[Federal Register Volume 60, Number 140 (Friday, July 21, 1995)]
[Notices]
[Pages 37782-37783]
From the Federal Register Online via the Government Publishing Office [www.gpo.gov]
[FR Doc No: 95-18052]
[[Page 37781]]
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Part VII
Department of Housing and Urban Development
_______________________________________________________________________
Office of the Secretary
_______________________________________________________________________
Operating Cost Adjustment Factors for Low-Income Housing Preservation
and Resident Homeownership Projects Assisted With Section 8 Rental
Payments; Notice
Federal Register / Vol. 60, No. 140 / Friday, July 21, 1995 /
Notices
[[Page 37782]]
DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT
Office of the Secretary
[Docket No. FR-3924-N-01]
Notice of Operating Cost Adjustment Factors for Low-Income
Housing Preservation and Resident Homeownership Projects Assisted With
Section 8 Rental Payments
AGENCY: Office of the Secretary, HUD.
ACTION: Notice.
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SUMMARY: The Low-Income Housing Preservation and Resident Homeownership
Act of 1990 (``LIHPRHA'') requires that future rent adjustments for
LIHPRHA projects be made by applying an annual factor to be determined
by the Secretary to the portion of rent attributable to operating
expenses for the project and, where the owner is a priority purchaser,
to the portion of rent attributable to project oversight costs. This
notice announces Operating Cost Adjustment Factors (``OCAF(s)''), to be
used for rent increases under LIHPRHA, which are based on a formula
using data from the Bureau of Labor Statistics that measure changes in
wages and the costs of non-food consumer goods. The most recent
published OCAF will be applied on the anniversary date of the housing
assistance payments contract. An explanation of the methodology
employed to develop the OCAFs is set forth below.
EFFECTIVE DATE: June 1, 1995
FOR FURTHER INFORMATION CONTACT: Barbara Hunter, Acting Director,
Planning and Procedures Division, Office of Multifamily Housing
Management, Department of Housing and Urban Development, 451 Seventh
Street SW., Washington, DC 20410; telephone (202) 708-3944; (TDD) (202)
708-4594. (These are not toll-free numbers.)
SUPPLEMENTARY INFORMATION:
OCAFS
The Low-Income Housing Preservation and Resident Homeownership Act
of 1990 (``LIHPRHA'') (see, in particular section 222(a)(2)(G) of
LIHPRHA 12 U.S.C. 4112(a)(2)(G) and the regulations at 24 C.F.R.
248.145(a)(9)) require that future rent adjustments for LIHPRHA
projects be made by applying an annual factor to be determined by the
Secretary to the portion of project rent attributable to operating
expenses for the project and, where the owner is a priority purchaser,
to the portion of project rent attributable to project oversight costs.
The Secretary has determined to use the OCAF as the annual factor.
Budget-Based Method of Calculating Contract Rent Increases
If an owner believes that the contract rents approved by the
Secretary pursuant to the OCAF are not adequate, an owner may request
that its contract rent increase be calculated using the budget-based
method. Owners shall: (1) Submit documentation to HUD pursuant to the
procedures in Chapter 7 of HUD Handbook 4350.1. Insured Project
Servicing Handbook, and (2) demonstrate that an increase in contract
rents above that provided by the OCAF are necessary to reflect
extraordinary necessary expenses of owning and maintaining the Housing.
If the Secretary determines that the project rents pursuant to the OCAF
are insufficient to cover project operating expenses, the Secretary may
increase contract rents in excess of the amount determined pursuant to
the OCAF to reflect extraordinary necessary expenses of owning and
maintaining the project. Any contract rent increase resulting from
using the budget-based method shall be effective for the year approved.
Method for Calculating OCAF
In seeking to find the best operating cost adjustment factors for
this purpose, the Department analyzed several sources of data. HUD's
own data on rental project operating costs formed the largest and most
reliable set of time-series data on actual project expenses. Bureau of
Labor Statistics (BLS) data on wages and prices were found to offer the
most reliable surrogate data sources.
After exploring alternative approaches, two methods of developing
OCAFs were considered for detailed review. One was to use
administrative and operating expense data for unsubsidized FHA-insured
projects as the basis for developing factors. The other was to use BLS
data on wages and prices as a surrogate indicator of operating cost
changes.
An analysis of the HUD FHA data from the Form HUD-92410 showed that
utility, tax, and insurance expenses had such a high degree of
variability that measurements of area- or regional-level average or
median expense changes had little relevance to most projects, and that
these data could not be used to provide meaningful measures of change.
Analysis efforts were therefore concentrated on the ``Administrative''
and ``Operating and Maintenance'' expense items reported on the HUD
92410. It was found that a large percentage of FHA-insured, unassisted
projects had unusual changes in year-to-year administrative and
operating costs, possibly due to expensing of major repairs using
reserve funds that are transferred into the operating expense account.
This is of concern, since using operating expense change factors that
partly reflect unspecified inclusions of reserve expenditures means
that the data do not provide a good indicator of normal, on-going
operating expenses or of changes in those expenses. This also appears
to explain why change factors developed using FHA-insured
administrative and operating expense data do not have a significant
central grouping tendency, but instead are spread relatively evenly
over a wide range of values. Use of an average or median value has less
meaning in such situations than it normally does, since only a few
projects have values near the average.
Starting in 1993, HUD began to collect more detailed budget
information for all FHA-insured projects, including information on
funds transferred from project reserves to cover work reported as
operating and maintenance expenses. In future years, this information
may make it feasible to develop reliable OCAFs based on costs incurred
by unassisted, FHA-insured projects. The Department intends to re-
examine the feasibility of this approach as more data become available,
but believes that actual operating expense data are not a reliable
basis for developing OCAFs at this time and does not intend to use
these data to calculate OCAFs.
The second option studied takes advantage of the fact that nearly
all administrative and operating expenses are either labor-related or
are tied to the cost of non-food producer goods. Labor-related costs
should normally tend to move with regional changes in wages, while the
cost of most producer goods should change in a similar manner
throughout the country. The cost of changes in goods used in
administrative and maintenance work can be measured by the BLS Producer
Price Index. Wage and employment data are collected on a comprehensive
and highly reliable basis by the Bureau of Labor Statistics (BLS). HUD
uses BLS wage data in calculating median family income levels, and it
uses BLS government wage data as the main determinant of the annual
increases for Public Housing Allowed Expense Levels.
Research on Public Housing program administrative and operating
expenses has shown that approximately 60 percent of such expenses are
labor-related and 40 percent are tied to purchased goods. Since 1983
HUD has used this 60-percent-wage/40-percent-
[[Page 37783]]
price-index ratio to update Public Housing Allowed Operating Expenses.
The approach has been the subject of research and has been found to
work well. It was used to develop OCAF factors that measure changes in
``Administrative'' and ``Operating and Maintenance'' expenses, as
follows:
OCAF =(60%*BLS private sector wage change + 40%*BLS non-food PPI
change) * (avg. operating and maintenance costs/avg. non-debt
service costs)
The FY 1995 OCAF figures, shown on the accompanying appendix, were
produced for the metropolitan and nonmetropolitan area parts of each of
the ten HUD Regions using the BLS data from the final annual ES-202
series data on employment and wages. This is the same level of
geography used for Section 8 Annual Adjustment Factors (AAFs), and has
the advantage of capturing regional economic trends while avoiding the
sometimes erratic changes that would result from use of more localized
data. Future OCAF factors will be released on an annual basis.
Dated: July 17, 1995.
Henry G. Cisneros,
Secretary.
Appendix
Low Income Housing Preservation and Resident Homeownership Act of 1990--
FY 1995 Operating Cost Adjustment Factors
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HUD region Area Total Metro Nonmetro
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1................ New England.......... 2.3% 2.3% 1.9%
2................ New York-New Jersey.. 3.2% 3.2% 1.6%
3................ Mid-Atlantic......... 2.2% 2.2% 1.9%
4................ Southeast............ 2.3% 2.3% 2.3%
5................ Midwest.............. 2.2% 2.3% 1.9%
6................ Southwest............ 2.1% 2.1% 1.6%
7................ Great Plains......... 2.1% 2.2% 2.0%
8................ Rocky Mountains...... 1.9% 2.0% 1.7%
9................ Pacific/Hawaii....... 0.7% 0.8% 1.4%
10............... Northwest/Alaska..... 2.4% 2.6% 1.6%
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U.S. Total........... 2.0% 2.1% 1.9%
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[FR Doc. 95-18052 Filed 7-20-95; 8:45 am]
BILLING CODE 4210-32-P
