 2016) and the current utility rates (September 2017). This comparison indicated that DTE Energy s electric tier-1 rates decreased 8%, tier-2 rates decreased 7%, monthly charges increased 21%, and taxes remained the same. Toledo Edison s electric summer rates increased 6%, winter rates increased a total of 13%, and monthly charges decreased 0.47%. Columbia Gas of Ohio s natural gas rates decreased 0.3% and monthly charges increased 6%. Michigan Gas Utilities natural gas rates increased 4%, and the monthly charge and taxes remained the same. Reliance Propane s propane fuel rate decreased 22%. Reliance Propane s fuel oil rate decreased 8%. Of the 4 water providers total rates and charges, 2 increased more than 10% and 2 remained the same. Of the 4 sewer providers total rates and charges, 1 increased more than 10%, 2 increased less than 10%, and 1 remained the same. The City of Toledo s monthly trash collection charge remained the same. (See comparison in Support Documentation section of this report.) Since the utility providers rates have changed more than 10%, the current utility allowance schedule will be adjusted. This does not mean that utility allowances will change by the actual percentage values listed above. Objective The objective of this study is to adjust current Section 8 Housing Choice Voucher Program utility allowances for electricity, natural gas, bottle gas/propane, fuel oil, water, sewer, and trash collection with current rates and charges for each utility provider and, if necessary, adjust the base consumptions from HUD s Utility Schedule Model (HUSM) for Section 8 HCV due to significant climatic changes and/or due to a newer HUSM. The newest updated version of HUSM- Ver13i_813_Summit-Update will be used in this update study. This version has many base consumption changes, and as in the last version automatically includes allowances under Electric Heating for Heat Pump (in addition to electric resistance heating). Only one type of Heating should be chosen for determining the total utility allowances. 2 ResidentLife Utility Allowances

7 Important HUD Change Section 242 of the 2014 Appropriations Act limits the utility allowance payment for tenantbased vouchers to the family unit size for which the voucher is issued, irrespective of the size of the unit rented by the family, with an exception for families with a person with disabilities. Under Section 242, the utility allowance for a family shall be the lower of: (1) the utility allowances amount for the family size unit; or (2) the utility allowance amount for the unit size of the unit rented by the family. See 24 CFR Parts 5, 943, and 982(D) for further guidelines. This update Section 8 Housing Choice Voucher Program study will be conducted in accordance with HUD Regulations 24 CFR Utility Allowance Schedule. Methodology The following steps were taken to accomplish the above objective: 1. Utility Rates and Charges a. Obtained current residential electricity summer and winter rates and charges from DTE Energy and Toledo Edison Company through their internet websites and telephone inquiries. b. Obtained current residential natural gas rates and charges from Columbia Gas of Ohio and Michigan Gas Utilities through their internet websites and telephone inquiries. c. Obtained current residential bottle gas/propane rates from Reliance Propane through telephone inquiries. d. Obtained current residential fuel oil rates from Reliance Propane through telephone inquiries. e. Obtained the current residential water and sewer rates and charges from the Ohio Cities of Toledo, Maumee, Sylvania, and Monroe, MI, through their internet websites and telephone inquiries. f. Obtained current residential trash collection charge from the City of Toledo, OH through their internet website and telephone inquiries. Trash collection is paid through property taxes for Monroe County, MI. 2. Comparison of Utility Rates and Charges We created charts comparing the previously applied electric, natural gas, bottle gas/propane, fuel oil, water, sewer, and trash collection rates and 3 ResidentLife Utility Allowances

8 charges for each provider to their current utility rates and charges. These charts calculate a percentage difference. We analyzed the comparison charts and ed the draft charts to the Agency with the recommendation to adjust current utility allowances due to a greater than 10% change in utility rates and adjust base consumptions, if necessary, for significant climatic changes. 3. Data Gathering a. Currently Adopted Utility Allowances Gathered a copy of the proposed monthly Section 8 HCV Utility Allowance Schedules from the previous study which was adopted by Agency. b. Monthly Utility Consumption Averages and Climatic Adjustment HUD released a revised and updated HUD Utility Schedule Model (HUSM). This newer model (Ver13i_813_Summit-Update) was utilized for the base community-wide consumptions which take into consideration current usage patterns and more energy efficient equipment. This tool provides for a Green Discount choice of None (Standard), Energy Star, LEED, or Significant Green Retrofit. Choosing None provides Standard equipment and measures, and choosing Energy Star, LEED, or Significant Green Retrofit provides Energy Efficient equipment and measures. Each selection modifies the consumption averages. In this study, the None (Standard), choice was utilized. The agency did not indicate a need for energy efficient utility allowances at this time. This tool chooses the climatic adjustment of the base consumptions based on the location of the PHA. For agencies that cover more than one climatic zone, we utilize climatic data from the ZipCodeToDegreeDays spreadsheet to determine the appropriate base consumptions. As HUSM does not provide bottle gas/propane consumptions, the average monthly consumption was developed by ResidentLife Utility Allowances based on a conversion factor, acquired via internet research, to convert natural gas usage to propane usage. Water average consumption is based on a national average, acquired via internet research, per building type and bedroom size. 4 ResidentLife Utility Allowances

9 There was a significant change in the consumption averages from the last study due to the use of the newest version of HUSM. 4. Utility Allowance Adjustments (Cost of Consumption) The following steps were taken: a. Updated the Cost of Consumption charts from the previous study with current utility rates and charges for electric usage for each provider, each building type, and each bedroom size. b. Updated the Cost of Consumption charts from the previous study with current utility rates and charges for natural gas usage for each building type, and each bedroom size. c. Updated the Cost of Consumption charts from the previous study with the current utility rate for bottle gas/propane usage for each building type and each bedroom size. d. Updated the Cost of Consumption charts from the previous study with the current rate for fuel oil usage for each building type and each bedroom size. e. Updated, where needed, the Cost of Consumption charts from the previous study with current utility rates and charges for water and sewer usage for each provider, each building type, and each bedroom size. The cost for Cities of Maumee and Sylvania were then averaged together, per the agency. f. Applied the current trash collection charge for the City of Toledo, OH. Trash collection is paid through property taxes for Monroe County, MI. These new allowances were entered into 8 forms HUD for each applicable building type for two locations, Lucas Metro, OH and Monroe County, MI. 5. Section 8 Utility Allowance Schedules - Form HUD ResidentLife Utility Allowances has provided 8 updated forms HUD-52667, one each for Apartment, Detached House (0-7 bedrooms), and Mobile Home (1-4 bedroom) for two locations Lucas Metro, OH (with Inside and Outside water & sewer), and Monroe County, MI. NOTE 1: Section 242 of the 2014 Appropriations Act limits the utility allowance payment for tenant-based vouchers to the family unity size for which the 5 ResidentLife Utility Allowances

10 voucher is issued, irrespective of the size of the unit rented by the family, with an exemption for families with a person with disabilities. Under Section 242, the utility allowance for a family shall be the lower of: (1) The utility allowance amount for the family unit size; or (2) the utility allowance amount for the unit size of the unit rented by the family. See 24 CFR Parts 5, 943, and 982(D) for further guidelines. NOTE 2: The Natural Gas and Electric utility providers have a monthly customer charge that is not based on consumption. These charges are shown in the Other Specify: row of the form HUD These charges should be added for residents utilizing these utilities, but add them only one time each. (See Explanation Monthly Fixed Charges following these HUD forms.) NOTE 3: If the owner/landlord does not provide a range or refrigerator with the leased unit, the agency must provide an allowance for the tenantprovided range or refrigerator and should be based on the lesser of the cost of leasing or installment purchasing of suitable equipment. Microwave applies only to studio/efficiency units that do not have a range/stove cooking source. Who provided the range and refrigerator must be indicated on the RFTA and dwelling unit lease. NOTE 4: According to HUD s instructions provided with form HUD-52667, this form shall be reproduced by the Agency and given to families with their Voucher or subsequently in connection with any revisions. This form will provide the family, while shopping for a unit, with the amount of the allowances for various types of units for rent. With these allowances the family can compare gross rents and fair market rents. This form shall also be used by the Agency to record the actual allowance for each family and this form must be maintained in the tenant s file. NOTE 5: For your convenience, we have provided utility allowances for Reasonable Accommodation medical equipment using an average rate for 2 electric providers. 6. Support Documentation As per HUD regulations (24 CFR (c)(1) the Agency must maintain information supporting its annual review of utility allowances and any revisions made in its utility allowance schedule. This report contains a copy of all such supporting documentation. 6 ResidentLife Utility Allowances

11 7. Submission of Adopted Utility Allowance Schedule According to Section 8 Housing Choice Voucher Program HUD Regulations (24 CFR (a)(2)), a copy of the adopted utility allowance schedules (form HUD-52667) must be sent to your local HUD Field Office. At HUD s request, the Agency also must provide any information or procedures used in the preparation of the schedule. 8. Application of New Section 8 Utility Allowances At reexamination, the Agency must use the currently adopted Section 8 Housing Choice Voucher Program utility allowance schedule. 9. Annual Update REMINDER: HUD regulations state that housing authorities must review its schedule of utility allowances each year, and must revise its allowance for a utility category if there has been a change of 10% or more in the utility rate since the last time the utility allowance schedule was revised. 10. Reasonable Accommodations If a family has a person with disabilities, and they need a higher utility allowance as a reasonable accommodation (in accordance with 24 CFR part 8), they may make a request to the housing agency. The housing agency must approve the higher utility allowance to make the program accessible to, and usable by, the family member with a disability. Z:\2017\2017 Allowances_Utility\Agency Studies 2017\Lucas Metro, OH\S8 Update 2017\0100b-Lucas MHA OH-S8- Update-O&M Narrative-Aug 2017.docx 7 ResidentLife Utility Allowances

12 SURVEY AND STUDY RESULTS 8

13 SURVEY AND STUDY RESULTS SECTION 8 HCV ANNUAL UPDATE 2017 The HUD Regulation (24 CFR ) requirement of a comparison of the utility providers rates and charges was conducted and indicated a greater than 10% change in utility rates and charges since the 2016 study was conducted (refer to page 2, first paragraph, and/or the Comparison of Previous and Current Utility Rates, in the Support Documentation section of this report). Therefore, the Lucas Metropolitan Housing Authority, OH is updating utility allowances (using HUSM, conversion factors, and national averages) for electricity, natural gas, bottle gas/propane, fuel oil, water, sewer, and trash collection for a Section 8 HCV Apartment, Detached House (0-7 bedrooms), and Mobile Home (1-4 bedrooms), for two locations, Lucas Metro, OH (Inside & Outside City Limits), and Monroe County, MI. Important HUD Change Section 242 of the 2014 Appropriations Act limits the utility allowance payment for tenantbased vouchers to the family unit size for which the voucher is issued, irrespective of the size of the unit rented by the family, with an exception for families with a person with disabilities. Under Section 242, the utility allowance for a family shall be the lower of: (1) the utility allowances amount for the family size unit; or (2) the utility allowance amount for the unit size of the unit rented by the family. See 24 CFR Parts 5, 943, and 982(D) for further guidelines. Allowances for ranges and refrigerators must be based on the lesser of the cost of leasing or installment purchasing of suitable equipment (reference Instructions to Form HUD-52667). This update study was conducted in accordance with HUD Regulations 24 CFR Utility Allowance Schedule (Section 8 Housing Choice Voucher Program). HUSM-Ver13i_813_Summit-Update was used. The proposed Section 8 HCV Utility Allowances are shown in the following section on 8 forms HUD Z:\2017\2017 Allowances_Utility\MASTERS\NARRATIVE SAMPLES, Side Bindings & Letters\Section 8 HCV Narratives-2017\S8 Update Study\S8 Update\0200b-Agency TX-S8-Update-Survey Narrative-Jul 2017.docx 9 ResidentLife Utility Allowances

14 SECTION 8 UTILITY ALLOWANCE SCHEDULES (form HUD-52667) 10

15 Allowances for Tenant-Furnished Utilities and Other Services Locality: Lucas Metropolitan Housing Authority, OH Utility or Service: Toledo, Sylvania, & Maumee, OH Date (mm/dd/yyyy) 0 BR 1 BR 2 BR 3 BR 4 BR 5 BR Heating a. Natural Gas (Columbia) b. Bottle Gas/Propane c. Electric (Toledo) d. Electric Heat Pump (Toledo) e. Oil / Other Cooking a. Natural Gas (Columbia) b. Bottle Gas/Propane c. Electric (Toledo) Other Electric (Lights & Appliances) (Toledo) Air Conditioning (Toledo) Water Heating a. Natural Gas (Columbia) Water Sewer Trash Collection (City of Toledo) Name of Family Address of Unit Number of Bedrooms b. Bottle Gas/Propane c. Electric (Toledo) d. Oil / Other Range / Microwave Tenant-supplied Refrigerator Other-- specify: Inside City Limits (Toledo) Outside City Limits (avg) Inside City Limits (Toledo) Outside City Limits (avg) Tenant-supplied Monthly Electric Fee Monthly Gas Fee Actual Family Allowances To be used by the family to compute allowance. Complete below for the actual unit rented. U.S. Department of Housing and Urban Development Office of Public and Indian Housing Unit Type: Apartment Monthly Dollar Allowances Utility or Service per month cost Heating Cooking Other Electric Air Conditioning Water Heating Water Sewer Trash Collection Range / Microwave Refrigerator Other Other Total OMB Approval No (exp. 04/30/2018) The Nelrod Company 9/2017 Update 11 form HUD (04/15) ref. Handbook

16 Allowances for Tenant-Furnished Utilities and Other Services U.S. Department of Housing and Urban Development Office of Public and Indian Housing OMB Approval No (exp. 04/30/2018) Locality: Lucas Metropolitan Housing Authority, OH Utility or Service: Toledo, Sylvania, & Maumee, OH Date (mm/dd/yyyy) 0 BR 1 BR 2 BR 3 BR 4 BR 5 BR Heating a. Natural Gas (Columbia) b. Bottle Gas/Propane c. Electric (Toledo) d. Electric Heat Pump (Toledo) e. Oil / Other Cooking a. Natural Gas (Columbia) b. Bottle Gas/Propane c. Electric (Toledo) Other Electric (Lights & Appliances) (Toledo) Air Conditioning (Toledo) Water Heating a. Natural Gas (Columbia) Water Sewer Trash Collection (City of Toledo) Name of Family Address of Unit Number of Bedrooms b. Bottle Gas/Propane c. Electric (Toledo) d. Oil / Other Range / Microwave Tenant-supplied Refrigerator Other-- specify: Inside City Limits (Toledo) Outside City Limits (avg) Inside City Limits (Toledo) Outside City Limits (avg) Tenant-supplied Monthly Electric Fee Monthly Gas Fee Actual Family Allowances To be used by the family to compute allowance. Complete below for the actual unit rented. Unit Type: Detached House Monthly Dollar Allowances Utility or Service per month cost Heating Cooking Other Electric Air Conditioning Water Heating Water Sewer Trash Collection Range / Microwave Refrigerator Other Other Total The Nelrod Company 9/2017 Update 12 form HUD (04/15) ref. Handbook

17 Allowances for Tenant-Furnished Utilities and Other Services Locality: Lucas Metropolitan Housing Authority, OH b. Bottle Gas/Propane c. Electric (Toledo) d. Electric Heat Pump (Toledo) e. Oil / Other Cooking a. Natural Gas (Columbia) b. Bottle Gas/Propane c. Electric (Toledo) Water Heating a. Natural Gas (Columbia) b. Bottle Gas/Propane c. Electric (Toledo) d. Oil / Other Range / Microwave Tenant-supplied U.S. Department of Housing and Urban Development Office of Public and Indian Housing Utility or Service: Toledo, Sylvania, & Maumee, OH 6 BR 7 BR Heating a. Natural Gas (Columbia) Other Electric (Lights & Appliances) (Toledo) Air Conditioning (Toledo) Water Sewer Trash Collection (City of Toledo) Refrigerator Inside City Limits (Toledo) Outside City Limits (avg) Inside City Limits (Toledo) Outside City Limits (avg) Tenant-supplied Unit Type: Detached House Monthly Dollar Allowances OMB Approval No (exp. 04/30/2018) Date (mm/dd/yyyy) Other-- Monthly Electric Fee specify: Monthly Gas Fee Actual Family Allowances Utility or Service per month cost To be used by the family to compute allowance. Complete below for the actual Heating unit rented. Cooking Name of Family Other Electric Air Conditioning Water Heating Address of Unit Water Sewer Trash Collection Range / Microwave Refrigerator Other Number of Bedrooms Other Total The Nelrod Company 9/2017 Update 13 form HUD (04/15) ref. Handbook

18 Allowances for Tenant-Furnished Utilities and Other Services Locality: Lucas Metropolitan Housing Authority, OH Utility or Service: Toledo, Sylvania, & Maumee, OH Date (mm/dd/yyyy) 0 BR 1 BR 2 BR 3 BR 4 BR 5 BR Heating a. Natural Gas (Columbia) b. Bottle Gas/Propane c. Electric (Toledo) d. Electric Heat Pump (Toledo) e. Oil / Other Cooking a. Natural Gas (Columbia) b. Bottle Gas/Propane c. Electric (Toledo) Other Electric (Lights & Appliances) (Toledo) Air Conditioning (Toledo) U.S. Department of Housing and Urban Development Office of Public and Indian Housing Unit Type: Mobile Home OMB Approval No (exp. 04/30/2018) Water Heating a. Natural Gas (Columbia) Water Sewer Trash Collection (City of Toledo) Monthly Dollar Allowances b. Bottle Gas/Propane c. Electric (Toledo) d. Oil / Other Range / Microwave Tenant-supplied Refrigerator Other-- specify: Inside City Limits (Toledo) Outside City Limits (avg) Inside City Limits (Toledo) Outside City Limits (avg) Tenant-supplied Monthly Electric Fee Monthly Gas Fee Actual Family Allowances To be used by the family to compute allowance. Complete below for the actual unit rented. Name of Family Address of Unit Number of Bedrooms Utility or Service per month cost Heating Cooking Other Electric Air Conditioning Water Heating Water Sewer Trash Collection Range / Microwave Refrigerator Other Other Total The Nelrod Company 9/2017 Update 14 form HUD (04/15) ref. Handbook

19 Allowances for Tenant-Furnished Utilities and Other Services Locality: Lucas Metropolitan Housing Authority, OH Utility or Service: Monroe County, MI Date (mm/dd/yyyy) 0 BR 1 BR 2 BR 3 BR 4 BR 5 BR Heating a. Natural Gas (MI Gas) b. Bottle Gas/Propane c. Electric (DTE) d. Electric Heat Pump (DTE) e. Oil / Other Cooking a. Natural Gas (MI Gas) b. Bottle Gas/Propane c. Electric (DTE) Other Electric (Lights & Appliances) (DTE) Air Conditioning (DTE) OMB Approval No (exp. 04/30/2018) Water Heating a. Natural Gas (MI Gas) Water (City of Monroe) Sewer (City of Monroe) Trash Collection U.S. Department of Housing and Urban Development Office of Public and Indian Housing Unit Type: Apartment Monthly Dollar Allowances b. Bottle Gas/Propane c. Electric (DTE) d. Oil / Other Range / Microwave Tenant-supplied Refrigerator Other-- specify: Tenant-supplied Monthly Electric Fee 8.77 Monthly Gas Fee Actual Family Allowances To be used by the family to compute allowance. Complete below for the actual unit rented. Name of Family Address of Unit Number of Bedrooms N/A N/A N/A N/A N/A N/a Utility or Service per month cost Heating Cooking Other Electric Air Conditioning Water Heating Water Sewer Trash Collection Range / Microwave Refrigerator Other Other Total The Nelrod Company 9/2017 Update 15 form HUD (04/15) ref. Handbook

20 Allowances for Tenant-Furnished Utilities and Other Services Locality: Lucas Metropolitan Housing Authority, OH Utility or Service: Monroe County, MI Date (mm/dd/yyyy) 0 BR 1 BR 2 BR 3 BR 4 BR 5 BR Heating a. Natural Gas (MI Gas) b. Bottle Gas/Propane c. Electric (DTE) d. Electric Heat Pump (DTE) e. Oil / Other Cooking a. Natural Gas (MI Gas) b. Bottle Gas/Propane c. Electric (DTE) Other Electric (Lights & Appliances) (DTE) Air Conditioning (DTE) Water Heating a. Natural Gas (MI Gas) Water (City of Monroe) Sewer (City of Monroe) Trash Collection b. Bottle Gas/Propane c. Electric (DTE) d. Oil / Other Range / Microwave Tenant-supplied Refrigerator Other-- specify: U.S. Department of Housing and Urban Development Office of Public and Indian Housing Actual Family Allowances To be used by the family to compute allowance. Complete below for the actual unit rented. Name of Family Address of Unit Number of Bedrooms Tenant-supplied Monthly Electric Fee 8.77 Monthly Gas Fee Unit Type: Detached House Monthly Dollar Allowances OMB Approval No (exp. 04/30/2018) N/A N/A N/A N/A N/A N/a Utility or Service per month cost Heating Cooking Other Electric Air Conditioning Water Heating Water Sewer Trash Collection Range / Microwave Refrigerator Other Other Total The Nelrod Company 9/2017 Update 16 form HUD (04/15) ref. Handbook

21 Allowances for Tenant-Furnished Utilities and Other Services Locality: Lucas Metropolitan Housing Authority, OH Utility or Service: Monroe County, MI 6 BR 7 BR Heating a. Natural Gas (MI Gas) b. Bottle Gas/Propane c. Electric (DTE) d. Electric Heat Pump (DTE) e. Oil / Other Cooking a. Natural Gas (MI Gas) b. Bottle Gas/Propane c. Electric (DTE) Other Electric (Lights & Appliances) (DTE) Air Conditioning (DTE) Water Heating a. Natural Gas (MI Gas) Water (City of Monroe) Sewer (City of Monroe) Trash Collection b. Bottle Gas/Propane c. Electric (DTE) d. Oil / Other Range / Microwave Tenant-supplied Refrigerator Tenant-supplied U.S. Department of Housing and Urban Development Office of Public and Indian Housing N/A Unit Type: Detached House N/A Monthly Dollar Allowances Date (mm/dd/yyyy) Other-- Monthly Electric Fee specify: Monthly Gas Fee Actual Family Allowances Utility or Service per month cost To be used by the family to compute allowance. Complete below for the Heating actual unit rented. Cooking Name of Family Other Electric Air Conditioning Water Heating Address of Unit Water Sewer Trash Collection Range / Microwave Refrigerator Other Number of Bedrooms Other Total OMB Approval No (exp. 04/30/2018) The Nelrod Company 9/2017 Update 17 form HUD (04/15) ref. Handbook

22 Allowances for Tenant-Furnished Utilities and Other Services Locality: Lucas Metropolitan Housing Authority, OH Utility or Service: Monroe County, MI Date (mm/dd/yyyy) 0 BR 1 BR 2 BR 3 BR 4 BR 5 BR Heating a. Natural Gas (MI Gas) b. Bottle Gas/Propane c. Electric (DTE) d. Electric Heat Pump (DTE) e. Oil / Other Cooking a. Natural Gas (MI Gas) b. Bottle Gas/Propane c. Electric (DTE) Other Electric (Lights & Appliances) (DTE) Air Conditioning (DTE) Water Heating a. Natural Gas (MI Gas) Water (City of Monroe) Sewer (City of Monroe) Trash Collection Name of Family Address of Unit Number of Bedrooms b. Bottle Gas/Propane c. Electric (DTE) d. Oil / Other Range / Microwave Tenant-supplied Refrigerator Other-- specify: Tenant-supplied Monthly Electric Fee 8.77 Monthly Gas Fee U.S. Department of Housing and Urban Development Office of Public and Indian Housing Actual Family Allowances To be used by the family to compute allowance. Complete below for the actual unit rented. Unit Type: Mobile Home Monthly Dollar Allowances N/A N/A N/A N/A Utility or Service per month cost Heating Cooking Other Electric Air Conditioning Water Heating Water Sewer Trash Collection Range / Microwave Refrigerator Other Other Total OMB Approval No (exp. 04/30/2018) The Nelrod Company 9/2017 Update 18 form HUD (04/15) ref. Handbook

23 Reasonable Accommodation Medical Equipment Allowances Toledo Edison and DTE Energy (Avg) Item Hours per Day Wattage Monthly kwh Energy Charge Utility Allowance Oxygen Concentrator Nebulizer Electric Hospital Bed Alternating Pressure Pad Low Air-Loss Mattress Power Wheelchair/Scooter CPAP Machine Oxygen Concentrator Use per day varies, assume hours a day. The 5-Liter model uses 400 W, the 3-Liter model uses 320 W. Nebulizer A medicine delivery system used mostly for pediatric care. Used 4-6 times a day for 20 minutes at a time at 75W. Semi/Fully Electric Hospital Bed Use depends on adjustments. 200 W. Alternating Pressure Pad An air-filled mattress overlay. Used 24 hours a day for someone who is bed-ridden. Low Air-Loss Mattress Takes the place of mattress - air -filled pressurized mattress. Cycles air around every minutes. Power Wheelchairs and Scooters Need to be charged approximately 8 hours every 3 days. Batteries are 120 V, 3 Amp, 360 W. CPAP Machine For Sleep Apnea. Runs only at night for people who have a tendency to stop breathing at night. At maximum pressure use is 40 Watts. On average - 30 Watts 19

24 Section 8 Utility Allowances Form HUD Explanation of Utility Provider Monthly Fixed Charges (Monthly Customer Charge) (See Other-specify ) Fact 1: Utility providers do not separate consumption usage like that required for the form HUD (end-uses - Heating: Natural Gas; Cooking: Natural Gas; Water Heating: Natural Gas; Heating: Electric; etc.). Fact 2: Most utility providers charge customers a monthly fee that is not based on usage. It is usually called a Monthly Customer Charge (service fixed fee). It is added to the customer s bill each month whether or not they used any energy at all. The utility provider also charges a rate per usage amount (some providers have several levels with different rates at each level of usage). Some utility providers also have other charges based on usage (surcharge, monthly minimum, etc.). Fact 3: Remember that Section 8 Utility Allowances are based on the community as a whole and that your agency doesn t know ahead of time (when developing allowances) what utilities the resident will have to pay or whether the unit has natural gas usage, bottle gas usage, etc. Service Fixed Charge (Monthly Customer Charge) Therefore, since the service charge (monthly customer charge) is not based on consumption usage, it cannot be divided equally between the end-uses on the form HUD That is why HUD supplied a row at the end of the allowances for Otherspecify. This is to be used for any monthly charges that cannot be divided or combined with any other end-use (other examples: monthly extermination charge for mosquito s charge to residents by the City even though the residents themselves do not pay for water usage; fire protection charge; etc.). Natural Gas Service Fixed Fee When the utility allowance is calculated for a particular unit, on the form HUD-52667, if the unit has natural gas, the resident pays natural gas utilities, and the utility provider charges a monthly service fee, add the service charge amount once in the per month cost column on the form HUD Electric Service Fixed Fee All dwelling units are supplied with electricity. If the resident pays for electric utilities and the electric utility provider has a monthly service fixed charge, all units will receive the service fixed charge amount added only once in the per month cost column on the form HUD Z:\2017\2017 Allowances_Utility\Agency Studies 2017\Lucas Metro, OH\S8 Update 2017\0400e-Lucas MHA OH-S8-Update-Ex Fixed Chgs.docx 20

25 Description of Unit (Structure/Building) Types (Grouped by use of Energy) 1. Apartment/Walk-Up/Condominium/Garden Apartment/Low-Rise/ Flat (Multi-Family) 3 or More Units Building with a group of individual units with 2 or more common walls; attached to other units; separate entrances, and may have common staircases. Each building may have an end unit, inside unit, top unit, bottom unit, etc. Usually, but not always, have units on both sides of building. Apartments usually have one owner while condominiums are usually individually owned. 2. High-Rise Apartment (Multi-Family) 5 or More Units A multi-unit building; 5 or more stories; sharing one or more common entrances (may have elevator). 3. Row House/Townhouse/Triplex/Fourplex/Multiplex (Multi-Family), 3 or More Units An individual unit attached to other individual units; 1 or more common walls; separate ground level entrances; 1 or 2 story units. Each building will have end units and inside units. Fourplex units usually share 2 common walls; can be square-shaped or L-shaped. Triplex building can be V-shaped. 4. Semi-Detached/Duplex (Multi-Family) Building with 2 individual housing units; with separate entrances; one common wall; 1 or 2 story units. 5. Detached House (Single-Family) A detached building intended to house one family; sits on its own piece of land; not attached to another dwelling. 6. Manufactured/Mobile Home (Single-Family) A detached movable or portable housing structure; at least 32 feet in length and over 8 feet in width; constructed to be towed on its own chassis and designed to be installed with or without a permanent foundation. May be 2 or more units fitted together to make one residence. Z:\2017\2017 Allowances_Utility\Agency Studies 2017\Lucas Metro, OH\S8 Update 2017\0400f-Lucas MHA OH-S8-Update- BT.docx 21

26 SECTION 8 CONSUMPTION SOURCES AND ADJUSTMENTS 22

27 SECTION 8 CONSUMPTION SOURCES AND ADJUSTMENTS We have utilized HUD s tool for developing the base consumptions and utility allowances for the Section 8 Program. The Microsoft Excel spreadsheet HUD Utility Schedule Model (HUSM-Ver13i_813_Summit-Update) is available on HUD User s website. Note: HUSM-Ver13i_813_Summit-Update includes allowances for a Heat Pump for Electric space Heating. Only one type of Heating should be chosen for determining the total utility allowances for a unit. HUSM is a tool provided by HUD for use in Section 8 HCV utility allowances. HUD realizes there may be errors or discrepancies in the database regarding consumptions and adjustments, and expects the user to correct them as needed. The Nelrod Company and its ResidentLife Utility Allowance division assume no liability for discrepancies in the HUD HUSM Tool or from uses of the outcome data produced and utilized for utility allowances. This tool provides for a choice of None (Standard), Energy Star, LEED, or Significant Green Retrofit, utility allowances. Since HUSM only provides export of the results of the calculations on the form HUD , we have provided in this report Cost of Consumption charts showing how the allowances are calculated for each applicable building type, fuel type and bedroom size. Tenant Purchased Refrigerator and/or Range: Allowances for ranges and refrigerators must be based on the lesser of the cost of leasing or installment purchasing of suitable equipment (reference Instructions to Form HUD-52667). This amount is added to the monthly utility allowance only if the dwelling unit was not furnished with a refrigerator, a range (stove), or for a SRO (Single Room Occupancy-studio unit) a microwave, and the tenant has had to purchase or lease the appliance(s). Note: An allowance cannot be given for both a range and a microwave. Refrigerator Purchase/Lease (includes 21% add-on interest for 60 months = Range or Microwave (for SRO or Studio Units) Purchase/Lease (includes 21% add-on interest for 60 months = Z:\2017\2017 Allowances_Utility\Agency Studies 2017\Lucas Metro, OH\S8 Update 2017\0600b-Lucas MHA OH-S8 Update-Sources & Adj.docx 23 ResidentLife Utility Allowances

28 SECTION 8 CONSUMPTIONS 24

29 LUCAS METROPOLITAN HOUSING AUTHORITY, OH Standard Schedule HUSM 13i for Section 8 Housing Choice Voucher Program September 13,2017 Apartment - Total Monthly Consumptions Utility or Service Units 0BR 1BR 2BR 3BR 4BR 5BR Heating with Natural Gas therms Heating with Electric Resistance kwh Heating with Electric Heat Pump kwh Heating with Fuel Oil gal Cooking with Natural Gas therms Cooking with Electricity kwh Other Electric kwh Air Conditioning kwh Water Heating with Natural Gas therms Water Heating with Electricity kwh Water Heating with Fuel Oil gal Developed by ResidentLife Utility Allowances Water gal Sewer gal Based on research of national averages Heating with Bottle Gas gal Cooking with Bottle Gas gal Water Heating with Bottle Gas gal Based on conversion factor from natural gas to propane 2017 The Nelrod Company, Fort Worth, TX Z:\2017\2017 Allowances_Utility\Agency Studies 2017\Lucas Metro, OH\S8 Update 2017\Lucas MHA OH-HUSM-Std

30 LUCAS METROPOLITAN HOUSING AUTHORITY, OH Standard Schedule HUSM 13i for Section 8 Housing Choice Voucher Program September 13,2017 Developed by ResidentLife Utility Allowances Single-Family Detached House - Total Monthly Consumptions Utility or Service Units 0BR 1BR 2BR 3BR 4BR 5BR 6BR 7BR Heating with Natural Gas therms Heating with Electric Resistance kwh Heating with Electric Heat Pump kwh Heating with Fuel Oil gal Cooking with Natural Gas therms Cooking with Electricity kwh Other Electric kwh Air Conditioning kwh Water Heating with Natural Gas therms Water Heating with Electricity kwh Water Heating with Fuel Oil gal Developed by ResidentLife Utility Allowances Water gal Sewer gal Based on research of national averages Heating with Bottle Gas gal Cooking with Bottle Gas gal Water Heating with Bottle Gas gal Based on conversion factor from natural gas to propane 2017 The Nelrod Company, Fort Worth, TX Z:\2017\2017 Allowances_Utility\Agency Studies 2017\Lucas Metro, OH\S8 Update 2017\Lucas MHA OH-HUSM-Std

31 LUCAS METROPOLITAN HOUSING AUTHORITY, OH Standard Schedule HUSM 13i for Section 8 Housing Choice Voucher Program September 13,2017 Mobile/Manufactured Home - Total Monthly Consumptions Utility or Service Units 0BR 1BR 2BR 3BR 4BR 5BR Heating with Natural Gas therms Heating with Electric Resistance kwh Heating with Electric Heat Pump kwh Heating with Fuel Oil gal Cooking with Natural Gas therms Cooking with Electricity kwh Other Electric kwh Air Conditioning kwh Water Heating with Natural Gas therms Water Heating with Electricity kwh Water Heating with Fuel Oil gal Developed by ResidentLife Utility Allowances Water gal Sewer gal Based on research of national averages Heating with Bottle Gas gal Cooking with Bottle Gas gal Water Heating with Bottle Gas gal Based on conversion factor from natural gas to propane 2017 The Nelrod Company, Fort Worth, TX Z:\2017\2017 Allowances_Utility\Agency Studies 2017\Lucas Metro, OH\S8 Update 2017\Lucas MHA OH-HUSM-Std

32 UTILITY ALLOWANCE COST OF CONSUMPTION CALCULATIONS 28

33 Building Type: Apartment LUCAS METROPOLITAN HOUSING AUTHORITY, OH Section 8 HCV Program (Community-Wide) UTILITY ALLOWANCE COST OF CONSUMPTION CALCULATIONS Standard Schedule ELECTRICITY - Toledo Edison (Toledo, Sylvania, & Maumee, OH) Total Monthly Charges of are not included in these calculations. (See form HUD Other:Specify: 4.238) HEATING UPDATE 2017 for all bedroom types - Winter Total Energy Charges (0-500) per kwh Total Monthly Average Cost HEAT PUMP for all bedroom types - Winter Total Energy Charges (0-500) per kwh Total Monthly Average Cost AIR CONDITIONING for all bedroom types - Summer Total Energy Charges per kwh Total Monthly Average Cost COOKING for all bedroom types Total Energy Charges (0-500) (wtd avg) per kwh Total Monthly Average Cost Z:\2017\2017 Allowances_Utility\Agency Studies 2017\Lucas Metro, OH\S8 Update 2017\C of C (0-11)\0801b02-Lucas MHA OH-CofC- Electric-Toledo 29

34 Page 2 (Electric-Toledo) (Apt) OTHER ELECTRIC LIGHTING, REFRIGERATION, ETC. for all bedroom types Total Energy Charges (0-500) (wtd avg) per kwh Total Monthly Average Cost WATER HEATING for all bedroom types Total Energy Charges (0-500) (wtd avg) per kwh Total Monthly Average Cost Z:\2017\2017 Allowances_Utility\Agency Studies 2017\Lucas Metro, OH\S8 Update 2017\C of C (0-11)\0801b02-Lucas MHA OH-CofC- Electric-Toledo 30

35 LUCAS METROPOLITAN HOUSING AUTHORITY, OH Section 8 HCV Program (Community-Wide) UTILITY ALLOWANCE COST OF CONSUMPTION CALCULATIONS Standard Schedule Building Type: Detached House ELECTRICITY - Toledo Edison (Toledo, Sylvania, & Maumee, OH) Total Monthly Charges of are not included in these calculations. (See form HUD Other:Specify: 4.238) HEATING UPDATE 2017ATE BR for all bedroom types - Winter Total Energy Charges (0-500) per kwh Total Energy Charges (over 500) per kwh Total Monthly Average Cost HEAT PUMP 6BR for all bedroom types - Winter Total Energy Charges (0-500) per kwh Total Monthly Average Cost AIR CONDITIONING 6BR for all bedroom types - Summer Total Energy Charges per kwh Total Monthly Average Cost Z:\2017\2017 Allowances_Utility\Agency Studies 2017\Lucas Metro, OH\S8 Update 2017\C of C (0-11)\0801b02-Lucas MHA OH-CofC- Electric-Toledo 31

36 Page 2 (Electric-Toledo) (DH) COOKING 6BR for all bedroom types Total Energy Charges (0-500) (wtd avg) per kwh Total Monthly Average Cost OTHER ELECTRIC LIGHTING, REFRIGERATION, ETC. 6BR for all bedroom types Total Energy Charges (0-500) (wtd avg) per kwh Total Energy Charges (over 500) (wtd avg) per kwh Total Energy Charges ( ) per kwh Total Energy Charges (over 700) per kwh Subtotal Total Taxes % of total % Total Monthly Average Cost WATER HEATING 6BR for all bedroom types Total Energy Charges (0-500) (wtd avg) per kwh Total Monthly Average Cost Z:\2017\2017 Allowances_Utility\Agency Studies 2017\Lucas Metro, OH\S8 Update 2017\C of C (0-11)\0801b02-Lucas MHA OH-CofC- Electric-Toledo 32

37 LUCAS METROPOLITAN HOUSING AUTHORITY, OH Section 8 HCV Program (Community-Wide) UTILITY ALLOWANCE COST OF CONSUMPTION CALCULATIONS Standard Schedule Building Type: Detached House ELECTRICITY - Toledo Edison (Toledo, Sylvania, & Maumee, OH) Total Monthly Charges of are not included in these calculations. (See form HUD Other:Specify: 4.238) HEATING UPDATE 2017 Monthly Average Unit 6BR 7BR for all bedroom types - Winter Total Energy Charges (0-500) per kwh Total Energy Charges (over 500) per kwh Total Monthly Average Cost HEAT PUMP Monthly Average Unit 6BR 7BR for all bedroom types - Winter Total Energy Charges (0-500) per kwh Total Monthly Average Cost AIR CONDITIONING Monthly Average Unit 6BR 7BR for all bedroom types - Summer Total Energy Charges per kwh Total Monthly Average Cost COOKING Monthly Average Unit 6BR 7BR for all bedroom types Total Energy Charges (0-500) (wtd avg) per kwh Total Monthly Average Cost Z:\2017\2017 Allowances_Utility\Agency Studies 2017\Lucas Metro, OH\S8 Update 2017\C of C (0-11)\0801b02-Lucas MHA OH-CofC- Electric-Toledo 33

38 Page 2 (Electric-Toledo) (DH) OTHER ELECTRIC LIGHTING, REFRIGERATION, ETC. Monthly Average Unit 6BR 7BR for all bedroom types Total Energy Charges (0-500) (wtd avg) per kwh Total Energy Charges (over 500) (wtd avg) per kwh Total Monthly Average Cost WATER HEATING Monthly Average Unit 6BR 7BR for all bedroom types Total Energy Charges (0-500) (wtd avg) per kwh Total Monthly Average Cost Z:\2017\2017 Allowances_Utility\Agency Studies 2017\Lucas Metro, OH\S8 Update 2017\C of C (0-11)\0801b02-Lucas MHA OH-CofC- Electric-Toledo 34