PHAS ( Public Housing Assessment System )

1. PHAS(Public Housing Assessment System) 1 Effective beginning with FYE 3/31/2011 Public Housing Assessment System (PHAS) Indicators • Physical (PASS) 40 points • Financial (FASS) 25 points • Management Operations (MASS) 25 points • Capital Fund 10 points 100 points • Project scores roll up to PHA score

2. 2 PHAS Designation Status

3. Small PHAs (<250 units) Frequency of scoring • High performers receive PHAS assessments every 3 years • Standard and substandard performers receive PHAS assessments every other year • Overall troubled and Capital Fund-troubled PHAs will receive PHAS assessments every year • Required to submit FDS every year regardless of whether it is scored • Note: Large PHA’s are scored every year

4. Financial indicator (FASS) Purpose: The purpose of the financial condition indicator is to measure the financial condition of each public housing project. • Determined by data reported to HUD by the PHA in the Financial Data Schedule (FDS) • Project financial performance will be scored for each project (AMP) • The AMP scores will be averaged across the PHA, weighted according to unit count, scores roll up to a composite PHA score.

5. FASS Sub-Indicators Scoring

6. Quick Ratio

7. How Quick Ratio is Scored

8. Months Expendable Net Assets Ratio

9. How MENAR is Scored

10. Debt Service Coverage Ratio

11. Debt Service Coverage Scoring

12. MASS indicators and scoring

13. MASS sub-indicators • Occupancy • Emphasizes & measures project’s performance in keeping available units occupied • Higher rate =higher score • Maximum 16 points • Tenant Accounts Receivable • Measures the amount of tenant accounts receivable against tenant revenue • Lower ratio = higher score • Maximum 5 points • Accounts Payable (new to PHAS!) • Measures total vendor accounts payable, both current and past due against total monthly operating expenses • Lower ratio = higher score • Maximum 4 points

14. How to improve MASS: • Increase number of occupied units/reduce vacancies • Maintain an updated waiting list • Turn vacant units around quickly • Collect the rents on time • Enforce rent collection policies as much as possible • Write off debts older than 6 months • Increase revenue and lower TAR ratio • Reduce accounts payable by paying bills on time • Be knowledgeable about your physical conditions • Review and understand your maintenance reports • Know the amounts and status of your CFP grants • Thoughtfully approve construction contracts

15. Physical Indicator (PASS) Purpose: To determine whether public housing units are decent, safe, sanitary and in good repair and the level to which the PHA is maintaining its public housing in accordance with housing condition standards (§902.23 ) • Determined by an inspection conducted in accordance with HUD's Uniform Physical Condition Standards (UPCS) • Independent physical inspection performed and scored for each project/AMP • statistically valid sample of the units in the PHA's public housing portfolio • Project scores roll up to composite PHA score

16. Capital Fund Program (CFP) Indicator Purpose: The purpose of the Capital Fund program assessment is to examine the period of time it takes a PHA to obligate the funds provided to a PHA from the Capital Fund program. • To obligate 90% or more of funds as quickly as possible, but no later than 2 years after funds become available • To modernize/develop Annual Contributions Contract (ACC) units and improve overall occupancy • To meet HUD Strategic Plan goal to “Meet the Need for Quality Affordable Rental Homes”