7. Marketing Plan - 2020-04-10
Pioneer Valley Habitat for Humanity| 140 Pine Street, PO Box 60642, Florence, MA 01062
(413) 586-5430 | admin@pvhabitat.org | www.pvhabitat.org
Building strength, stability and self-reliance
in Franklin and Hampshire Counties
Affirmative Fair
Housing Marketing Plan
Burts Meadow
“Just Big Enough” Project
Burts Pit Rd Northampton, MA
Pioneer Valley Habitat for Humanity| 140 Pine Street, PO Box 60642, Florence, MA 01062
(413) 586-5430 | admin@pvhabitat.org | www.pvhabitat.org
Table of Contents
1. Overview & Timeline
2. Outreach & Marketing
a. Info Session Flyer
b. Flyer distribution list
c. Press Release
d. Press Release Distribution List
e. Social Media Posts
3. Application Package
a. Cover Letter
b. Application
c. Documentation Checklist
d. Income Guidelines
e. Project Overview
4. PVHH Family Selection Policy
5. Federal Home Loan Bank Income Calculation Guidelines
1. OVERVIEW & TIMELINE
Pioneer Valley Habitat for Humanity (PVHH) builds strength, stability and self-reliance in
Franklin and Hampshire Counties. PVHH is a housing ministry dedicated to strengthening
communities by empowering low-income families to change their lives and the lives of future
generations through home-ownership opportunities. This is accomplished by working in partnership
with diverse people, from all walks of life, to build simple, affordable housing.
Habitat’s mission to provide home-ownership opportunities to low-income families is unique as it
requires partner families to work alongside the community that is reaching out to help them. Each
Habitat partner family provides at least 250 hours of “sweat equity,” or physical labor, toward the
construction of their own home, other Habitat family homes, and special projects.
PVHH is committed to ensuring fair and open access to these affordable housing opportunities.
Toward that end, PVHH conducts continuous outreach throughout the year in order to share
information with families interested in learning how to become a Habitat homeowner. Information
is available on our website and upon request at the office.
When a specific homeownership opportunity becomes available, Pioneer Valley Habitat for
Humanity implements an affirmative fair housing marketing plan over a 60 day period to ensure
fair and open access to potential partner families (including a 30 day period for a second round of
marketing when needed). The plan includes the following steps and timeline:
Step One: Announcement of Homeownership Opportunity and the Availability of Applications
1. Flyers are sent to all persons who have requested information about our application process
in the last 12 months by mail and/or e-mail.
2. Press Releases are sent to area newspapers and other media outlets
3. Public service announcements are played on local radio stations and on local access cable
TV
4. Flyers are sent to the town hall, public libraries and chamber of commerce where new
houses will be located.
5. Flyers are sent to area places of worship in the town where new houses will be located and
in neighboring towns in the region.
6. Flyers are sent to area housing and social service agencies and organizations serving
Hampshire and Franklin Countys’ minority populations.
7. Posting, as required on CHAPA (massaccesshousingregistry.org) and Mass Access websites
(mahahome.org).
8. Flyers are distributed throughout the town’s Elementary, Middle and High School,
Technical schools as allowed by the Superintendent.
9. Postings through social media
Step Two: Distribute Applications to Accessible Locations
1. Pioneer Valley Habitat for Humanity’s Office
2. Application available on Pioneer Valley Habitat for Humanity’s website
3. At least two public locations such as:
a. The Public Libraries in the town where the new houses will be located
b. The Town Hall where the new houses will be located
Step Three: Host Public Information Sessions
1. At least two public information sessions will be held in the town where the new houses will
be located.
2. These locations will be wheelchair accessible.
3. One session will be held during the day and another session will be held in the evening.
4. If an interested person requires the assistance of a translator in order to understand the
application process, a translator will be provided upon request.
5. If an interested person cannot attend a public information session due to a physical
limitation, a one on one session will be arranged either over the phone or at a mutually
agreeable location.
Step Four: Application Deadline
1. The deadline for the receipt of applications will be set no earlier than 60 days from the
announcement of the availability of applications. Marketing for available homes is
scheduled so that purchasers are selected in time to participate, alongside volunteers, in the
building of their homes.
2. If no eligible applicant is found and accepts the opportunity to partner, eligibility criteria
will be reviewed by the Habitat board of directors and applications re-opened on a first-
come first-serve basis.
Step Five: Application Review, Lottery and Selection
1. Following Habitat’s family selection policy applications will be reviewed and all eligible
applicants will be put into a lottery. The lottery will be conducted according to the
Department of Housing and Community Development’s comprehensive permit guidelines
for housing lotteries.
2. After the lottery, the selected household member may be asked to verify their citizenship or
permanent residency (if required by a third party lender such as the USDA) and Habitat will
conduct a criminal background check and sex offender registry check. Habitat will follow
state guidelines for criminal background checks. Once verified the applicant will sign a
partnership agreement with Habitat.
Resales: As outlined in the deed restriction or lease, the monitoring agent will be responsible for
calculating the maximum resale price, marketing the property to an eligible buyer and determining
the eligibility of potential buyers after a conveyance notice is received from the homeowner.
Resale marketing will include:
1. Announcement of the opportunity (see step 1 above)
2. Distribution of applications in public locations (see step 2 above)
3. Open houses or private showings on request instead of public information sessions
4. No deadline or lottery – the monitoring agent will accept applications on a rolling basis. All
applicants who meet program eligibility criteria will be notified promptly. The homeowner
owner and eligible buyer will then enter into a purchase and sales agreement.
Statement of Non-Discrimination: In carrying out the plan, Pioneer Valley Habitat for Humanity
will not to discriminate in the selection of applicants on the basis of race, color, national origin,
disability, age, ancestry, children, familial status, genetic information, marital status, public
assistance recipiency, religion, sex, sexual orientation, gender identity, veteran/military status, or
any other basis prohibited by law, and such a statement must also be included in the application
materials. Further, persons with disabilities are entitled to request a reasonable accommodation in
rules, policies, practices, or services, or to request a reasonable modification in the housing, when
such accommodations or modifications may be necessary.
2. OUTREACH AND MARKETING
(see attached)
3. APPLICATION PACKAGE
(see attached)
4. FAMILY SELECTION POLICY
(see attached)
5. FHLB INCOME CALCULATION GUIDELINES
(see attached)
6. HUD exhibit 5-2 Assets
(see attached)
FOR IMMEDIATE RELEASE:
Contact: Megan McDonough, Executive Director
Pioneer Valley Habitat for Humanity, office 413-586-5430, cell 413-218-0683,
megan@pvhabitat.org, www.pvhabitat.org
Pioneer Valley Habitat for Humanity
Building three affordable homes in Northampton!
Pioneer Valley Habitat for Humanity is pleased to announce that applications are available for three
homeownership opportunities in Northampton. Habitat will be building 3 small energy efficient
homes on Burts Pit Rd – a one bedroom, two bedroom and three bedroom. The application deadline
is ______________. The sale price for the home will be $175,000 or less. Eligible applicants will
have incomes up to 60% of area median income which is adjusted for family size.
People interested in submitting an application are invited to attend one of the following
information sessions to learn more:
Northampton City Hall
210 Main St Northampton, MA
Tuesday November ___, 2020 6pm
Forbes Library
20 West St Northampton, MA
Saturday December __, 2020 10:30am
Saturday January __, 2020 10:30am
During the information session, potential applicants will learn about Habitat’s selection criteria and
how to prepare a complete application. The selection criteria include housing need, ability to make
mortgage payments of $700-$1,200/month, and willingness to partner with Habitat, such as
participating in the construction of the home and other Habitat projects.
All homes will be built to ENERGY STAR standards and are designed to be visitable by someone in
a wheel chair. All Habitat built homes are restricted to income eligible buyers in perpetuity.
Since 1989, Pioneer Valley Habitat for Humanity has built decent, affordable homes with 42 low
income families in Hampshire and Franklin Counties. We build our homes with volunteer labor and
donations of material, supplies, land, and services. At the onset of homebuilding, a family is selected
and enters into a long term partnership with Pioneer Valley Habitat. Future homeowners contribute
250 hours of labor during the construction of their home alongside volunteers from the community.
Upon completion, the home is sold to the family with an affordable mortgage. Habitat is a hand-up,
not a hand-out: the organization has a perpetual legacy in that all mortgage funds received are
reinvested to build more homes. We are a housing organization helping to bring stability to families,
bringing more stability into our neighborhoods and communities.
##
Organization Name Org Contact Address City State Zip County Email Phone Website Additional
Contacts type
All Saints Episcopal
Church
Reverend Canon
Tanya R. Wallace,
Rector
5 Woodbridge St.South
Hadley MA 01075 Hamps
hire
AllSaintsChurchOffice@gmail
.com,
AllSaintsChurchRector@gmai
413-532-8917
http://www.a
llsaintsshadle
y.org/
Faith
Community
All Soul's Church,
Greenfield
399 Main st, PO Box
542 Greenfield MA 01301 Frankli
n
administrator@uugreenfield.
org (413) 773-5018 http://www.u
ugreenfield.o
Faith
Community
Amherst Chinese
Christian Church
Pastor Yuqing
(David) Wang
611 Belchertown
Road Amherst MA 01002 Hamps
hire accc.mail@gmail.com 413-259-1500 http://www.a
ccch.org/
Faith
Community
Assembly of God
Sunderland Rev. Jim Strysko 22 Amherst Rd PO
Box 232 Sunderland MA 01375 Frankli
n NO EMAIL Faith
Community
Beit Ahavah Rabbi Riqi S.
Kosovske
Location: 130 Pine
St (in Florence
Congregational
Florence MA 01062 Hamps
hire
rabbi@beitahavah.org,
info@beitahavah.org 413-587-3770
http://www.b
eitahavah.org
/index.html
Faith
Community
Belchertown
Congregational Church
Rev. Todd B.
Farnsworth
18 Park St. PO Box
603 Belchertown MA 01007 Hamps
hire belchertownucc@yahoo.com 413-323-7442
http://www.b
elchertownuc
c.org/
Faith
Community
Blessed Sacrament
Church
Rev. Timothy J.
Campoli
Location: 221
Federal st, Mailing
address: 182 High
Greenfield MA 01301 Frankli
n
deacon s email:
deaconjohnleary@gmail.com 413-773-3311
http://www.b
lessedsacram
entgreenfield
Faith
Community
Calvary Baptist Church Pastor Dan Moore 413 Main St Easthampto
n MA 01027-
1917
Hamps
hire NO EMAIL 413-527-6252 http://www.c
bceasthampt
Faith
Community
Charlemont Federated
Church
175 Main St. PO Box
248 Charlemont MA 01339 Frankli
n
Faith
Community
Christ United Methodist
Church
Reverend Bruce
Arbour
271 Rocky Hill PO
Box 701
Northampto
n MA 01061 Hamps
hire
ChristNorthampton@gmail.c
om 413-584-5935
http://www.g
bgm-
umc.org/chris
t-
Faith
Community
Church of Christ
Congregational - UCC
Rev. Sherry
Tucker 11 common st Granby MA 01033 Hamps
hire uccgranby@gogtt.net 413-467-9742
http://www.c
hurchofchrist
granbyma.org
Faith
Community
College Church Rev. Stephen
Belke 58 Pomeroy Ter.Northampto
n MA 01060 Hamps
hire info@thecollegechurch.org (413) 586-0057
http://www.t
hecollegechur
ch.org/
Faith
Community
Congregation B'nai
Israel Rabbi Justin David 253 Prospect St Northampto
n MA 01060-
2126
Hamps
hire rabbi@cbinorthampton.org 413-584-3593 http://www.c
binorthampto
Faith
Community
Cornerstone Chapel
Assembly of God Pastor 580 Bridge Rd Florence MA 01062 Hamps
hire NO EMAIL 413-584-5168 Faith
Community
Easthampton
Congregational Church
Interim Pastor:
Rev. Charlotte
112 Main St PO Box
484
Easthampto
n MA 01027-
2023
Hamps
hire etoncong@gmail.com 413 527 4970 http://www.e
asthamptonu
Faith
Community
Edwards Church, Parent
Center 297 Main St Northampto
n MA 01060 Hamps
hire swanseabbb@hotmail.com 413.584.5500 Faith
Community
Evang Lutheran Church
of Our Savior
Rev. Stephanie
Smith 319 Granby Rd South
Hadley MA 01075 Hamps
hire elcos@comcast.net 413-533-1925 Faith
Community
Faith Baptist Church Rev. Ross Gould
219 florence rd
Florence MA 01062-
2656
Hamps
hire NO EMAIL 413-584-0285
http://www.f
aithbaptistflo
rence.us/blog
/come-visit-
Faith
Community
Faith Baptist Church Rev. Joseph Di
Donato 331 Silver St.Greenfield MA 01301 Frankli
n
faithbaptist@comcast.net,
fbcjoe@gmail.com 413-774-6438 http://discov
erfaithbaptist
Faith
Community
First Baptist Church of
Amherst Rev. Greg Mozel 434 N Pleasant St Amherst MA 01002-
1735
Hamps
hire 413 549-3596 WWW.FBCA
MHERST.ORG
Faith
Community
First Church Hadley Williams, Christina 14 Rocky Hill Road Hadley MA 01035 Hamps
hire doowk@aol.com Faith
Community
First Church of Deerfield
UCC-UU
Rev. Ann L.
Hallstein,
71 Old Main St, PO
Box 276 Deerfield MA 01342 Frankli
n
revann@firstchurchofdeerfie
ld.org 413-773-5323
http://www.fi
rstchurchofde
erfield.org/
Faith
Community
First Congregational
Church Rev. Judith Kinley 43 Silver St Greenfield MA 01301-
1209
Frankli
n fccgfld@juno.com 413-774-3449
http://www.fi
rstchurchgree
nfield.org/
Faith
Community
First Congregational
Church
Lee Barstow,
Interim Minister
4 Montague Rd PO
Box 324 Leverett MA 01054 Frankli
n leebarstow@gmail.com 413-548-9199
http://www.l
everettcongr
egationalchur
Faith
Community
First Congregational
Church
Rev. Barbara
Turner Delisle 4 North Street Montague MA Frankli
n betd51@yahoo.com 413-367-9467
http://www.
montaguechu
rch.org/
Faith
Community
First Congregational
Church
Rev. Barbara K.
Seamon
91 S. Main St, PO
Box 453 Sunderland MA 01375 Frankli
n paul@wmci.org 413-665-7987
http://www.u
ccwebsites.ne
t/firstcongsun
derlandma.ht
Faith
Community
First Congregational
Church
Rev. Worth
Noyes, Interim
Minister
4 N. Main St., PO
Box 308 Williamsburg MA 01096 Hamps
hire BurgyChurch@gmail.com 413-268-7557
http://www.b
urgychurch.or
g/index.htm
Faith
Community
First Congregational
Church
Rev. Douglas
Small
Mailing address: PO
Box 536, Location:
Huntington rd
Worthington MA 01098 Hamps
hire djsmall2@verizon.net 413-238-7793
http://www.
macucc.org/c
hurches/detai
Faith
Community
First Congregational
Church Hadley/N.
Hadley
Parker, Judy 118 Mt. Warner Rd.Hadley MA 01035 Hamps
hire JParker22@Juno.com 413-549-3530 Faith
Community
First Congregational
Church of Amherst Rev. Vicki Kemper 165 Main Street Amherst MA 01002-
2333
Hamps
hire 413 253 3456
www.firstchu
rchamherst.o
rg
Faith
Community
First Congregational
Church of Chesterfield
Rev. Douglas
Small Main Rd PO Box 56 Chesterfield MA 01012 Hamps
hire
chesterfieldchurch@gmail.co
m 413-296-4453
http://cheste
rfieldchurch.o
rg/
Faith
Community
First Congregational
Church of Hatfield
? Rev Julie
Olmsted or Amy
Novak
41 Main St Hatfield MA 01038 Frankli
n fcchatfield@gmail.com (413) 247 9540
http://www.f
cchatfield.co
m/
Faith
Community
First Congregational
Church of Huntington
Rev. Cynthia
Stahler 6 Searle Road Huntington MA 01050 Frankli
n cindystahler@yahoo.com 413-667-3935; c-
413-667-3208
http://www.u
ccwebsites.ne
Faith
Community
First Congregational
Church, Amherst Kuusisto, Cindy Amherst MA 01003 Hamps
hire cwkuusisto@yahoo.com 413-253-7421 Faith
Community
First Congregational
Church, Buckland
(MaryLyon)
Rev. Richard
Fournier 17 Upper St.Buckland MA 01338 Frankli
n
pastor@marylyonchurch.org 413-625-9440
http://www.
marylyonchur
ch.org/index.
html
Faith
Community
First Congregational
Church-South Hadley
(Center Church)
Rev. Lori Souder 1 Church Street South
Hadley MA 01075 Hamps
hire centerchurch@verizon.net 413-532-2262
http://www.c
enterchurchs
outhhadley.o
Faith
Community
First Unitarian Church Rev. Marilyn
Richards 478 Main St Athol MA 01331-
1820
Frankli
n athol.uu@gmail.com 978-249-8142
https://sites.g
oogle.com/sit
e/atholuu2/
Faith
Community
First United Methodist
Church Rev. Ken Mantler Location: 25 Church
St Greenfield MA 01301 Frankli
n
Ken.Mantler@gmail.com,
fumcgreenfield@verizon.net 413-772-6935
http://www.g
bgm-
umc.org/gree
Faith
Community
Florence Congregational
Church
Rev. Irvin
Gammon 130 Pine St Florence MA 01062-
1251
Hamps
hire
PastorIrv122@gmail.com,
florencechurch@comcast.ne
t
413-584-1325
http://www.f
ccnorthampt
on.org/
Faith
Community
Goodwin Memorial
AME Zion Church
Rev. Alfred
Johnson 41 Woodside Amherst MA 01002 Hamps
hire NO EMAIL
http://goodw
inmemorialch
urch.wordpre
Faith
Community
Goshen Congregational
Church
Pastor Andy
Berryhill 45 Main St Goshen MA 01032 Hamps
hire info@gcclife.org 413-268-7427
http://www.g
cclife.org/ind
ex.html
Faith
Community
Grace Episcopal Church Rev. Margaret
Bullit-Jonas 14 Boltwood Ave Amherst MA 01002-
2301
Hamps
hire
grace@gracechurchamherst.
org 413 256 6754
www.gracech
urchamherst.
org
Faith
Community
Haydenville
Congregational Church
Director of
Children’s Church:
Dawn Orluski,
Location: 143 Main
st, Mailing address:
PO Box 257
Haydenville MA 01039 Frankli
n
revandrea@comcast.net,
HaydenvilleChurch@gmail.co
m
413-268-9344
http://hayde
nvillechurch.o
rg/
Faith
Community
Hillel House Rabbi Aaron Fine 388 North Pleasant
Street Amherst MA 01003 Hamps
hire aaronfine@umass.edu 413-549-
1710 x207
http://www.u
masshillel.org
/
Faith
Community
Holy Name of Jesus
Church
Rev. Archpriest
Edward P. 15 Thayer St South
Deerfield MA 01373 Frankli
n
frrandy@holynamedeerfield.
org 413-665-2129 http://www.h
olynamedeerf
Faith
Community
Holy Spirit Ukrainian
Church
Msgr Ronald
Yargeou 44 Sugarloaf St South
Deerfield MA 01373 Frankli
n EYoung8073@aol.com 413-665-3880 http://dhspar
ish.com/
Faith
Community
Holy Trinity RC Church 133 Main St PO Box
965 Greenfield MA 1301 Frankli
n 413-774-2884
www.holytrin
itychurchgfld.
org
Faith
Community
Immaculate Conception
Easthampton Manning, Carole Easthampto
n MA 01027 Hamps
hire manningfamily@rcn.com 413-584-0679 Faith
Community
Immanuel Lutheran
Church 867 N Pleasant St Amherst MA 01002-
1368
Hamps
hire
pastor@immanuel-
amherst.org 413-549-0322
http://www.i
mmanuel-
amherst.org/
Faith
Community
Jewish Community of
Amherst Rabbi Ben Weiner 742 Main St Amherst MA 01002-
2413
Hamps
hire rabbiweiner@j-c-a.org 413 256 0160 http://www.j-
c-
Faith
Community
Leverett Congregational
Church
Pastor Lee
Barston 37 Old Orchard Road Shutesbury MA 01072 Hamps
hire leebarstow@gmail.com 413-548-9199 Faith
Community
Living Waters Assembly
of God Greenfield MA Frankli
n
Faith
Community
Montague Catholic
School Ministries 41 Third St Turners Falls MA 01376 Frankli
n
http://mcsmcommunity.org/
contact (413) 863-4805
http://mcsmc
ommunity.or
g/
Faith
Community
Montauge Catholic
Social Outreach
41 third st, PO Box
792,Turners Falls MA 01376 Frankli
n info@mcsmcommunity.org (413) 863-4805
http://www.
montaguecat
holicsocialmi
nistries.org/
Faith
Community
Most Holy Redeemer Rev. Shaun
O`Connor
P.O. Box 375 120
Russell St Hadley MA 01035 Hamps
hire (413) 584-1326
http://www.p
arishesonline.
com/Scripts/
Faith
Community
Newman Center -
UMASS
Rev. Gary M.
Dailey 472 N Pleasant St Amherst MA 01022 Hamps
hire g.dailey@diospringfield.org 413 549 0300 http://www.n
ewmanumass
Faith
Community
Newman Student
Association
Laura Catherine
Suttenfield 472 N. Pleasant St Amherst MA 01022 Hamps
hire lsuttenfield@umass.edu Faith
Community
North Hadley
Congregational Church
Rev. Ellen
Petersen 243 River Dr Hadley MA 01035-
9638
Hamps
hire Godandep@yahoo.com 413-586-2021 http://www.u
ccwebsites.ne
Church
School
Faith
Community
North Leverett Baptist
Church Pastor 70 north leverett rd Leverett MA 01054 Frankli
n office@nlbcma.org 413.367.2619 http://www.n
lbcma.org/
Faith
Community
Northfield Baptist
Church
Pastor: Charles
Bordonaro 87 Main St Northfield MA 01360 Frankli
n
sainttheresachurch@comcas
t.net 413-498-2739
http://www.n
orthfieldbapti
stchurch.net/
Faith
Community
Notre Dame Church
(Notre Dame du Bon
Conseil Parish)
? Rev. Thomas
Champigny 35 Pleasant St Easthampto
n MA 01027-
1129
Hamps
hire NO EMAIL (413) 527-9588
http://www.p
arishesonline.
com/scripts/h
ostedsites/Or
g.asp?ID=251
1
Faith
Community
Our Lady of Peace Rev. Stanley
Aksamit 90 Seventh Street Turners Falls MA 01376 Frankli
n
Fr.Stan@ourladyofpeacetf.co
m 413-863-2585 http://www.o
urladyofpeac
Youth &
Family
Faith
Community
Our Lady of the Valley
Parish 33 Adams St Easthampto
n 01027 Hamps
hire ourladyccc3@gmail.com 413-527-9778 Faith
Community
Plainfield
Congregational Church
Rev. Henry
Whiteside
Location: 356 West
Main Street, Mailing Plainfield MA 01070 Hamps
hire hbwhiteside@juno.com (413) 634-5607 http://www.
macucc.org/c
Faith
Community
Robbins Memorial
Congregation
Rev. Deborah
Cory 59 Munson Street Greenfield MA 01301 Frankli
n deborahcory@hotmail.com 413-774-2559 Faith
Community
Sacred Heart Catholic
Church
Father Merle
Lavoie or
Reverend John E.
Connors ?
101 King Street
Northampton
Northampto
n MA 01060 Hamps
hire (413) 584-7422 Faith
Community
Saint Elizabeth Ann
Seton Parish Fr. John Connors 3 Elm St Northampto
n MA 01060 Hamps
hire
jecnj@aol.com,
marymcmahon@seasnortha
mpton.org
413-584-7310
http://www.s
easnorthamp
ton.org/mast
er.dwt
Pastoral
Minister:
Mary
McMahon
Faith
Community
Second Congregational
Church
Rev. Armand
Proulx 16 Court Sq Greenfield MA 01301 Frankli
n
sccmucc@verizon.net,
armandp@verizon.net 413-774-4355 http://www.g
reenfieldseco
Faith
Community
Second Congregational
Church Main St.Hawley MA 01335 Frankli
n
Faith
Community
Second Congregational
Church, Greenfield Golonka, Charlene MA mango@crocker.com Faith
Community
Shutesbury Community
Church - NO EMAIL Pastor 6 Town Common
Road Shutesbury MA 01072 Frankli
n (413) 427-2643 Faith
Community
Soc. Concerns Com.,
Catholic Parishes of Carney, Maureen 100 Chestnut St Florence MA 01062 Hamps
hire
maureencarney03@hotmail.
com 413-586-8419 Faith
Community
South Congregational
Church
Rev. Caroline
Meyers 1066 South East St Amherst MA 01002 Hamps
hire southchurch@comcast.net 413 253 -2977 Faith
Community
South Congregational
Church, Amherst Morse, Richard MA office@amherstsouthchurch.
org 413-256-0480 www.southch
urchamherst.
Faith
Community
South Deerfield
Congregational
Rev. Jeremiah
Rood 71 North Main St South
Deerfield MA 01373-
1015
Frankli
n ccosd@mtdata.com 413-665-3130 Faith
Community
South Deerfield
Congregational Church
Thuillard-Rohrs,
Sharon 22 Stage Road South
Deerfield MA 01373 Frankli
n strohrs@gmail.com 413-665-4410 Faith
Community
St Andrew's Episcopal
Church
Rev. Marnie
Keator
Mailing address: 2
prospect st,
Location: 7th street
and prospect st
Turners Falls MA 01376 Frankli
n
kaubrymcavoy@aol.com,
info@littleyellowchurch.net 413 863 4602
http://www.li
ttleyellowchu
rch.net/
Faith
Community
St Brigid's Catholic
Church Rev. Smegal 122 North Pleasant
street, PO Box 424 Amherst MA 01004-
0424
Hamps
hire 413 256-6181 http://diospri
ngfield.org/S
Faith
Community
St James Catholic
Church Rev. Julius Jutt 29 Sugarloaf St South
Deerfield MA 01373-
1014
Frankli
n NO EMAIL 413 665 4535 Faith
Community
St James Episcopal
Church Rev. John Cerrato 8 Church St.Greenfield MA 01301 Frankli
n cerrato.ja@gmail.com 413 773 3925
http://www.s
aintjamesgre
enfield.org/
Faith
Community
St John's Episcopal
Church, Athol
? Rev. William
Hobbs 15 Park Ave Athol MA 01331-
2515
Frankli
n 978-249-9553
http://www.e
piscopalchurc
h.org/parish/
st-johns-
Faith
Community
St Joseph's RC Parish Child Advocates:
Richard Hendrick 34 Monroe Ave.Shelburne
Falls MA 01370 Frankli
n
st.josephccsf@comcast.net 413-625-6405,
413-625-6858
http://saintjo
sephparish.w
Faith
Community
St Michael's /Byzantine
Catholic Church Pastor 15 Lincoln Ave.South
Hadley MA 01075 Hamps
hire NO EMAIL 413 534 5261 Faith
Community
St Patrick's RC Church ? Rev. John J.
Ayers 80 Main St Northfield MA 01360 Frankli
n NO EMAIL 413 498 2728 Faith
Community
St Paul's Lutheran
Church
Rev. Jeff
Gailbraith 23 Long Ave Greenfield MA 01301-
1230
Frankli
n stpauls01301@yahoo.com 413 773 5242 http://www.s
tpaulsluthera
Faith
Community
St Stanislaus Catholic
Church
Philippe Roux,
Admin 120 Sugarloaf St South
Deerfield MA 01373-
1122
Frankli
n NO EMAIL 413 665 3254 Faith
Community
St Theresa's Church Rev. Richard
Bondi
9 East Parkview
Drive
South
Hadley MA 01075-
1023
Hamps
hire
sainttheresachurch@comcas
t.net 413-532-3228 http://diospri
ngfield.org/S
Faith
Community
St Thomas Church Pastor PO Box 405 Russell MA 01071-
0405
Frankli
n NO EMAIL Faith
Community
St Valentine's Polish
National Church
admin: Fr. Adam
Czarnecki 127 King St Northampto
n MA 01060-
3234
Hamps
hire fradam1967@yahoo.com 413 584 0133 Faith
Community
St. Mary's Youth Service
Corps Barth, Ed 6 Huckleberry Lane Franklin, MA
02038 MA edbarth@comcast.net 617-759-3870 Faith
Community
St. Paul's Lutheran
Church Jefferson, Julie 9 Randall Wood Dr Montague,
MA 01351 MA juliejefferson@marykay.com 413-863-2243 Faith
Community
Stonybrook Community
Church ? Rev. Dan Brown 36 Hadley St South
Hadley MA 01075 Hamps
hire
info@stonybrookchurch.org ,
pastor@stonybrookchurch.o
rg
413-535-2351
http://www.s
tonybrookchu
rch.org/word
Faith
Community
Temple Israel Rabbi Andrea
Cohen-Kiener 27 Pierce St Greenfield MA 01301 Frankli
n
rabbi@templeisraelgreenfiel
d.org 413-773-5884
http://temple
israelgreenfie
ld.org/
Faith
Community
The Church of Jesus
Christ of Latter Day
Saints
? John Speek 92 Colrain Road Greenfield MA 01301 Frankli
n
?
thespeekfamily@gmail.com 413-772-8514 Faith
Community
The College Church Rev. Stephen
Behlke 58 Pomeroy Ter Northampto
n MA 01061-
0203
Hamps
hire info@thecollegechurch.org 413-586-0057
www.thecolle
gechurch.co
m
Dr. Don
Lundgren
(Missions
Pastor)
Faith
Community
Trinitarian
Congregational Church
Rev. Dr. Chris
Fontaine (interim
pastor)
147 Main St Northfield MA 01360 Frankli
n edbarth@comcast.net
http://www.
macucc.org/c
hurches/detai
Faith
Community
Trinity Church Rev. David A. Neil 17 Severence St. PO
Box 96
Shelburne
Falls MA 01370 Frankli
n
agvernava@gmail.com,,
trinityshelfalls@earthlink.net 413-625-2341 Faith
Community
Trinity Lutheran Church Rev. James Rice 2 Clark Street Easthampto
n MA 01027 Hamps
hire 413-527-3311 Faith
Community
UCC/Central
Congregational Church
Pastor Marianne
Maccullagh
220 South Main St,
Mailing address: PO New Salem MA 01355 Frankli
n ctrevmom@hotmail.com 978-544-7300 http://www.c
entralcongreg
Faith
Community
Unitarian Society of
Amherst
121 N Pleasant St,
PO Box 502 Amherst MA 01004 Hamps
hire
Faith
Community
Unitarian Society of
Northampton 220 Main Street Northampto
n MA 01060-
3105
Hamps
hire
Faith
Community
Unitarian Universalist
Church
? Rev. Marguerite
Sheehan Main St Northfield MA 01360 Frankli
n NO EMAIL 413-498-5566 Faith
Community
Unitarian Universalist
Church of Bernardston
Rev. Albert Ciarcia
and Rev. Steve
Wilson
Church St, PO Box 5 Bernardston MA 01337 Frankli
n
annette@bernardstonunitari
an.org 413 648 9574
http://www.b
ernardstonun
itarian.org/in
Faith
Community
United Church of Christ
Rev. Todd
Farnsworth PO Box 603 Belchertown MA 01007-
1126
Hamps
hire no email (413) 323-7442
http://belche
rtownucc.org
/
Faith
Community
United Church of
Pelham
Rev. Virginia Bove
(interim pastor)142 Amherst Rd.Pelham MA 01002 Frankli
n pelhamucc@yahoo.com 413-253-3820 http://www.u
ccwebsites.ne
Faith
Community
United Methodist
Church Peter Malloy 30 Carew St South
Hadley MA 01075 Hamps
hire
churchoffice@thesteepleinth
efalls.org 413-532-0550 Faith
Community
Unity in the Pioneer
Valley
Rev. Carol
Kelshaw 6 Arch St Greenfield MA 01301 Frankli
n upv@verizon.net 413-774-5552 http://www.u
nityinthepion
Faith
Community
Wesley United
Methodist Church
Rev. Dr. Ronald
Wilson 98 North Maple st Hadley MA 01035 Hamps
hire ? office@wesleyfamily.org 413-549-1550 www.wesleyf
amily.org
Faith
Community
West Country Churches
Litchfield, Sheila
and Joanna
Zeman
220 Route 8A Charlemont MA 01339 sheila@thedell.us 413-772-5050 Faith
Community
West County Baptist
Church
108 Main Street, ?
P.O. Box 671 Charlemont MA 01339 Frankli
n ? wcbc1@verizon.net 413-339-4488 http://www.
westcountyb
Faith
Community
West Cummington
Congregational Church Eisenhour, John D.462 West
Cummington Road Cummintgon MA 01026 Hamps
hire jde73@yahoo.com 413-634-2243 Faith
Community
West Cummington
Congregational Church
Rev. Stephen
Pilbrick
27 main st (location
until church is
West
Cummington MA 01026 Frankli
n
stephenphilbrick@verizon.ne
t
413-634-2100 http://www.
westcumming
Faith
Community
Westhampton
Congregational Church
Julie Holt, church
secretary 86 Reservoir Rd Westhampto
n MA 01027 Hamps
hire
westhamptonchurchucc@co
mcast.net 413-527-4204 Faith
Community
Westhampton
Congregational Church
Rev. Tadd Allman-
Morton 1 Tob Hill Road Westhampto
n MA 01027 Hamps
hire
westhamptonchurchucc@co
mcast.net 413-527-4204
http://www.
westhampton
churchucc.org
/index.html
Faith
Community
Whately United
Congregational Church
Rev. Dr. Cynthia
Crosson-
177 Chestnut Plain
Rd. Whately MA 01093 Frankli
n NO EMAIL 413-665-3537 http://www.
macucc.org/c
Faith
Community
Zen Peacemakers MA info@zenpeacemakers.com 347.210.9556 Faith
Community
Mass Access Housing
Registry massaccesshousingregistry housing
Amherst Housing and
Sheltering Committee
Town Hall, 4
Boltwood Ave Amherst MA 01002 Hamps
hire
MalloyN@amherstma.gov ;
planning@amherstma.gov 413-259-3040 Housing Org
Amherst Housing
Authority Debbie Turgeon 33 Kellogg Ave Amherst MA 01002 Hamps
hire
dturgeon@amhersthousinga
uthority.org 413.256.0206 Housing Org
City of Northampton Peg Keller,
Housing Planner
City Hall, 210 Main
Street
Northampto
n MA 01060 Hamps
hire
pkeller@northamptonma.go
v 413-587-1288 Housing Org
Easthampton Housing
Authority Deborah Walker 112 Holyoke St Easthampto
n MA 01027 Hamps
hire no email found 413.527.1600 Housing Org
Franklin County
Regional Housing
Authority
Anitra Ford 42 Canal Rd Turners Falls MA 01376 Frankli
n
Anitra Ford
(aford@fcrhra.org)413-863-9781 http://www.f
chra.org/Housing Org
Greenfield Housing
Authority 1 Elm Terrace Greenfield MA 01341 Frankli
n info@greenfieldhousing.org 413.774.2932 http://www.g
reenfieldhous Housing Org
Hadley Housing
Authority 42 Golden Ct Hadley MA 01035 Hamps
hire
hadleyHousingAuthority@g
mail.com 413.584.3868 Housing Org
HAP 20 Hampton Ave,
Suite 185
Northampto
n MA 01060 Hamps
hire
jcordero@haphousing.org;
govoni@haphousing.org 413.584.8495 Housing Org
Hathaway Farms,
Tenants Council
Rev. Andrea
Ayvazian 73 Barrett St Northampto
n MA 01060 Hamps
hire
hathawayfarms@spearmgmt
.com 413.586.1405 vdrew@spea
rmgmt.com Housing Org
Hilltown CDC Housing
Programs Paul Lischetti PO Box 17 Chesterfield MA 01012 Frankli
n paull@hilltowncdc.org 413-296-4536
http://www.h
illtowncdc.or
g/
staff@hilltow
ncdc.org Housing Org
Massachusetts
Affordable Housing
Alliance
MA hpizer@mahahome.org 617-822-9100
ext. 302 Housing Org
Meadowbrook, Tenants
Council
491 Bridge St, Suite
1 Florence MA 01062 Hamps
hire
info@preservationhousing.c
om 413.584.7590 Housing Org
Valley CDC First time
Homebuyers Program 30 Market St Northampto
n MA 01060 Hamps
hire
info@valleycdc.com;
dc@valleycdc.com
413-586-5855
ext 160 Housing Org
Massachusetts Fair
Housing Center 57 Suffolk St Holyoke MA 01040 Hampd
en info@massfairhousing.org 413-539-9796 housing org
ServiceNet Shelter &
Housing NCASTRO@SERVICENET.ORG www.service
net.org
Housing
Placement
Specialist
Casa Latina 140 Pine St #6 Florence MA 01062 Hamps
hire INFO@CASALATINAINC.ORG 413.586.1569 social services
Center for New
Americans, Amherst 70 Boltwood Walk Amherst MA 01002 Hamps
hire info@cnam.org 413.259.3288 social services
Center for New
Americans, Greenfield 90 Federal St Greenfield MA 01301 Frankli
n info@cnam.org 413.772.0055 rosa@cnam.
org social services
Center for New
Americans,
Northampton
42 Gothic St Northampto
n MA 01060 Hamps
hire info@cnam.org 413.587.0084 admin@cna
m.org social services
Center for Women and
Community Becky Lockwood 180 Infirmary Way,
New Africa House Amherst MA 01003 Hamps
hire ewcmail@umass.edu 413.545.0883 rlockwood@
umass.edu social services
Community Action!
Franklin County 154 Federal St Greenfield MA 01301 Frankli
n info@communityaction.us 413.774.2318
dtacy@com
munityaction
.us
social services
Community Action!
Hampshire County 56 Vernon Street Northampto
n MA 01060 Hamps
hire info@communityaction.us 413.582.4230 social services
Community Action!
North Quabbin
167 South Main
Street
North
Quabbin MA 01364 Frankli
n info@communityaction.us 978.575-0522 eparsons@co
mmunityacti social services
Family Outreach of
Amherst
Laura Reichsman,
Program Director
401 Main Street,
Suite 12 Amherst MA 01002 Hamps
hire LREICHSMAN@CHD.ORG 413-548-1270 www.chd.org Social
Services
Flywheel Arts Center 43 Main Street Easthampto
n MA Hamps
hire info@flywheelarts.org social services
Franklin Hampshire
Career Center 1 Arch Pl #2 Greenfield MA 01031 Frankli
n joyceRice@fhcareers.org (413) 774-4361
http://www.f
hcc-
onestop.com
social services
Friends of Ward 8 David Boyle P.O. Box 3597 Amherst MA 01004 Hamps
hire 413 695 6005 Contact form
on website social services
Greenfield YMCA 451 Main St Greenfield MA 01031 Frankli
n frhsgs@gmail.com (413) 773-3646 http://www.y
mcaingreenfi
Bfitzpatrick@
YMCAinGree social services
Grow Food
Northampton 245 Main St. #207 Northampto
n MA 01060 Hamps
hire
clem@growfoodnorthampto
n.com (413) 320-4799 social services
Hilltown Food Pantry Walter Clune,
office manager 40 Main St Goshen MA 01032 Frankli
n
walter@NorthamptonSurviv
al.org 413.268.7578 social services
It takes a village PO Box 484 Williamsburg
, MA MA 01096-
0484
Hamps
hire info@hilltownvillage.org social services
Just Roots Greenfield MA 01301 Frankin jay@justroots.org 413-325-8969 www.justroot
s.org
Social
services
Kids In Transition (KIT)
Program Miller, Alexis MA abarbmiller@yahoo.com 413-781-6485
x198
jessicarivera
@key.org social services
Learning In Retirement Tisha MA Hamps
hire 5clir@smith.edu (413) 585-3756 https://5clir.o
rg/social services
Lifepath 330 Montague City
Road Turners Falls MA 01376 Frankli
n mjohnson@lifepath.org (413) 773-5555 lifepathma.or
g social services
Literacy Project,
Amherst 742 Main St Amherst MA 01002 Hamps
hire
JROBERTS@LITERACYPROJEC
T.ORG 413.259.1663 social services
Literacy Project,
Greenfield
15 Bank Row, Suite
D Greenfield MA 01301 Frankli
n info@literacyproject.org 413.774.3935 social services
Literacy Project,
Northampton
James House
Community Learning
Northampto
n MA 01062 Hamps
hire info@literacyproject.org 413.584.6755 social services
Mom’s Rising MA Frankli
n
http://www.momsrising.org/
contact social services
Mothers of Color
Awareness Initiative Bessie Smith PO Box 356 Northampto
n MA 01060 Hamps
hire mocaigroup@gmail.com social services
Noho Pride P.O.Box 866 Northampto
n MA 01060 Hamps
hire INFO@NOHOPRIDE.ORG social services
Northampton Survival
Center
Walter Clune,
office manager
265 Prospect Street Northampto
n MA 01060 Hamps
hire
walter@NorthamptonSurviv
al.org 413.586.6564 northampton
survival.org social services
Pioneer Valley Parents
Group Hensley, Mark 74 Beacon Street Florence MA 01062 Hamps
hire markthensley@yahoo.com 413-584-2265 social services
Pioneer Valley Planning
Commission
60 Congress St -
Floor 1 Springfield MA 01104 Frankli
n cratte@pvpc.org 413-781-6045 social services
Stavros 210 Old Farm Rd Amherst MA 01002 Hamps
hire INFO@STAVROS.ORG 1.800.442.1185 social services
The Children's Study
Home 44 Sherman Street Springfield MA 01109 Frankli
n gwilliams@studyhome.org (413) 739-5626 Gloria
Williams social services
The Masons A.F. & A.M Frenkel, Raymond 37 Tamarack Dr Amherst MA 01002 Hamps
hire raymond@frenkel.us 413-256-3975 social services
Treehouse Foundation One Treehouse
Circle
Easthampto
n MA 01027 Hamps
hire sage@refca.net 413.527.7966 social services
World Education- MA
Adult Literacy Hotline 44 Farnsworth St Boston MA 02210 617.482.9485 social services
Swift River (Rehab)888-910-1164 or
413 634-3600
swiftriver.co
m
Contact form
on website social services
Big Brothers Big Sisters
of Franklin County 16 Court Square Greenfield MA 01301 Frankli
n INFO@BBBS-FC.ORG 413-772-0915 www.bbbs-
fc.org Social Servies
American Legion Hadley 162 Russell Street Hadley MA 01035 Hamps
hire
413-586-9699
(call after 3pm)Veterans
American Legion
Orange
40 Daniel Shays
Highway Orange MA 01364 Frankli
n
(978) 544-6023
(call after 3pm)
https://www.
facebook.co
m/pages/Am
Veterans
Bilingual Veterans
Outreach Centers of
Massachusetts Inc.
281 Franklin Street Springfield MA 01104 Hampd
en Bvoc.arelis@gmail.com (413) 731-0194 http://bilingu
alvets.org/
betty.borders
@live.com Veterans
Disabled American
Veterans Chapter 55 425 Union Street West
Springfield MA 01089 Hampd
en
413-301-8739,
Weds & Thurs 9a-
2pm
http://www.d
av55ma.comc
astbiz.net/51
Veterans
Homeward Vets, Inc.Dave Felty 166 First Ave Ludlow MA 01056 Hampd
en dfelty@homewardvets.org (413) 203-1479
http://www.h
omewardvets
.org/
Veterans
New England Chapter 9,
Sky Soldier John A
Reverend Guy
Hodgkins
337 West Hawley
Road Hawley MA 01339 Frankli
n logpc@comcast.net 413 339 8391
x337
http://www.n
ewenglandsk Veterans
Northfield VFW Mike Hastings 545 Mt Hermon
Road Northfield MA 01360 Frankli
n Message on Facebook 413 863 9804 http://myvfw
.org/ma/post Veterans
VFW Post 3295 Hale-
Clapp Post
Post Commander
John P. Imhoff
67 North Main
Street
South
Deerfield MA 01373 Frankli
n Alan248@comcast.net 413-665-2529
http://myvfw
.org/ma/post
3295/post-
Veterans
Media Outlet email notes/deadline phone for news fax for news Notes Online calendar URL
93.9 WRSI - The River monte@wrsi.com 413-586-7400 413-585-0927 http://wrsi.com/submit-an-event/
ABC 40/ Fox 6 tips@westernmassnews.com (201 Kimberly Arra 733.44 no calendar found
Amherst Bulletin bounced 2016 - amherst@gazettenet.com must pay money for event listing
Amherst Chamber of Commerce info@amherstarea.com Tim O'Brien
http://www.amherstarea.com/events/publ
ic-submission
AmherstMedia.org director@amherstmedia.org Jim Lescault 413.259.3300 246 College St., amherst, M no calendar found
Casa Latina casalatina@conversent.net
events have not been updated since Jan
2015
CBS - 3 news@cbs3springfield.com 413-736-4333 combined with abc40/fox6
CBS TV 3 news@cbs3springfield.com John Hesslein 523.4913 "
The Daily Collegian thecollegian@gmail.com 413-545-3500 Umass Amherst Student Newspaper
CBS3 news@cbs3springfield.com "
Daily Hampshire Gazette sales@gazettenet.com Display advertising http://www.gazettenet.com/Events#!/
Daily Hampshire Gazette news@gazettenet.com photographer 584.5 "
Daily Hampshire Gazette amherst@gazettenet.com "
Daily Hampshire Gazette newsroom@gazettenet.com 413-584-5000 "
Easthampton Chamber info@easthamptonchamber.org Denise Gross
http://business.easthamptonchamber.org/
events/public-submission
Easthampton Community TV (ECAT5)ecatchannel5@gmail.com
http://easthamptonmedia.org/2012-04-02-
17-06-19/community-calendar-
submissions?view=form
El Sol Latino manuelfrau@gmail.com Manuel Frau
Franklin Chamber of Commerce lisa@franklincc.org Lisa
http://chamber.franklincc.org/events/publi
c-submission
Greenfield Business Association gba@franklincc.org Caitlin
http://greenfieldbusiness.org/addanevent.
php
Hampshire Life calendar@gazettenet.com Tuesday of the same week tried to email, message returned
Hill Towns Blog press@hilltownfamilies.org http://www.hilltownfamilies.org/
Montague Reporter (editor David Detm events@montaguereporter.org emailed
NCTV jramsay@northamptontv.org Jennifer Ramsay, Media Resource C 587.355 no calendar found
NCTV - Northampton Community Televi palwilliams@northamptontv.org Al Williams 587.355 "
NEPR news@nepr.net 413.545.0103 no calendar found
Northampton Chamber of Commerce info@explorenorthampton.com Jasmin Tomic 584.19
http://www.explorenorthampton.com/cha
mber/events.htm
NPR Radio radio@nepr.net same ""
Recorder Calendar talkofthetowns@recorder.com 413-772-0261 http://www.recorder.com/Events#!/
Shelburne Falls Independent (bi-weekly news@shelburnefallsindependent.Ginny Ray 413.522.5046
http://www.shelburnefalls.com/index.php/
upcoming-events/events-
calendar/icalevent.edit/0?year=2016&mon
th=11&day=16
The Advocate - EVENTS http://www.valleyadvocate.com/calendar/
submit event page "unavailable for
scheduled maintenance"
The Recorder news@recorder.com 413-772-0261 "
The Republican news@repub.com 413-788-1200 no calendar found
The Republican mfrench@repub.com Mark French 413.788.1045 "
Media Outlet email notes/deadline phone for news fax for news Notes Online calendar URL
The Valley Advocate sales@valleyadvocate.com "
Valley Advocate mboily@valleyadvocate.com Marija Boily 413.529.2840 x 288 "
West County News news@sfindependent.net 413.625.8297 no calendar found
WFCR news@wfcr.org post under Events at wfcr.net "
WFCR (88.5 FM and AM640 WNNZ)radio@nepr.net 413.536.1823 "
WFCR 88.5 FM AM 640 WNNZ news@nepr.net 413.536.1823 Met at Table Top Event "
WGBY Public TV for Western New Engla rpeotter@wgby.org Russell Peotter 781.2801 "
Western Mass News tips@westernmassnews.com 413-733-4040 413-781-1363 combined with fox6/abc40/ch6
WMAS 94.7 fm events@947wmas.com (bounced 2019) emailed
WWLP - 22 news@wwlp.com 413-377-1160 413-377-2261 no calendar found
WWLP22 news@wwlp.com 377-2200 "
WXOJ - Valley Free Radio FM 103.3 donfreeman51@gmail.com Don Freeman 323.4381 or 537.9922 no calendar found
WXOJ - Valley Free Radio FM 103.3 psa@valleyfreeradio.org for PSA announcements no calendar found
Town Reminder (South Hadley)townreminder@turley.com Kristin Will 413-536-5333 Format: MS word docume
no calendar found
Country Journal (Huntington)countryjournal@turley.com no calendar found
Vocero Hispano news@vocerohispano.com or pds@vocerohispano.com Spanish language paper - wcalendar last updated 2011
The Visitor (of UCC Conway)visitor@uccofconway.com distributed in Conway
The Colrain Clarion rebecca_tippens@yahoo.com an informal monthly e-mail newsletter for Colrain
Greenfield Community Television mail@gctv.org 413-687-3800
AN EQUAL OPPORTUNITY HOUSING LENDER
PVHH does not discriminate in the selection of applicants on the basis of race, color, national origin, disability, age, ancestry, children,
familial status, genetic information, marital status, public assistance recipiency, religion, sex, sexual orientation, gender identity,
veteran/military status, or any other basis prohibited by law.
Dear Prospective Applicant,
Pioneer Valley Habitat for Humanity is a non-profit, ecumenical housing ministry whose goal is to make home
ownership possible for low-income families. We build in Hampshire and Franklin counties. Through the donation of
money, land, expertise and labor, we commit ourselves to build safe, decent, affordable homes in partnership with
families in need.
The steps of becoming an owner of a Habitat Home is described in detail below. Please read this carefully to
determine if you will likely qualify and if you would like to participate in our unique process to becoming a
homeowner. The three eligibility criteria for becoming a Habitat Homeowner are ability to pay, willingness to
partner and housing need.
Step One: Complete Application: The application is attached and you are required to complete each section and
sign it. If a particular section does not apply to you, do not leave it blank. Write N/A in that section.
Step Two: Gather Supporting Documents: Along with your application, every adult in your household will be
required to submit documentation for all forms of income including wages, social security and/or disability benefits,
childcare payments, etc. In addition, any income from assets will also be reviewed so you will need to submit copy
of bank statements and statements for any investment accounts. See Attachment A for a complete list of required
documents.
Step Three: Submit Application Package by ____________________. All information is considered
confidential and is to be used only for family selection.
Step Four: Application Review and Income Verification: The Family Selection Committee is responsible for
reviewing each application and determining your eligibility. We build our homes for families earning less than 60%
of area median income and we need to make sure you have the ability to pay the mortgage so the committee needs
to carefully review your documents. Income limits are set by HUD each year and vary by family size. A list of the
most recent limits can be found in Attachment B. The application review process may take several months to
complete.
Step Five: Ability to Pay: Once it has been determined that you are qualified based upon your household income,
the family selection committee then verifies that you have the ability to pay an affordable mortgage. This step seeks
to answer 3 important questions:
1. Do you have enough income to support a modest home loan? The price of our homes typically
ranges from $120,000 to $150,000. You will need enough income to cover monthly housing costs that
do not exceed 30% of your total income. Mortgage payments, taxes, homeowners insurance and
condo/association fees (if applicable) are all considered part of your monthly housing costs. The initial
total housing costs (as described above) when owning a Habitat home typically ranges from $700 -
$1,200 monthly.
2. Can you demonstrate a positive repayment history? At this stage of the process, a credit check is
performed to examine your history of repayment. We may also request a statement of repayment from
your current and previous landlord as well as other credit references.
3. Do you have too much debt to make mortgage payments? While Habitat homes are modestly
priced, if your debt is too high it may affect your ability to make your mortgage payments on time. Your
estimated monthly housing costs plus your monthly debt obligations cannot equal more than 40% of
your income.
AN EQUAL OPPORTUNITY HOUSING LENDER
PVHH does not discriminate in the selection of applicants on the basis of race, color, national origin, disability, age, ancestry, children,
familial status, genetic information, marital status, public assistance recipiency, religion, sex, sexual orientation, gender identity,
veteran/military status, or any other basis prohibited by law.
Step Six: Home Visit: Once your income eligibility and credit worthiness is determined, two members of the
family selection committee will visit you and your family at home. At this time, the remaining Habitat homeowner
responsibilities and your housing need will be discussed in detail. In addition, the family selection committee will
explain the details of the universal deed rider, the resale procedures and the capital improvement policy to which
your home will be subjected. Finally, any responsibilities that you will assume if your home is part of a home
owner association or condo association will be discussed during the home visit.
Step Seven: Lottery & Partnership: Habitat will put all eligible applicants into a lottery. If you are picked in the
lottery you will be notified and asked to sign an agreement stating your willingness to partner with Habitat and a
sign a disclosure statement that you understand the resale restrictions associated with this opportunity. If selected,
$700 will be needed for a down payment. You will have some time to save this money, as $100 installments for
seven months do not begin until construction on the house begins. You will also need to save for homeowners
insurance before you buy your home (typically $500 to $1,000).
Step Eight: Construction of your Home: Due to strong involvement of community volunteers, it takes
approximately 12 to 24 months to complete construction on a Habitat Home. During this time, you will be required
to perform a minimum of 250 hours of sweat equity per adult household member with the required total not to
exceed 500. Many Habitat households perform more hours than required but this depends upon each family’s
individual circumstances. A mentor will be assigned to you during this phase of the process and they will help you
track your sweat equity hours, ensure that you meet the educational requirements and be on-hand to help select
some of the custom elements available for your new home.
Step Nine: Purchasing Your Home: When construction is nearing completion, you will be required to sign a
letter of intent to purchase your Habitat home. This document will establish the sales price as well as the day you
may take possession of the home. The letter will also outline several contingencies that need to be met before you
can take possession of your home. These include:
1) Approval for a subsidized Mortgage OR final income verification for Habitat mortgage
2) Proof of insurance for your new home (you will need to pay for a full year in advance of closing)
3) Certification of your sweat equity hours
4) Receipt of your down payment
5) Certification that you’ve completed educational requirements
6) Receipt of deed restriction disclosure statement
7) Receipt of warranty list and policy documentation
Step Ten: Closing Day: This is the day the title of house is signed over to you and when you sign the mortgage
and loan documents. This is conducted in a lawyer’s office, and you will have an attorney represent you. The
Massachusetts Department of Housing and Community Development (DHCD) must review all closing documents
two weeks prior to closing and prepare a new deed rider. Prior to closing day, your mentor will sit down with you
and review all the documents that you will be signing to determine if you have any questions. These include the
promissory note and mortgage to Pioneer Valley Habitat for Humanity, a universal deed rider and re-sale price
certification, a lease if on land trust property and any other mortgages that may be placed on the property by
subsidizing agencies.
If you have any questions, please call the office at 413-586-5430 from 9:00 a.m. to 3:00pm, weekdays. Our website
www.pvhabitat.org has detailed information on the “Home Ownership” link. Families not initially accepted may
reapply for another house in the future.
Sincerely,
Family Selection Committee, Pioneer Valley Habitat for Humanity
Application
Habitat Homeownership Program
1. APPLICANT INFORMATION
Applicant
Co-applicant
Applicant’s name
Co-applicant’s name
Social Security number _________________________________
Home phone __________________________ Age _____
□ Married □ Separated □ Unmarried (Incl. single, divorced, widowed)
Social Security number _________________________________
Home phone __________________________ Age _____
□ Married □ Separated □ Unmarried (Incl. single, divorced, widowed)
Dependents and others who will live with you
(not listed by co-applicant)
Name Age Male Female
______________________________ ____ □ □
______________________________ ____ □ □
______________________________ ____ □ □
______________________________ ____ □ □
______________________________ ____ □ □
Dependents and others who will live with you
(not listed by co-applicant)
Name Age Male Female
______________________________ ____ □ □
______________________________ ____ □ □
______________________________ ____ □ □
______________________________ ____ □ □
_________________________
____ □ □
Present address (street, city, state, ZIP code) □ Own □ Rent
____________________________________________________
____________________________________________________
Number of years _________________
Present address (street, city, state, ZIP code) □ Own □ Rent
____________________________________________________
____________________________________________________
Number of years _________________
If you have lived at your present address for less than two years, complete the following:
Last address (street, city, state, ZIP code) □ Own □ Rent
____________________________________________________
____________________________________________________
Number of years _________________
Present address (street, city, state, ZIP code) □ Own □ Rent
____________________________________________________
____________________________________________________
Number of years _________________
2. FOR OFFICE USE ONLY — DO NOT WRITE IN THIS SPACE
Date received: _______________________________________
Date of notice of incomplete application letter: ______________
Date of adverse action letter: ____________________________
Date of selection committee approval: _____________________
Date of board approval: ________________________________
Date of partnership agreement: __________________________
Dear Applicant: Please complete this application to determine if you qualify for the Habitat for Humanity homeownership program. Please fill out the
application as completely and accurately as possible. All information you include on this application will be kept confidential in accordance with the
Gramm-Leach-Bliley Act.
We are pledged to the letter and spirit of U.S. policy for the achievement of equal housing
opportunity throughout the nation. We encourage and support an affirmative advertising and
marketing program in which there are no barriers to obtaining housing because of race, color,
religion, sex, handicap, familial status or national origin.
3. WILLINGNESS TO PARTNER
To be considered for Habitat homeownership, you and your family must be willing to
complete a certain number of “sweat-equity” hours. Your help in building your home
and the homes of others is called “sweat equity” and may include clearing the lot,
painting, helping with construction, working in the Habitat office, attending
homeownership classes or other approved activities.
I AM WILLING TO COMPLETE THE
REQUIRED SWEAT-EQUITY HOURS:
Yes No
Applicant □ □
Co-applicant □ □
Number of bedrooms (please circle) 1 2 3 4 5
Other rooms in the place where you are currently living:
□ Kitchen □ Bathroom □ Living room □ Dining room
□ Other (please describe) _____________________________________________________________________________________
___________________________________________________________________________________________________________
___________________________________________________________________________________________________________
If you rent your residence, what is your monthly rent payment? $________________________________/month
(Please supply a copy of your lease or a copy of a money order receipt or canceled rent check.)
Name, address and phone number of current landlord: _______________________________________________________________
___________________________________________________________________________________________________________
___________________________________________________________________________________________________________
___________________________________________________________________________________________________________
In the space below, describe the condition of the house or apartment where you live. Why do you need a Habitat home?
___________________________________________________________________________________________________________
___________________________________________________________________________________________________________
___________________________________________________________________________________________________________
___________________________________________________________________________________________________________
___________________________________________________________________________________________________________
___________________________________________________________________________________________________________
___________________________________________________________________________________________________________
___________________________________________________________________________________________________________
If you own your residence, what is your monthly mortgage payment? $_______________/month Unpaid balance $_______________
Do you own land? □ No □ Yes Monthly payment $___________________ Unpaid balance $_______________________
If you wish your property to be considered for building your Habitat home, please attach land documentation.
4. PRESENT HOUSING CONDITIONS
5. PROPERTY INFORMATION
6. EMPLOYMENT INFORMATION
Applicant Co-applicant
Name and address of CURRENT employer Years on this job Name and address of CURRENT employer Years on this job
Monthly (gross)
wages
$
Monthly (gross)
wages
$
Type of business Business phone Type of business Business phone
If working at current job less than one year, complete the following information
Name and address of LAST employer Years on this job Name and address of LAST employer Years on this job
Monthly (gross)
wages
$
Monthly (gross)
wages
$
Type of business Business phone Type of business Business phone
7. MONTHLY INCOME
Income source Applicant Co-applicant Others in household Total
Wages $ $ $ $
TANF $ $ $ $
Alimony $ $ $ $
Child support $ $ $ $
Social Security $ $ $ $
SSI $ $ $ $
Disability $ $ $ $
Section 8 housing $ $ $ $
Other: _______________ $ $ $ $
Other: _______________ $ $ $ $
Other: _______________ $ $ $ $
Total $ $ $ $
PLEASE NOTE:
Self-employed
applicants may be
required to provide
additional
documentation such
as tax returns and
financial statements.
HOUSEHOLD MEMBERS WHOSE INCOME IS LISTED ABOVE
Name Income source Monthly income Date of birth
Where will you get the money to make the down payment or pay for closing costs (for example, savings or parents)? If you borrow the
money, whom will you borrow it from, and how will you pay it back?
____________________________________________________________________________________________________________
____________________________________________________________________________________________________________
____________________________________________________________________________________________________________
____________________________________________________________________________________________________________
____________________________________________________________________________________________________________
____________________________________________________________________________________________________________
9. ASSETS
Name of bank, savings and
loan, credit union, etc.
Address
City, state
ZIP
Account number
Current
balance
$
$
$
$
$
$
$
$
$
10. DEBT
TO WHOM DO YOU AND THE CO-APPLICANT(S) OWE MONEY?
APPLICANT CO-APPLICANT
Account
Monthly
payment
Unpaid
balance
Months
left to pay
Monthly
payment
Unpaid
balance
Months
left to pay
Other motor vehicle $ $ $ $
Boat $ $ $ $
Furniture, appliance, TVs
(includes rent-to-own)
$
$
$
$
Alimony $ $ $ $
Child support $ $ $ $
Credit card $ $ $ $
Credit card $ $ $ $
Credit card $ $ $ $
Total medical $ $ $ $
Other $ $ $ $
Other $ $ $ $
Total $ $ $ $
8. SOURCE OF DOWN PAYMENT AND CLOSING COSTS
MONTHLY EXPENSES
Account Applicant Co-applicant Total
Rent $ $ $
Utilities $ $ $
Insurance $ $ $
Child care $ $ $
Internet service $ $ $
Cell phone $ $ $
Land line $ $ $
Business expenses $ $ $
Union dues $ $ $
Other $ $ $
Other $ $ $
Other $ $ $
Total $ $ $
11. DECLARATIONS
Please check the box beside the word that best answers the following questions for you and the co-applicant
Applicant Co-applicant
a. Do you have any outstanding judgments because of a court decision against you? □ Yes □ No □ Yes □ No
b. Have you been declared bankrupt within the past seven years? □ Yes □ No □ Yes □ No
c. Have you had property foreclosed on or deed in lieu of foreclosure in the past seven years? □ Yes □ No □ Yes □ No
d. Are you currently involved in a lawsuit? □ Yes □ No □ Yes □ No
e. Have you directly or indirectly been obligated on any loan which resulted in foreclosure,
transfer of title in lieu of foreclosure, or judgment?
□ Yes □ No □ Yes □ No
f. Are you currently delinquent or in default on any federal debt or any other loan, mortgage
financial obligation or loan guarantee?
□ Yes □ No □ Yes □ No
g. Are you paying alimony or child support or separate maintenance? □ Yes □ No □ Yes □ No
h. Are you a co-signer or endorser on any loan? □ Yes □ No □ Yes □ No
i. Are you a U.S. citizen or permanent resident? □ Yes □ No □ Yes □ No
If you answered “yes” to any question a through h, or "no" to question i, please explain on a separate piece of paper.
I understand that by filing this application, I am authorizing Habitat for Humanity to evaluate my actual need for the Habitat
homeownership program, my ability to repay an affordable loan and other expenses of homeownership, and my willingness to be a
partner through sweat equity.
I understand that the evaluation will include personal visits, a credit check and employment verification. I have answered all the questions
on this application truthfully. I understand that if I have not answered the questions truthfully, my application may be denied, and that even
if I have already been selected to receive a Habitat home, I may be disqualified from the program and forfeit any rights or claims to a
Habitat home. The original or a copy of this application will be retained by Habitat for Humanity even if the application is not approved.
I also understand that Habitat for Humanity screens all applicants on the sex offender registry. By completing this application, I am
submitting myself to such an inquiry. I further understand that by completing this application, I am submitting myself to a criminal
background check.
Applicant signature Date Co-applicant signature Date
X ___________________________________ ___________ X ___________________________________ ___________
PLEASE NOTE: If more space is needed to complete any part of this application, please use a separate sheet of paper and attach it to
this application. Please mark your additional comments with “A” for applicant or “C” for co-applicant.
This is to notify you that we may order an appraisal in connection with your loan and we may charge you for this appraisal. Upon
completion of the appraisal, we will promptly provide a copy to you, even if the loan does not close.
Applicant's name ________________________________________ Co-applicant's name _________________________________
12. AUTHORIZATION AND RELEASE
13. RIGHT TO RECEIVE COPY OF APPRAISAL
PLEASE READ THIS STATEMENT BEFORE COMPLETING THE BOX BELOW: We are requesting the following information to monitor
our compliance with the federal Equal Credit Opportunity Act, which prohibits unlawful discrimination. You are not required to provide this
information. We will not take this information (or your decision not to provide this information) into account in connection with
your application or credit transaction. The law provides that a creditor may not discriminate based on this information, or based on
whether or not you choose to provide it. If you choose not to provide the information, we may note it by visual observation or surname.
Applicant Co-applicant
□ I do not wish to furnish this information
Race (applicant may select more than one racial designation): □ American Indian or Alaska Native □ Native Hawaiian or other Pacific Islander □ Black/African-American □ White □ Asian
Ethnicity: □ Hispanic or Latino □ Non-Hispanic or Latino
Sex: □ Female □ Male
Birthdate:
__________/__________/__________
Marital status: □ Married □ Separated □ Unmarried (single, divorced, widowed)
□ I do not wish to furnish this information
Race (applicant may select more than one racial designation): □ American Indian or Alaska Native □ Native Hawaiian or other Pacific Islander □ Black/African-American □ White □ Asian
Ethnicity: □ Hispanic or Latino □ Non-Hispanic or Latino
Sex: □ Female □ Male
Birthdate:
__________/__________/__________
Marital status: □ Married □ Separated □ Unmarried (single, divorced, widowed)
To be completed only by the person conducting the interview
This application was taken by: □ Face-to-face interview □ By mail □ By telephone
Interviewer’s name (print or type)
Interviewer’s signature Date
Interviewer’s phone number
14. INFORMATION FOR GOVERNMENT MONITORING PURPOSES
EQUAL CREDIT OPPORTUNITY ACT (ECOA) Notice
The attached ECOA notice should be provided to all applicants with the application for the Habitat homeownership
program in order to communicate the right to require certain income information from applicants for the Habitat
program.
Purpose and background: Because Habitat for Humanity homeownership and loan programs qualify as Special
Purpose Credit Programs under the Equal Credit Opportunity Act, Habitat can request and consider certain
information about income that other lenders may not be allowed to request and consider in connection with their loan
programs without providing certain disclosures and options for the applicant to decline to provide that information.
Although federal law allows Special Purpose Credit Programs to request and consider this information to determine
eligibility for their programs, the law does not explicitly provide an exemption from the disclosure.
Accordingly, in order to avoid any confusion by Habitat applicants about their rights and obligations to provide this
information, we recommend that Habitat affiliates provide the customary disclosure together with the explanation for
Habitat’s right to consider that information in evaluating applications for the Habitat program. Please see the attached
sample ECOA notice.
Affiliate instructions: The Habitat affiliate needs to fill in the address for the FTC regional office for the region in
which the affiliate is located. To find the appropriate regional office for the FTC, please check the FTC website:
ftc.gov/about-ftc/bureaus-offices/regional-offices.
Provide two copies of the ECOA notice to the applicant with the application.
Each applicant and co-applicant, if any, should sign and date the ECOA notice to acknowledge receipt, and return the
signed copy to Habitat with the written application.
EQUAL CREDIT OPPORTUNITY ACT NOTICE
The Federal Equal Credit Opportunity Act prohibits creditors from discriminating against credit applicants on the basis
of race, color, religion, national origin, sex, marital status or age (provided the applicant has the capacity to enter into
a binding contract); because all or part of the applicant's income derives from any public assistance program; or
because the applicant has in good faith exercised any right under the Consumer Credit Protection Act. The federal
agency that monitors compliance with this law concerning this company is the Federal Trade Commission, with
offices at [FTC Regional Office for the ____________ region, ____________________________________ — insert
address for region in which the affiliate operates (see instructions for link)] or Federal Trade Commission, Equal
Credit Opportunity, Washington, DC 20580.
You need not disclose income from alimony, child support or separate maintenance payment if you choose not to do
so. However, because we operate a Special Purpose Credit Program, we may request and require, in order to
determine an applicant’s eligibility for the program and the affordable mortgage amount, information regarding the
applicant’s marital status; alimony, child support and separate maintenance income; and the spouse’s financial
resources.
Accordingly, if you receive income from these sources and do not provide this information with your application, your
application will be considered incomplete, and we will be unable to invite you to participate in the Habitat program.
[HABITAT: CONFIRM ALL APPLICANTS ARE REQUIRED BY YOUR POLICY TO PROVIDE THIS INFORMATION
AND THEN DELETE THIS PARANTHETICAL.]
Applicant(s):
X ___________________________________________ X _____________________________________
Print name: ___________________________________ Print name: _____________________________
Date: ________________________________________ Date: __________________________________
Attachment A
AN EQUAL OPPORTUNITY HOUSING LENDER
Pioneer Valley Habitat for Humanity | PO Box 60642, 140 Pine Street, Florence, MA 01062
413-586-5430 | www.pvhabitat.org
Future Homeowner Application Checklist
1. Information Sessions
I have attended an information session on this date: ________
I have not attended a session and need to make alternate arrangements. Please call me.
2. Complete an Application
I have completed the application.
3. Attach Required Documents to Your Application*
Submit all of the following documents that pertain to your situation with your completed application for
homeownership. Please do not submit original documents, only copies.
Copies of your three (3) most recent signed Federal income tax returns, all pages and schedules
Copies of W-2 forms, 1098, 1099 or other source documentation for the most recent two tax years
A copy of your 5 most recent consecutive paystubs for all adult household members (18 or older) who are working
or a statement confirming no income
Written proof of any other sources of income: child support, alimony, Social Security, disability payments etc.
If you receive child support or alimony/palimony please include a copy of the fully executed (court stamped) court
order or the separation agreement and divorce decree
Copies of your last three (3) bank statements on bank letterhead including savings and checking accounts
Documentation of all assets over $1,000 in value – cars, land, businesses, investment accounts, collectibles, etc.
I am submitting my application and all required documents for your consideration. I attest that these documents
are true and complete.
Name: ___________________________ Signature: ___________________________
* Please note additional documents may be requested by the application reviewer as needed to verify credit and
income. If selected, applicants will need to provide proof of identity and may need to provide proof of citizenship
or permanent residency for at least one household member if required by the mortgage lender.
AN EQUAL OPPORTUNITY HOUSING LENDER
Pioneer Valley Habitat for Humanity | PO Box 60642, 140 Pine Street, Florence, MA 01062
413-586-5430 | www.pvhabitat.org
Attachment B: INCOME GUIDELINES FY19
West Pelham Rd Shutesbury, MA
Family Size shall not exceed state sanitary code requirements for occupancy of a unit
Minimum income required is $30,000
Maximum income is 60% of the area median income adjusted for family size.
Area median income calculations are from HUD
https://www.huduser.gov/portal/datasets/il/il2019/2019summary.odn
Family Size Minimum Income Maximum Income
1 person $30,000 $37,275
2 people $30,000 $42,600
3 people $30,000 $47,925
4 people $30,000 $53,213
5 people $30,000 $57,488
6 people $30,000 $61,763
Burts Meadow “Just Big Enough” Project Burts Pit Rd Northampton, MA
Pioneer Valley Habitat for Humanity will be
building three zero net energy possible homes
on Burts Pit Rd in Northampton. The homes
are in a suburban/rural area of Northampton.
It is not easily accessible by public transit, but
is just a few miles from downtown by car. The
homes will be clustered on a shared driveway
but have their own small private yards.
The Habitat homes at Burts Meadow include a
one-bedroom (~800 sq ft), two-bedroom
(~900 sq ft) and three-bedroom (~1,000 sq ft)
home. These small homes are designed by an
award-winning local architect to maximize the
small space. The homes will all be built to
ENERGY STAR standards, have solar panels and
will be heated with an Air Source Heat Pump.
Outdoor storage in a detached shed will be
provided. The home will be built on a slab – so
there will be no basement storage. There will
also be no attic storage since the attic will be
reserved for insulation. Washer/dryer
hookups and an option for a dishwasher will
be provided.
All three homes are one story and easily
adaptable for someone in a wheelchair.
Disabled persons are entitled to request a
reasonable accommodation.
Stormwater management will be shared with the other neighboring houses being built by other developers.
1
Excerpt of draft site plan by Berkshire Design Group
Housing Need
One requirement for eligibility for a Habitat Home is the family’s lack of adequate housing and/or the inability to access
adequate housing through conventional means. Housing need may be identified as: substandard housing (not meeting
sanitary or building codes), overcrowding where you live now, paying more than 35% of your income on housing,
homelessness or the inability to get a conventional mortgage loan.
In addition applicants must have assets less than $75,000 and be a first time home buyer (exceptions apply, please ask). Ability to Pay
You must meet minimum income requirements to be eligible for the home you are applying for and have the ability to
qualify for an affordable mortgage. As part of the application process Habitat will review your income and debt and pre-
qualify you for a loan from Habitat. We may also require after you are selected for you to apply for a mortgage from the
USDA or a local bank willing to offer an affordable mortgage option. Willingness to Partner
Pioneer Valley Habitat for Humanity believes in providing “a hand up, not a hand out” and part of this is our requirement
that all partner families contribute to building their home with “sweat equity”. Sweat equity is work and time a partner
family puts into creating their own home and the homes of other partner families, and into helping Habitat. Sweat
equity provides an opportunity to learn new skills, connect with volunteers and learn how the partner family’s house will
be constructed.
Households with 1 adult must do at least 250 hours of sweat equity. Households with 2 or more adults must do at least
500 hours. Modifications to sweat equity requirements will be made by for applicants with disabilities. Permanently Affordable
Pioneer Valley Habitat for Humanity and many local community members are investing in helping you achieve the
dream of homeownership. This investment is protected with a deed restriction so that the home you buy will be
permanently affordable. When you want to move the price you can sell your home for will be limited to what is
affordable to a person earning 80% of the Area Median Income.
When you purchase a home from Habitat you must remember:
• You must occupy the home as your primary residence
• You must obtain consent from the Department of Housing and Community Development (DHCD), the town and
Pioneer Valley Habitat for Humanity (the monitoring agents) before renting, refinancing or granting any other
mortgage, or making any capital improvements to your home
• You must give written notice to the Monitoring Agents when you decide to sell your property
• Your property may not be transferred into a trust
Before you agree to be a Habitat homeowner, you will need to sign a disclosure statement saying that you understand
the resale restrictions on your home. Please ask us if you would like to see this disclosure statement or a copy of the
deed rider. Investments from the Community
Pioneer Valley Habitat for Humanity sometimes gets grants to help pay for the construction of your home. These grants
may have additional requirements such as tracking energy use or a requirement that the home be sold only to income
eligible households. We will inform you before closing of any funding restrictions.
Page 1 of 19 Family Selection Manual, approved 10/22/19
Family Selection Committee Manual
Approved at 10/22/19 board meeting
Pioneer Valley Habitat for Humanity will not discriminate in the selection
of applicants on the basis of race, color, national origin, disability, age,
ancestry, children, familial status, genetic information, marital status,
public assistance recipiency, religion, sex, sexual orientation, gender
identity, veteran/military status, or any other basis prohibited by law.
Page 2 of 19 Family Selection Manual, approved 10/22/19
Contents
Introduction .............................................................................................................................................................. 3
Mission of Habitat for Humanity ............................................................................................................................. 3
Family Selection Committee ................................................................................................................................... 3
Family Selection Manual ........................................................................................................................................... 4
1.0 Partnership ........................................................................................................................................................ 5
2.0 Homeowner Files .............................................................................................................................................. 6
3.0 Application Process ........................................................................................................................................... 6
4.0 Family Selection ................................................................................................................................................ 7
4.1 Eligibility Requirements..................................................................................................................................... 7
Housing Need ............................................................................................................................................................ 8
Ability to Pay .............................................................................................................................................................. 9
Willingness to Partner ............................................................................................................................................. 10
Conflict of Interest ................................................................................................................................................... 11
4.2 Legal Issues ...................................................................................................................................................... 11
4.3 Other Issues ............................................................................................................................................... 12
Residency Status ...................................................................................................................................................... 12
Sex Offender Registry and Criminal Records Check ................................................................................................ 13
Judgments & Liens ................................................................................................................................................... 13
Bankruptcy............................................................................................................................................................... 13
Foreclosure .............................................................................................................................................................. 13
Marital Status of Applicants .................................................................................................................................... 14
5. Family Selection Committee ............................................................................................................................... 14
Family Selection Procedures ................................................................................................................................. 15
Application Policies................................................................................................................................................ 16
Final Certification of Applicants ............................................................................................................................ 17
This formally ends the Family Selection process. .................................................................................................. 18
Supporting Materials .............................................................................................................................................. 19
o Affirmative Fair Housing Marketing Plan Approved by DHCD ............................................................................. 19
o Application Package .......................................................................................................................................... 19
o FHLB Income Calculation Guidelines .................................................................................................................. 19
o Sample letters and notices ................................................................................................................................ 19
Page 3 of 19 Family Selection Manual, approved 10/22/19
Introduction
Mission of Habitat for Humanity
Pioneer Valley Habitat for Humanity (PVHH) builds homes, hope, and community in Franklin and
Hampshire Counties. PVHH is a housing ministry dedicated to strengthening communities by
empowering low-income families to change their lives and the lives of future generations through
homeownership opportunities. This is accomplished by working in partnership with diverse
people, from all walks of life, to build simple, affordable housing.
Habitat’s mission to provide homeownership opportunities to low-income families is unique as it
requires partner families to work alongside the community that is reaching out to help them. Each
Habitat partner family provides the minimum number of required hours of “sweat equity,” or
physical labor, toward the construction of their own home, other Habitat family homes, and
special projects, as noted in PVHH’s Sweat Equity Guidelines.
Family Selection Committee
The Family Selection Committee is a fundamental team which supports Pioneer Valley Habitat for
Humanity’s success. Our Family Selection Committee is made up of volunteers who work directly
with PVHH’s staff and Board of Directors. This team is responsible for managing the pace and
process of family selection.
The Family Selection Committee is sensitive to the issues facing applicant families, including
the devastating effects of poverty. PVHH embraces people from all walks of life and extends
hope to people who have lost hope. The Family Selection Committee is often the prospective
homeowners’ first contact with PVHH, and the selection process can open the door to a positive,
trusting relationship between community members and their local affiliate.
The Board of Directors (BOD), which is ultimately responsible for overseeing all of the affiliate’s
work, is responsible for adopting the family selection criteria and process. The Family Selection
Committee reports to PVHH’s Board of Directors. The committee is responsible for
recommending families for selection based on the board-approved selection criteria and
process.
The committee should also conduct annual reviews of the selection criteria and selection process
and advise the board on any needed changes. Furthermore, the affiliate income guidelines must
be updated annually based on U.S. Department of Housing and Urban Development (HUD)
Page 4 of 19 Family Selection Manual, approved 10/22/19
income guidelines for the area. The board and committee should assess the community’s need
for housing. Conducting needs assessments helps the committee most effectively apply the
criteria and also educate the public, making decent housing a matter of conscience.
In fulfilling its various fiduciary duties, the PVHH Board of Directors must be confident that the
Family Selection Committee is following practices and procedures spelled out in detail in the
following sections of the Family Selection Committee Manual. These practices and procedures
have been developed to be in compliance with:
• Gramm-Leach-Billey Act
• Massachusetts General laws Chapter 40, section B
• Fair Credit Reporting Act
• Equal Credit Opportunity Act
• Real Estate Settlement Act
• Bank Secrecy Act/Anti-Money Laundering Act
• Fair Lending Laws
• Fair Housing Act
• Federal Home Loan Bank regulations and requirements
At a minimum, the Board of Directors should require a written summary that documents the
family selection process and how each candidate’s application was reviewed in a fair and
objective manner in accordance with this policy and federal/state requirements.
All Family Selection Committee members must abide by the current policies and procedures as
described below in the Family Selection Manual, provided however that nothing in this policy
should be implemented if it is found at a later date to be in conflict with local, state or federal
law. Selection should be completed in compliance with the law and the policy updated as
needed.
Family Selection Manual
This Family Selection Manual serves to explain how Pioneer Valley Habitat for Humanity (PVHH)
selects qualified applicant families to receive Habitat Homes. The Manual is organized to
support a positive, structured, organized and well-documented homeowner selection process.
Page 5 of 19 Family Selection Manual, approved 10/22/19
1.0 Partnership
Successful partnerships are built upon honesty, trust, mutual respect, and a cooperative, willing
attitude. A successful partnership between PVHH and Partner Families also requires meaningful
communication and an acknowledgement of the rights and responsibilities of each partner.
The responsibilities of the Partner Family include:
• Accepting and signing of an “Invitation to Partner” which outlines the mutual
understanding of both parties regarding the terms of the partnership.
• Completing Sweat Equity requirements, with emphasis on spending at least 100 hours
building their own homes.
• Providing PVHH with an accurate and complete application, and meet income guidelines
as set forth by PVHH.
• Meeting PVHH’s criteria for Housing Need.
• Keeping PVHH Family Services informed of any changes in economic circumstances,
including periodic updates as requested by PVHH.
The responsibilities of PVHH include:
• Ensuring that houses are built in compliance with appropriate building codes and
inspected by municipal building inspectors throughout the construction process.
• Being good stewards of donated time, materials and volunteer labor in order to keep the
price of homes affordable.
• Ensuring that the mortgage is appropriate for the property and that the family selection
criteria include evaluation of the applicant’s ability to meet those mortgage
requirements.
• Responding promptly to Partner Family’s questions and concerns.
After the sale of the home to the partner family, the Partner Family shall:
• Make timely mortgage and escrow payments.
• Maintain the home and property upon which it is built.
• Continue to support PVHH’s mission to build homes for more families in need.
After the sale of the home to the partner family, PVHH shall:
Page 6 of 19 Family Selection Manual, approved 10/22/19
• Provide support for the Partner Family by a Family Support Mentor for the first year.
2.0 Homeowner Files
PVHH maintains files for homebuyer applicants and selected partner families.
Denied homeowner applications will be kept for 25 months, per Habitat for Humanity
International policy. After 25 months, denied applicant files are destroyed. If an applicant
family is interested in collecting any original documentation, they must make arrangements with
the Executive Director to collect the documentation by the given term or it will be destroyed
with the rest of the file. No original documentation will be mailed.
All conversations with partner families with regard to applications and family selection should
be documented in writing and placed in the family file.
3.0 Application Process
PVHH will only accept applications when looking for partners for a parcel of land on which it
intends to begin construction on within a year. The family selection committee will advertise
widely and provide multiple opportunities for potential partners to attend information sessions
and pick up applications. Attendance at an information session is not required to receive an
application, but if the applicant is unable to attend they should make alternative arrangements to
learn about Habitat and the application process. At least 50% of information sessions will be
held in a handicap accessible location. Advertisements will include the application deadline. All
applications must be received by the deadline to be considered.
The application process will not be considered complete until:
• The applicant has attended a potential partner family information session or equivalent
(alternative arrangements can be made to accommodate a disability or translation need)
• The paper application is complete
• All required information to analyze creditworthiness of applicants is received
• A home visit has been completed
• The board of directors has affirmed the work of the selection committee
• A lottery has been conducted
• The homeowner signs a partnership agreement
Page 7 of 19 Family Selection Manual, approved 10/22/19
• Sweat equity has been completed
• A final re-certification of ability to pay is completed prior to closing
All applicants that have been deemed eligible by the family selection committee and confirmed
by a vote of the board as eligible program participants will be entered into a lottery. The lottery
is to be conducted according to Massachusetts Department of Housing and Community
Development Guidelines for Comprehensive Permit projects.
Household size/bedroom size: There will be a preference system within the lottery process for
households that will utilize all bedrooms of their home, with at least one person to bedroom,
with couples presumed to share a bedroom unless medical documentation is presented to
demonstrate a true need for separate bedrooms. If there is no household of number/
composition to fill all bedrooms, the earliest selection in the lottery of the size household that
would fill all but one, will be given the opportunity to select a larger house size, and so on.
Households that exceed the size allowed by the state sanitary code for the home to be built will
not be eligible for entry into the lottery.
A "household" shall mean one or more persons who will live regularly in the unit as their
principal residence and who are related by blood, marriage, law or who have otherwise evidenced
a stable inter-dependent relationship, or an individual.
After the lottery one partner family household for each unit will be asked to proceed through the
rest of the process to sign a partnership agreement and partner with PVHH.
All final determinations regarding the selection or denial of Partner Families will be voted by the
PVHH Board of Directors.
4.0 Family Selection
4.1 Eligibility Requirements
Applicants must demonstrate eligibility for all 4 of the following criteria in order to be entered into
a lottery for housing:
a. Housing need
b. Ability to pay for the home
c. Willingness to partner
d. Meets MA Department of Housing and Community Development (DHCD) eligibility criteria,
cannot own a home including in trust
Page 8 of 19 Family Selection Manual, approved 10/22/19
Housing Need
One requirement for eligibility for a Habitat Home is the family’s lack of adequate housing
and/or the inability to access adequate housing through conventional means.
This is identified by one of the following:
• Substandard conditions in current housing which are identified as not meeting
Massachusetts Sanitary Code or Building Code as determined by local Housing
Inspector, Board of Health report or a designated representative from the PVHH building
committee
• Overcrowding - determined by number of persons, their ages, and gender. If there is
no overcrowding then the following should be true:
o Parents have a separate bedroom from other family members.
o Dependent adults have a separate bedroom.
o Female and male children do not share a bedroom.
o If same-gender children share a bedroom the age difference is not more than
five years.
o A family member with special needs might need a separate bedroom.
o Each family member will be able to sleep in a bedroom.
o The family is not expected to outgrow the house within a year.
• Cost-burdened (cost of rent plus utilities - excluding phone – is greater than 35% of
family’s monthly income)
• Homelessness (living with friends or relatives or in temporary housing)
• Applicant has been denied a government or conventional loan for the median house
price in the area or can be assumed to be ineligible due to standard underwriting
criteria
And: Household income is not more than 60% of the area median income (AMI). The board may
restrict household income to be less than 50% or up to 80% AMI for specific projects.
And: Household assets are not greater than $75,000
And: Home buyer(s) are first time home buyers according to the definition in 42 U.S.C. §
12704(14)
Page 9 of 19 Family Selection Manual, approved 10/22/19
Income
Income from all adults in the household must be included when calculating income. If
household composition changes the applicant must inform the selection committee. If there is
a new household member who will be a borrower, the selection committee will include the
income of the new household members in the final verification before closing of ability to pay.
An applicant cannot be deselected for an improvement in financial position or change in
household composition unless it affects their ability to pay or if their household income would
exceed 80% of the Area Median Income when required by the Department of Housing and
Community Development.
First Time Homebuyer definition
(14) The term “first-time homebuyer” means an individual and his or her spouse who have not owned a home during
the 3-year period prior to purchase of a home with assistance under subchapter II, except that—
(A) any individual who is a displaced homemaker may not be excluded from consideration as a first-time
homebuyer under this paragraph on the basis that the individual, while a homemaker, owned a home with
his or her spouse or resided in a home owned by the spouse;
(B) any individual who is a single parent may not be excluded from consideration as a first-time homebuyer
under this paragraph on the basis that the individual, while married, owned a home with his or her spouse or
resided in a home owned by the spouse; and
(C) an individual shall not be excluded from consideration as a first-time homebuyer under this paragraph on
the basis that the individual owns or owned, as a principal residence during such 3-year period, a dwelling
unit whose structure is—
(i) not permanently affixed to a permanent foundation in accordance with local or other applicable
regulations, or
(ii) not in compliance with State, local, or model building codes, or other applicable codes, and
cannot be brought into compliance with such codes for less than the cost of constructing a
permanent structure.
Ability to Pay
The PVHH Family Selection Committee will review all applications to determine whether they
satisfy standard “Ability to Pay” requirements. These ability to repay requirements include but
are not limited to:
• An estimated monthly housing cost (principal, interest, taxes, insurance and condo or
HOA fees if applicable) of 28% or less of the applicant’s gross income after purchasing a
Page 10 of 19 Family Selection Manual, approved 10/22/19
home from PVHH as calculated by PVHH based on estimates of the construction costs
approved by the building committee and a maximum mortgage term of 30 years
• A debt to income ratio of 40% or less (ratio = total monthly debt payments divided by
gross monthly income)
• A minimum income set by the board for a specific project or at least 30% of the Area
Median Income (AMI)
• The ability to make a down payment of at least $700 to be paid in monthly installments
of $100 after the partner family is selected
PVHH will follow guidelines for income calculation as required by major funders or relevant
government agencies. For example, PVHH has received funding from the Federal Home Loan
Bank of Boston for several projects and followed their published income calculation guidelines.
Calculation methods will be applied consistently and fairly for all applicants in each selection
cycle. Income and asset guidelines from HUD or Appendix Q may be used for greater clarity
when needed.
Willingness to Partner
The third criteria to consider in the family selection process are the family’s willingness to
meaningfully participate as a partner with PVHH.
Examples of objective criteria for assessing willingness to partner include, but are not limited
to, the following:
• The family agrees to pay the mortgage regularly and on time after purchase.
• The family is willing to complete PVHH Sweat Equity requirements in a timely manner.
• The family is willing to work with a family mentor during construction and for one
year afterwards.
• The family is willing to move into the offered home.
• The family agrees to notify the affiliate of any change in household size or
composition.
• The family agrees to notify the affiliate of any changes in economic circumstances.
• The family agrees to promptly notify the affiliate of any changes in contact information.
• The family agrees to maintain the home and property after purchase.
Page 11 of 19 Family Selection Manual, approved 10/22/19
• The family agrees to complete a first time homeowners course before purchase.
Conflict of Interest
In addition, Individuals who have a financial interest in the offered home and their families shall
not be eligible. Current Pioneer Valley Habitat for Humanity staff and members of the board of
directors are not eligible to apply. Habitat volunteers, former staff, and temporary staff (such
as interns) employed for less than 4 months are eligible to apply for a home.
4.2 Legal Issues
PVHH must operate in accordance with the Fair Housing Act (FHA), the Equal Credit
Opportunity Act (ECOA), Fair Credit Reporting Act (FCRA), Real Estate Settlement Procedures Act
(RESPA), and the Americans with Disabilities Act (ADA).
The FHA makes it unlawful to discriminate against any person in the sale, rental, advertising, or
financing of housing on the basis of race, color, religion, sex, handicap, familial status, or
national origin.
The ECOA makes it unlawful for any creditor to discriminate against any applicant, with respect
to any aspect of a credit transaction, on the basis of race, color, religion, national origin, sex or
marital status, age (provided the applicant is old enough to enter into a contract), source of
income (such as public assistance) or because the applicant has in good faith exercised any
right under the federal consumer credit laws.
The ECOA defines a creditor as a person who, in the ordinary course of business, regularly
participates in the decision of whether or not to extend credit. Our affiliate does this when
our board reviews the Family Selection Committee’s recommendations. The affiliate is also a
creditor because it makes loans to the families who become PVHH homebuyers. Requests for
more information/notice of incomplete application must be sent within 30 days.
The ECOA and FCRA consider an application to be complete when all information is received.
According to RESPA and TIL an application is not officially completed until PVHH has received
the borrower’s name; borrower’s monthly income; borrower’s SSN; property address; estimated
of value of property; and loan amount. PVHH does not calculate the final purchase price till
construction is complete or near completion.
The ECOA states that creditors must notify applicants within 3 business days of receiving
completed applications that they have right to receive a copy of all written appraisals developed
in connection with the application. This includes any estimate of the dwelling’s value, not just
formal appraisal. This information must be provided upon completion or three business days
before consummation, whichever is earlier. Consumer may waive deadlines, but has to be given
Page 12 of 19 Family Selection Manual, approved 10/22/19
before consummation. Creditor may charge reasonable fee for cost of valuation but not for
copying, postage, etc.
Appraisal has to be provided regardless of whether credit is extended or denied or
application is incomplete or even withdrawn.
The ADA prohibits discrimination based on physical disability- these regulations apply to
housing eligibility as well.
4.3 Other Issues
Residency Status
Pioneer Valley Habitat for Humanity has a “no inquiry” status regarding immigration status of
applicants, unless there is a specific requirement from a third-party lender such as the USDA
Rural Development 502 Mortgage program.
Without limiting the application of the eligibility requirements set out in the paragraph above, a
person may be named as a grantee on the deed for a PVHH home who is not a Permanent
Resident. Every person whose name appears on the deed for a PVHH home must also sign the
applicable promissory notes and mortgages for that home no matter what their legal or marital
status may be.
If required by a third-party lender, individuals must provide documented proof of a status
sufficient to demonstrate they are able to meet the requirements to be deemed a Permanent
Resident or Citizen by that lender.
Acceptable documentation includes, but is not limited to, one or more of the following types of
documents for each person. Additionally, each application must have at least one form of photo
identification with a recent photo.
Applicants may choose from the following forms of identification:
• Social Security card
• Valid U.S. Passport
• Certified Copy of Birth Certificate
• U.S. Alien Registration Card or Permanent Certificate of Naturalization
• Resident card (“Green Card”)
• Certificate of U.S. Citizenship
• Native American Tribal Document
• U.S. Military card or draft record
• Voter’s registration card
Page 13 of 19 Family Selection Manual, approved 10/22/19
• Any other document that is acceptable for the Employment Eligibility Verification (Form
I-9).
Sex Offender Registry and Criminal Records Check
PVHH completes a sex offender registry check for all members of a potential partner family
who will be recommended by the family selection committee to the board. Please see PVHH’s
board approved sex offender registry check policy for information on the process of
completing these checks. At this time PVHH does not have a Criminal Records Check policy,
but if one is adopted it may include completing a check before a partner family receives an
invitation to partner. PVHH has sole discretion to disqualify an applicant from homeownership
based on a sex offender registry finding or criminal record check.
Judgments & Liens
Partner families cannot be currently encumbered by judgements or liens at the time of
application or closing. If they are finishing payments on a medical lien, the candidate file can
be revised for any other debt and previous credit history before a final decision can be
determined. After a PF is selected and before the Partner Family completes the purchase of
their new home, PVHH staff will check again for judgments and liens 45 days prior to closing. If
a Partner Family has acquired a judgment or lien, the closing will be postponed for 90 days and
the Partner Family will be referred to credit counseling. If the homeowner cannot clear the
judgement or lien in 60 days, the home will be offered to another family and the PF will be
invited to reapply in the future after all judgements or liens have been cleared.
Bankruptcy
In General, applicants must wait two years after a bankruptcy and show good credit in the time
since the bankruptcy is discharged. This time period may be waived if the bankruptcy was due
to extraordinary circumstances beyond the family’s control (e.g. death, serious illness, fire,
natural disaster, etc.).
Foreclosure
In General, applicants must wait two years after a foreclosure and show good rental history in
the time since the foreclosure is discharged. This time period may be waived if the foreclosure
was due to extraordinary circumstances beyond the family’s control (e.g. death, divorce, serious
illness, fire, natural disaster, etc.). The applicant also needs to submit a letter of explanation
with supporting documentation, outlining the reason it happened that is signed and dated by
Page 14 of 19 Family Selection Manual, approved 10/22/19
the applicant. If the foreclosure was with a previous Habitat affiliate, their application cannot be
accepted, as they are considered a financial risk.
Marital Status of Applicants
PVHH does not discriminate in its selection process on the basis of marital status. However,
there are legal issues which make information regarding the marital status of applicants
relevant to the application process.
Spouses of applicants must submit all their information to determine income eligibility or an
affidavit detailing why that information is not available.
The state of Massachusetts does not recognize legal separation. However, PVHH must be able
to safeguard its security interest in the homes it sells. Therefore, Applicants must submit an
affidavit explaining their inability to provide documentation for their lawful spouse. The
affidavit must state:
•That the absent spouse will not reside in the house if they are ultimately selected to
partner with PVHH.
•That the absent spouse will have no legal interest in any house purchased by them from
PVHH.
•That they agree to notify PVHH in the event that the spouse moves into the home
subsequent to closing.
•That they understand failure to so notify PVHH could result in the termination of their
right to remain in the home.
Any Selected Family who is married but separated must sign the above affidavit prior to
beginning to work sweat equity.
An Applicant who is found to have provided materially false information about his or her
marital status at any point either prior to or after selection shall be subject to de-selection
even if the home is completed.
5. Family Selection Committee
The Family Selection Committee (FSC) is composed of members who are residents of the
Pioneer Valley and are appointed by the PVHH Executive Director or Committee Chair. All
Page 15 of 19 Family Selection Manual, approved 10/22/19
committee members who will visit homes or review financial information must pass a CORI
check according to PVHH policy.
The FSC will:
• Assign team members roles to aid in the Family Selection Process
• Meet at least quarterly with meetings cancelled or added as necessary
• Conduct a unified review process of each application
• Visit the homes of applicants for the purpose of determining the applicant’s suitability
for the PVHH’s homeownership program
Family Selection Procedures
1. The Application Reviewers during an application cycle will review applications received at
the office at least once a week to determine if enough information has been submitted to
forward the application to the Credit Reviewer and notify PVHH staff of the need for a
credit check.
2. The Credit Reviewer will re-affirm that the income of the applicant is above the minimum
required and below the maximum. If income eligible, the credit reviewer will evaluate
the creditworthiness of the applicant.
3. The Family Selection Committee will meet at least monthly during a selection cycle to
review the status of applications, assign home visitors and determine lottery eligibility.
At least two committee members should attend each home visit.
4. The Family Selection committee will make a recommendation to the board of all
applicants that meet the eligibility requirements of: willingness to partner, housing need
and ability to pay.
5. The board will review a summary report for each applicant the committee considers
eligible and will affirm their eligibility for the lottery, request additional information or
deny an applicant. The summary report the board reviews will only refer to applicants by
a unique identifying number and not their name. If the board determines an applicant
ineligible they must provide the committee with the specific reason for the denial.
6. When the application deadline has passed and all applicants have been given a
reasonable time period to complete their applications a lottery will be conducted by the
Family Selection Committee in accordance with DCHD guidelines. The committee chair or
co-chairs will facilitate the lottery.
7. Denial at any point in the process results in a letter informing the family of the denial,
the reason(s) for the denial, and includes suggestions for remediation and other possible
Page 16 of 19 Family Selection Manual, approved 10/22/19
housing options, along with an invitation to re-apply once any problem issues have been
remedied.
8. Selected families will receive a call to inform them of their acceptance, followed by a
letter giving the date of acceptance and scheduling of their first meeting with their
mentor.
Application Policies
After the application and all verification forms are signed by all applicants, Family Selection
Volunteers must send written request for the information needed to complete the application
within 30 days of receiving the application. At this point the application is considered to be
incomplete.
After the Family Selection Committee receives all requested information, the application for
housing is reviewed to determine if basic income guidelines and other criteria requirements
are met. If the applicant meets these basic thresholds but lacks some of the information
requested on the initial letter or unknown requirements are needed (i.e.. debt payments,
unknown addresses were discovered that need to be verified, etc..) a written notice to the
applicant specifying the information needed will be sent, designating a reasonable period of
time of up to 45 days for the applicant to provide the information, and informing the
applicant that failure to provide the information requested will result in no further
consideration being given to the applicant. If all information to complete an application is
submitted, the application will be presented at the next FSC meeting.
The application for housing alone does not contain enough information to determine if a
family qualifies for a PVHH home. Additional information may be necessary to evaluate the
applicant’s eligibility and if the FSC determines that more information is needed, the applicant
has up to 30 days to submit the new information requested.
Note: The home visit must be conducted during this evaluating period by the Family Selection
Committee.
Once the application is complete and/or new information is submitted the committee has 30
days to make a decision, report this decision to the board for review and send a letter of
notification to the applicant. An application is complete when the affiliate has received all
information it regularly considers in evaluating applications. This will include the information
requested during the reviewing period.
Page 17 of 19 Family Selection Manual, approved 10/22/19
An applicant that withdraws its application or is deselected after he/she has been approved by
our Board of Directors must wait a three year period before they can re-apply. A new
complete application and requirements will have to be submitted.
Eligibility of an applicant is at the completion of the application. This means an application is
not complete until all supporting documentation has been submitted.
An interested applicant can submit an application up to five times depending on the previous
reasons of denial. If their circumstances have changed for the better and no previous signs of
falsifications were suspected then the applicant is eligible to apply. If the applicants were
previously suspected of fraud, PVHH is not obligated to accept their application due to the
obvious unwillingness to partner.
Final Certification of Applicants
PVHH will require re-certification of all program participants 45 days prior to closing. At that
time all income will be verified and credit will be reviewed to ensure ability to pay. All
participants must submit two months of updated paystubs for all adults working and moving
into the PVHH house, three months of bank statements for all bank accounts and any proof of
payment for any collections pending on their credit or new debt acquired since their application
was approved.
Any income or credit changes must be communicated to PVHH immediately so that a time
period can be granted to the family to correct the change depending on the circumstances. If a
partner family no longer meets the ability to pay requirement, they may be disqualified even if
the house has been completed. Any changes on credit that affects liens and judgments must be
disclosed regardless of them showing or not showing on the credit report. Failure to do so will
disqualify the family from the PVHH program even if the house has been completed.
A partner family may only be de-selected for the following reasons:
• Demonstrated fraud on the application.
• Failure to complete requirements set forth in the partnership agreement.
• Negative change in financial condition that significantly affects the ability to pay.
• Presence on a sex offender database that disqualifies an approved applicant from family
homeownership, according to the affiliate’s policy on sex offender registry checks.
Page 18 of 19 Family Selection Manual, approved 10/22/19
Partner families will not be de-selected for moderate improvements in their financial situation,
but the term of the mortgage may be adjusted to accelerate repayment of the loan. DHCD
requires that household income be verified prior to closing be below 80% AMI for projects that
will be listed on the State Affordable Housing Inventory.
This formally ends the Family Selection process.
Page 19 of 19 Family Selection Manual, approved 10/22/19
Supporting Materials
Marketing materials, application forms, and other procedural documents will change from time
to time, but are collected here for reference. The committee has discretion to update these
documents as needed in coordination with PVHH staff. Provided however that, policies from
outside entities cannot be changed and materials need to remain in compliance with the policy
and the law. In particular, PVHH should always use the HFHI supplied application form without
changes, unless a thorough legal review is undertaken.
o Affirmative Fair Housing Marketing Plan Approved by DHCD
o Sample flyers and press release
o Sample outreach and press lists
o Application Package
o Application cover letter
o Application form from HFHI – Spanish & English
o List of required documents with application
o Income guidelines
o Housing Need Handout
o PVHH Sweat Equity Policy
o LIP Deed Rider Disclosure
o DHCD Capital improvement Policy
o Form I-9
o FHLB Income Calculation Guidelines
o Sample letters and notices
o Informational notice
o Denial letter
o Invitation to Partner Letter and Agreement
Federal Home Loan Bank of Boston
Affordable Housing and Equity Builder Program
Income Calculation Guidelines
I. Introduction:
The Federal Home Loan Bank of Boston (Bank) is using the following guidelines to
verify household income and subsequently determine the eligibility of households
participating in the Affordable Housing Program (AHP) or Equity Builder Program
(EBP). These guidelines are based on the U.S. Department of Housing and Urban
Development (HUD) regulation 24 CFR 5.609.
The purpose of this income calculation methodology is to accurately and completely
measure the household’s total income for the prospective 12 months from the
enrollment date (EBP) and/or move-in date or program qualification date (AHP), as they
apply.
This may differ from your institution’s or organization’s policies and procedures or
income calculations.
If you have a question on any of the information, or on income not specified in any
category below, please contact your Community Investment Manager, the Equity Builder
Program Manager, or any member of the Housing and Community Investment staff.
I. Introduction Page 1
II. Income Calculation Methodology
A. Determination of Household for AHP and
EBP
B. Income Sources, Calculations and
Documentation Requirements
1. Paystubs – W-2 Wage Earners
2. Verification of Employment -
FNMA Form 1005
3. Other Verification of Employment
4. Self-employment Income
5. Interest, Dividends, and Other Net
Income of Any Kind From Real or
Personal Property
6. Rental Income
7. Periodic Income Payments
8. Unemployment and Payments in
Lieu of Earnings
9. Housing Assistance
10. Alimony and Child Support
11. All Regular Pay, Special Pay and
Allowance of a Member of the
Armed Services
12. Other Income/Seasonal Income
Page 2
Page 2
Page 3
Page 3
Page 4
Page 6
Page 6
Page 7
Page 7
Page 8
Page 8
Page 8
Page 9
Page 9
Page 10
Affordable Housing and Equity Builder Program
Income Calculation Guidelines
Page 2
2
Income Calculation Guidelines Revised date 03/10/2015
Effective date: 03/23/2015
III. Income to be Excluded Page 10
IV. Certification of Zero Income Page 11
II. Income Calculation Methodology:
A. Determination of Household for AHP and EBP
A “household” is defined as:
1. All members of the household must be accounted for, including children (even
if temporarily absent).
2. Adults refer to household members ages 18 and older.
3. All adults in the household must be listed with income or a “Certification of
Zero Income” must be signed and provided. (see section IV)
4. Indicate if a household member is an adult full-time student.
5. For a full-time working student of the household (18 years and older,
excluding head of household and spouse), a maximum of $480 of wage
income will be included.
6. Unborn children are counted as members of the household for purposes of
calculating household income.
7. Co-signers on a mortgage or lease agreement are not considered part of the
household if they are not living in the residence.
General Instructions for EBP:
1. For each enrollment, include the most recent year signed tax return or IRS tax
return transcript for each adult member of the household.
Income sources for the current year should be compared against prior
year’s income documentation (i.e. IRS Income Tax Return) for EBP
enrollments.
Non-filing adult household members should provide a signed and
dated letter of filing status.
2. Prospective refers to the annual time period beginning on the date the member
submits the enrollment.
3. The online income calculator in the EBP system must be used.
4. If more than 90 days has elapsed since enrollment, the Bank reserves the right
to request more current income documentation prior to disbursement.
General Instructions for AHP (Rental and Homeownership):
1. A summary income-calculation coversheet must be used for each household
when submitting income documents for review.
This is should include the move-in or date of qualification, unit
number, the number of adults, the number of children, the sources of
income, and the calculation used to determine prospective annual
income.
A summary income-calculation coversheet provided to another funder
will, generally, be acceptable, at the sole discretion of the Bank.
Affordable Housing and Equity Builder Program
Income Calculation Guidelines
Page 3
3
Income Calculation Guidelines Revised date 03/10/2015
Effective date: 03/23/2015
2. Section 8 housing voucher certifications, public housing authority
certifications and/or referrals, or other similar documentation are insufficient
as the sole documentation of income.
3. Sponsors, developers, and/or project owners are required to maintain the third-
party income documentation for each tenant at the time of move-in (rental) or
at the time of homebuyer qualification (homeownership) for review by
members and the Bank at any time during development and the affordability
retention period.
4. The Bank acknowledges that a sponsor/owner may be using other income
calculation methodologies for other funders. The Bank reserves the right, in
its sole discretion, to review and determine which methodology is appropriate
and reasonable to calculate income-eligibility for the AHP.
5. The Bank reserves the right to request additional documentation, as needed, to
confirm eligibility.
B. Income Sources, Calculations and Documentation Requirements General Instructions:
Include income from all adult members of the household even if only one person
is on the application/enrollment, mortgage/note, or lease agreement.
If a household member has a job(s), earning a wage through a W2, whether the job is
permanent or temporary, full-time or part-time; documentation must be provided
either in the form of paystubs or a verification of employment from the employer.
All income earned outside of employment must be reported, for all members of the
household.
Based on the available data and depending on the type of income, the Bank reserves
the right to determine which approach is the most reasonable to calculate the
prospective total annual household income.
Explanations of any unusual income or calculation should be included in a separate
document and submitted with the income documentation.
1. Paystub – W-2 Wage Earners:
Acceptable Third-Party Documentation:
a. Paycheck earnings/deductions statements for at least one current calendar
month; dated within 45 days of enrollment for EBP or move in/qualification
for AHP.
b. The borrower’s name and address, pay-cycle and check dates, along with the
employer name, must be clearly identified on the paystub.
Income Review:
a. (Full unadjusted year to date gross income, i.e., before any payroll deductions)
from the most recent paystub will be used to annualize the household
member’s portion of the total household income, incorporating all overtime
Affordable Housing and Equity Builder Program
Income Calculation Guidelines
Page 4
4
Income Calculation Guidelines Revised date 03/10/2015
Effective date: 03/23/2015
pay, commissions, fees, tips and bonuses, and other compensation. Net
income will not be used.
b. When a household member experiences a change in employment that occurs
after January 1 of the current year, the employer must verify the date of hire.
c. A signed and dated verbal verification form (i.e FreddieMac Form 90) is
acceptable.
Calculation Applied:
Verified income will be converted to annual amounts, by the online income
calculation system for EBP, or manually, or using an Excel spreadsheet for AHP
using the following calculations.
Prospective income equals year-to-date gross income divided by the number of
actual year-to-date pay periods, based on the check date, multiplied by number of
pay periods in a calendar year. For example:
Current Year Check Date Actual Pay Checks/Periods YTD Earnings
2014 07/24/2014 30 – weekly 19,857.77
Prospective income: $19,857.77/30 = $661.93 X 52 = $34,420.36
Methods to Determining the Number of Actual Pay Checks/Periods
a. EBP method used by the system – Determine length of pay period
(weekly, biweekly, etc.). Count actual calendar days from January 1 to
check date: 01/01 to 07/24 = 205 days; divide days by pay period:
205/7 = 29.29; always round up to whole number: 30 pay periods.
b. Manual Method – Check date is a Thursday. Based on the 2014
calendar, count back the number of Thursdays including the check
date, for 30 pay checks.
EXCEPTION: If the pay check date is before the period ending date, use
the period ending date for the calculation.
2. Verification of Employment (VOE) – FNMA Form 1005:
Acceptable Third-Party Documentation:
a. 100 percent completed and properly executed by the employer, Fannie Mae
Form 1005 (VOE).
b. Dated within 45 days of enrollment for EBP or move in/qualification for AHP.
c. The effective paid-through date for base wages in the current year must be
clearly identified in box 12B.
Income Review:
To determine the 12-month prospective income, income will be calculated or
averaged, using the wages and pay periods identified on the VOE. Income will be
adjusted for any expected pay increases during the prospective year.
Affordable Housing and Equity Builder Program
Income Calculation Guidelines
Page 5
5
Income Calculation Guidelines Revised date 03/10/2015
Effective date: 03/23/2015
Calculation Applied:
To annualize full-time employment income, multiply:
Hourly wages by 2080 hours;
Weekly wages by 52;
Bi-weekly amounts by 26;
Semi-monthly amounts by 24;
Monthly amounts by 12.
Base Pay:
If the wage earner works 40 hours per week and the hourly wage rate is
expected to increase 2 percent from $18.00/hour to $18.36/hour 35 weeks
into the future, the base wage income would be calculated.
o For example: ($18.00 X 40 hours X 35 weeks) + ($18.36 X 40 hours X
17 weeks) = $37,684.80
Overtime Pay, Commissions, Fees, Tips and Bonuses, and Income from Other
Compensation will be averaged as follows:
Note: If data is not available for the two prior years, all available data including
year-to-date earnings will be averaged and then annualized for qualifying
purposes.
i. If overtime, commissions, fees, tips and bonus income documentation is not
available for three (3) months or more of the current calendar year,
overtime pay, etc. should be averaged using the two prior calendar year
earnings, based on the available data, and annualized.
ii. Averaging these sources of income must be based on the start date of
employment if it was during this calendar year.
iii. The current year-to-date overtime income will be averaged, with up to the
two prior calendar years overtime income over the actual time period
worked based on the available data, and annualized.
o For example, if an employee has worked in a position for
two and a half years and the overtime, etc. earnings over that
period are reported and documented, and then these earnings
should be averaged over the two and a half year period
based on the available data.
iv. For a year when no income was received, but income was realized in
previous or subsequent years, the year is recorded as a zero and included in
the average.
o For example: 2010 = $1,000, 2011 = $0.00 but 2012 =
$1,000, the resulting calculation would be $2,000/36 months
averaged.
v. If Box 14 for bonus income is not completed and left blank, the bonus
income will be included in the calculation of total income.
Affordable Housing and Equity Builder Program
Income Calculation Guidelines
Page 6
6
Income Calculation Guidelines Revised date 03/10/2015
Effective date: 03/23/2015
vi. If Box 14 for overtime income is not completed and left blank, the overtime
income will be included in the income calculation.
3. Verification of Employment (Other types of documentation):
All non-Fannie Mae verifications of employment (such as Work Number) will be
annualized using the year-to-date gross income. Refer to the Paystubs (item #1of
this section B) for details.
4. Self-Employment Income:
Household members that report their annual earnings to the IRS through a C
schedule, 1099 statement, own a C or S Corporation, or an ownership interest in
a partnership, are considered to be self-employed.
Acceptable Third-Party Documentation:
Completed signed copies of U.S. Individual Income Tax Returns
(i.e., Internal Revenue Service 1040 Forms) and supporting schedules.
Completed signed copies of U.S. Business Income Tax Returns
(i.e., Internal Revenue Service 1120 or 1065 Forms) and supporting
schedules.
Signed and dated profit and loss statement for the most current calendar year.
Signed and dated letter from the household member(s) certifying the start
date for the company or the incorporation date for the corporation/partnership
if the date is not provided on the completed tax return.
Income Review and Calculation:
a. If the YTD P&L will be for a period less than six months of the current
calendar year, the income used for that household member will be averaged
using the prior three calendar years’ tax returns and then annualized.
b. Beginning on July 1 of the current calendar year, when income documentation
is available for six months or more, a current year-to-date profit and loss
statement (YTD P&L through June 30) must be signed, dated, and averaged
with the prior two calendar years’ tax returns over the actual time period. The
result will be annualized.
c. If the income data is not adequate to meet the two guidelines above because
the person has not been self-employed or operated the business for a sufficient
period of time, then the income should be averaged and annualized using the
data available for the period of time of self-employment or business operation.
If the business has only been in operation for two years, then average based on
this two-year history and annualize.
d. If income documentation evidences an income loss to the household, the
income for the effected tax year will be carried as a zero when completing the
calculation for averaging.
e. An allowance for depreciation of assets used in a business or profession may
be deducted, based on straight line depreciation, as provided in Internal
Revenue Service regulations. Any withdrawal of cash or assets from the
operation of a business or profession will be included in income, except to the
Affordable Housing and Equity Builder Program
Income Calculation Guidelines
Page 7
7
Income Calculation Guidelines Revised date 03/10/2015
Effective date: 03/23/2015
extent the withdrawal is a reimbursement of cash or assets invested in the
operation. Expenditures for business expansion or amortization of capital
indebtedness shall not be used as deductions in determining net income.
5. Interest, Dividends, and Other Net Income of Any Kind from Real or
Personal Property:
Acceptable Third-Party Documentation:
a. Most recent month bank statement or most recent 1099 IRS statement
b. Brokerage statements verifying receipt of IRA distributions, annuity
payments, insurance payments, etc.
c. Brokerage statements verifying stock portfolio earnings, dividends, and other
interest income.
d. Most recent year tax return or IRS transcript.
Income Review and Calculation:
a. Interest and dividend income is included in the total household income when
the annual amount reflected on the tax returns or financial statements exceed
$100 per filing year.
b. If the reviewer believes that the impact to the household income is significant,
re-occurring, and likely to continue, then the interest/dividend/other income
should be included.
6. Rental Income From Multi-Family Units or Other Owned Real Estate:
Acceptable Third-Party Documentation:
a. Actual leases or current records of rental payments.
b. Copy of the completed appraisal report or other documentation of rental
income for subject properties that generate rental income.
Income Review and Calculation:
a. Actual and known rental income must be included in the income calculation if
the property is a multi-family property.
b. If the full actual rental income is known, then the full rental income must be
included, unless the member documents the percentage that was used to
qualify the household for underwriting. At a minimum, this cannot be less
than 75 percent.
c. The rental income may be excluded from the income calculation when the
rental income is only potential, expected based on appraised values, and is not
actual income.
o For example, an income-eligible household is purchasing a two-family
property and the appraisal indicates that the market rent is $750 per
month but the apartment is vacant and the prospective owner does not
have an agreement to lease the unit, this rent is only expected and is
not actual and would therefore be excluded from the income
calculation.
Affordable Housing and Equity Builder Program
Income Calculation Guidelines
Page 8
8
Income Calculation Guidelines Revised date 03/10/2015
Effective date: 03/23/2015
7. Periodic Income Payments:
Acceptable Third-Party Documentation:
a. Current year Social Security/pension statement/retirement award letter.
b. Letters or case management forms from public assistance agencies.
c. Approved HUD Section 8 certificates.
Income Review:
Use the actual current amount/gross amount received from any of the following.
Do not gross up.
Social Security (include for minors or other dependents)
Annuities
Insurance policies
Retirement funds
Pensions
Disability
Death benefits
Welfare Assistance
Temporary Aid for Needy Families
Other similar types of period receipts
Calculation Applied:
Weekly/monthly income received should be annualized by the number of pay
periods received; based on likelihood of continuance.
8. Unemployment and Payments in Lieu of Earnings:
Acceptable Third-Party Documentation:
a. Most recent year state agency documentation.
b. Most recent year IRS filing statements.
Income Review:
Income such as unemployment, disability compensation, workers compensation,
and severance pay must be included.
Calculation Applied:
Weekly/monthly income received should be annualized by the number of pay
periods received; based on likelihood of continuance.
9. Housing Assistance:
Acceptable Third-Party Documentation:
a. Approved HUD Section 8 certificates.
b. Letters or case management forms from public assistance agencies.
Affordable Housing and Equity Builder Program
Income Calculation Guidelines
Page 9
9
Income Calculation Guidelines Revised date 03/10/2015
Effective date: 03/23/2015
Income Review:
a. In the case of homeownership, Section 8 rental assistance should not be
counted as income if that assistance will end when the household closes on the
purchase of a home.
b. If the Section 8 assistance will continue as Section 8 homeownership
assistance, the amount of the Section 8 assistance should be shown as income.
Calculation Applied:
Weekly/monthly income received should be annualized by the number of pay
periods received; based on likelihood of continuance.
10. Alimony and Child Support:
Acceptable Third-Party Documentation:
a. Court orders and/or state agency documentation verifying alimony awards and
child support income
b. Copies of checks, payment records or most recent 3 months bank statement(s),
to verify receipt.
Income Review:
a. Child support and/or alimony should be counted if received regularly
b. Income should be reviewed based on the higher of actual amounts received as
compared to court ordered documents; annualized.
c. Payments received for amounts in arrears will be included when received
regularly and documented for the duration of the arrears payments.
d. Lump sum arrear payments should not be included in the income calculation.
Calculation Applied:
Weekly/monthly income received should be annualized by the number of pay
periods received; based on likelihood of continuance.
11. All Regular Pay, Special Pay and Allowances of a Member of the Armed
Forces: Does not include special pay to a family serving in the Armed Forces
who is exposed to hostile fire.
Acceptable Third-Party Documentation:
a. Most recent year military earnings statements.
b. Most recent year IRS filing statements.
Income Review:
Income should be reviewed and calculated in the same manner as paystub
recipients.
Calculation Applied:
Weekly/monthly income received should be annualized by the number of pay
periods received; based on likelihood of continuance.
Affordable Housing and Equity Builder Program
Income Calculation Guidelines
Page 10
10
Income Calculation Guidelines Revised date 03/10/2015
Effective date: 03/23/2015
12. Other Income/Seasonal Income and Calculation:
a. Annual wages when paid in less than 12 months:
o Annual wages should always reflect a full 12-month income period,
regardless of the pay schedule.
o For example, if a school teacher earns a gross annual salary of
$37,000, the $37,000 should be used as annual salary whether the
teacher is paid over only nine months or throughout the year.
b. Seasonal earnings or other types of unique income must be included.
o For example: if a household member works a second job during peak
holiday times, during the summer months or during growing seasons,
the income received during this period must be added to the
annualized income for that household member. The employer should
verify the pay level and the number of weeks that the income was
received in prior years along with an estimate for the next 12 months.
The calculation will be based on the prospective pay level multiplied
by the estimated number of weeks or hours for the next prospective 12
months’ pay period(s). This total amount will be included in the total
annualized income for that household member. The income should be
compared against prior earning periods as provided by the employer.
c. Seasonal and/or other types of unique earnings that are not included in the
annualized income for the household require an exception from the Bank. The
member will be required to provide an explanation supporting the omission of
the income.
III. Income to be Excluded:
Based on §5.609 of the HUD regulations (24 CFR 5.609), annual income is not to
include, but is not limited to, the following:
a. Income from the employment of children (including foster children) under the
age of 18 years;
b. Payments received for the care of foster children, disabled or elderly adults, in
the care of an identified household member;
o The homebuyer must provide a copy of the contract identifying the
terms and conditions of the employment agreement, the amount of
wages earned monthly, and any rental income received.
o The individual being cared for will not be included in the household
count and will not be required to sign or disclose any personal
information to the Bank, for income qualifying purposes.
o The income will not be included in the household’s total income
unless it is received as a rental payment.
c. One time, lump sum additions to family assets (e.g., inheritances, capital
gains, insurance policy death benefit payments, settlement for
personal/property losses, medical expense reimbursements);
d. Income of a live-in aide;
Affordable Housing and Equity Builder Program
Income Calculation Guidelines
Page 11
11
Income Calculation Guidelines Revised date 03/10/2015
Effective date: 03/23/2015
e. Educational scholarships paid directly to a student, educational institution, or
a veteran;
f. Earned income tax credits;
g. Unreliable and non-recurring income (e.g., gifts, employee stock option
buyouts, etc.) As indicated earlier, overtime pay, commissions, fees, tips and
bonuses do not constitute unreliable and non-recurring income as defined
here;
h. The value of food stamp allotments (per §913.106 of the HUD regulations);
i. Earnings in excess of $480 for each full-time student 18 years old or older
(excluding the head of the household or spouse); and
j. Do not include special pay for Armed Forces exposed to hostile fire.
IV. Certification of Zero Income:
All adult household members, who will reside in the property, but are not working or do
not receive any income from any sources, will need to execute a Certificate of Zero
Income form.
HUD Occupancy Handbook 6/07
Exhibit 5-2
4350.3 REV-1
Exhibit 5-2: Assets
NOTE: There is no asset limitation for participation in HUD assisted-housing programs.
However, the definition of annual income includes net income from family assets.
A. Net Family Assets include the following:
1. Cash held in savings and checking accounts, safe deposit boxes, homes,
etc. For savings accounts, use the current balance. For checking
accounts, use the average balance for the last six months. Assets held in
foreign countries are considered assets.
2. Revocable trusts. Include the cash value of any revocable trust available
to the family. See discussion of trusts in paragraph 5-7 G.1.
3. Equity in rental property or other capital investments. Include the current
fair market value less (a) any unpaid balance on any loans secured by the
property and (b) reasonable costs that would be incurred in selling the
asset (e.g., penalties, broker fees, etc.).
NOTE: If the person’s main business is real estate, then count any
income as business income under paragraph 5-6 G of the chapter. Do
not count it both as an asset and business income.
4. Stocks, bonds, Treasury bills, certificates of deposit, mutual funds, and
money market accounts. Interest or dividends earned are counted as
income from assets even when the earnings are reinvested. The value of
stocks and other assets vary from one day to another. The value of the
asset may go up or down the day before or after rent is calculated and
multiple times during the year thereafter. The owner may assess the
value of these assets at any time after the authorization for the release of
information has been received. The tenant may request an interim
recertification at any time thereafter that a decrease in stock value may
result in a decrease in rent.
5. Individual retirement, 401K, and Keogh accounts. These are included
when the holder has access to the funds, even though a penalty may be
assessed. If the individual is making occasional withdrawals from the
account, determine the amount of the asset by using the average balance
for the previous six months. (Do not count withdrawals as income.)
Example – Withdrawals from a Keogh Account
Ly Pham has a Keogh account valued at $30,000. When
she turns 70 years old, she begins drawing $2,000 a year.
Continue to count the account as an asset. Use the
guidance in paragraph 5-7 to determine the cash value
and imputed income from the asset. Do not count the
$2,000 she withdraws as income.
6/07 HUD Occupancy Handbook
Exhibit 5-2
4350.3 REV-1
6. Retirement and pension funds.
a. While the person is employed. Include only amounts the family
can withdraw without retiring or terminating employment. Count
the whole amount less any penalties or transaction costs. Follow
paragraph 5-7 G.4 of the chapter on determining the value of
assets.
b. At retirement, termination of employment, or withdrawal. Periodic
receipts from pension and retirement funds are counted as
income. Lump-sum receipts from pension and retirement funds
are counted as assets. Count the amount as an asset or as
income, as provided below.
(1) If benefits will be received in a lump sum, include the lump-
sum receipt in net family assets.
(2) If benefits will be received through periodic payments,
include the benefits in annual income. Do not count any
remaining amounts in the account as an asset.
(3) If the individual initially receives a lump-sum benefit
followed by periodic payments, count the lump-sum benefit
as an asset as provided in the example below and treat the
periodic payment as income. In subsequent years, count
only the periodic payment as income. Do not count the
remaining amount as an asset.
NOTE: This paragraph and the example below assume that the
lump-sum receipt is a one-time receipt and that it does not
represent delayed periodic payments. However, in situations in
which a lump-sum payment does represent delayed periodic
payments, then the amount would be considered as income and
not an asset.
Example – Retirement Benefits as Lump-Sum and Periodic Payments
Upon retirement, Eleanor Reilly received a lump-sum payment of $15,000.
She will also receive periodic pension payments of $350 a month.
The lump-sum amount of $15,000 is generally treated as an asset. In this
instance, however, Eleanor spent $5,000 of the lump sum on a trip following
her retirement. The remaining $10,000 she placed in her mutual fund with
other savings. The entire mutual fund will be counted as an asset.
The owner has verified that Eleanor is now not able to withdraw the balance
from her pension. Therefore, the owner will count the $350 monthly pension
payment as annual income and will not list the pension account as an asset.
HUD Occupancy Handbook 6/07
Exhibit 5-2
4350.3 REV-1
7. Cash value of life insurance policies available to the individual before
death (e.g., the surrender value of a whole life policy or a universal life
policy). It would not include a value for term insurance, which has no
cash value to the individual before death.
8. Personal property held as an investment. Include gems, jewelry, coin
collections, or antique cars held as an investment. Personal jewelry is
NOT considered an asset.
9. Lump-sum receipts or one-time receipts. (See paragraph 5-6 **P** for
additional information on what is counted as a lump-sum receipt and how
to treat lump-sum receipts.) These include inheritances, capital gains,
one-time lottery winnings, victim's restitution, settlements on insurance
claims (including health and accident insurance, worker's compensation,
and personal or property losses), and any other amounts that are not
intended as periodic payments.
10. A mortgage or deed of trust held by an applicant.
a. Payments on this type of asset are often received as one
combined payment of principal and interest with the interest
portion counted as income from the asset.
b. This combined figure needs to be separated into the principal and
interest portions of the payment. (This can be done by referring to
an amortization schedule that relates to the specific term and
interest rate of the mortgage.)
c. To count the actual income for this asset, use the interest portion
due, based on the amortization schedule, for the 12-month period
following the certification.
d. To count the imputed income for this asset, determine the asset
value **as of the effective date of the certification**. Since this
amount will continually be reduced by the principal portion paid
during the previous year, the owner will have to determine this
amount at each annual recertification. See the following example:
Example – Deed of Trust and Imputed Income
Computation of imputed income:
An elderly tenant sells her home and holds the mortgage for the buyer. The cash value of the
mortgage is $60,000. The combined payment of principal and interest expected to be received for
the upcoming year is $5,000. The amortization schedule breaks that payment into $2,000 in
principal and $3,000 in interest. In completing the asset income calculation, the cash value of the
asset is $60,000, and the projected annual income from that asset is $3,000. **The imputed
income would be calculated by multiplying the cash value of $60,000 by the 2% imputed passbook
rate.** Each subsequent year, the cash value of the asset should be reduced by the principal
portion paid. In this example, it would be reduced to $58,000 in the following year ($60,000 –
$2,000 principal payment = $58,000). **When calculating the imputed income for the following
year, the owner would multiply the cash value of $58,000 by the 2% passbook savings rate.**
6/07 HUD Occupancy Handbook
Exhibit 5-2
4350.3 REV-1
Regulatory References
(These references are current as of the date of publication. Readers should refer to the latest
edition of the Code of Federal Regulations.)
24 CFR part 5.603 defines net family assets as follows:
Net cash value after deducting reasonable costs that would be incurred in disposing of real
property, savings, stocks, bonds, and other forms of capital investment, excluding interests in
Indian trust land and the equity accounts in HUD homeownership programs. The value of
necessary items of personal property such as furniture and automobiles shall be excluded. . . . . In
determining net family assets, owners shall include the value of any business or family assets
disposed of by an applicant or tenant for less than fair market value (including a disposition in trust,
but not in a foreclosure or bankruptcy sale) during the two years preceding the date of application
for the program or recertification, as applicable, in excess of the consideration received therefor.
In the case of a disposition as part of a separation or divorce settlement, the disposition will not be
considered to be for less than fair market value if the applicant or tenant receives important
consideration not measurable in dollar terms.
B. Net family assets DO NOT include the following:
IMPORTANT: The owner does not compute income from any assets in this
paragraph.
1. Personal property (clothing, furniture, cars, wedding ring, other jewelry
that is not held as an investment, vehicles specially equipped for persons
with disabilities).
2. Interests in Indian trust land.
3. Term life insurance policies (i.e., where there is no cash value).
4. Equity in the cooperative unit in which the family lives.
5. Assets that are part of an active business. "Business" does NOT include
rental of properties that are held as investments unless such properties
are the applicant’s or tenant’s main occupation.
Example – Assets that are Part of an Active Business
• Laura and Lester Hines own a copier and courier service. None of the
equipment that they use in their business is counted as an asset (e.g., the
copiers, the FAX machines, the bicycles).
• Alice Washington rents out the home that she and her husband lived in for 42
years. This home is not an active business asset. Therefore, it is considered
an asset and the owner must determine the annual income that Alice receives
from it.
HUD Occupancy Handbook 6/07
Exhibit 5-2
4350.3 REV-1
6. Assets that are NOT effectively owned by the applicant. Assets are not
effectively owned when they are held in an individual's name, but (a) the
assets and any income they earn accrue to the benefit of someone else
who is not a member of the family, and (b) that other person is
responsible for income taxes incurred on income generated by the
assets.
NOTE: Nonrevocable trusts (i.e., irrevocable trusts) are not covered by
this paragraph. See information on nonrevocable trusts in paragraph 5-7
G.1.
Example – Assets not Effectively
Owned by the Applicant
Net family assets do not include assets held pursuant to a
power of attorney because one party is not competent to
manage the assets, or assets held in a joint account solely to
facilitate access to assets in the event of an emergency.
Example: Alexander Cumbow and his daughter, Emily
Bornscheuer, have a bank account with both names on the
account. Emily’s name is on that account for the convenience
of her father in case an emergency arises that would result in
Emily handling payments for her father. Emily has not
contributed to this asset, does not receive interest income
from it, nor does she pay taxes on the interest earned.
Therefore, Emily does not own this account. If Emily applies
for assisted housing, the owner should not count this account
as her asset. This asset belongs to Alexander and would be
counted entirely as the father’s asset should he apply for
assisted housing.
7. Assets that are not accessible to the applicant and provide no income to
the applicant. Nonrevocable trusts are not covered under this paragraph.
See information on nonrevocable trusts in paragraph 5-7 G.1.
Example
A battered spouse owns a house with her husband.
Because of the domestic situation, she receives no income
from the asset and cannot convert the asset to cash.