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Homes and Community Renewal

2011-B-03: 2011 HUD Program Income Limits and Mitchell-Lama Alternate Income Criteria

To: All Housing Companies
     Owners, Managing Agents and Site Managers

From: Robert Damico, Downstate Director
          Housing Management Bureau

Date: June 3, 2011

Subject: 2011 HUD Program Income Limits and Mitchell-Lama Alternate Income Criteria


Attached is HUD's revised income limit schedule, effective May 31, 2011 (see link below). The schedule is to be used for all tenant admissions under the federal Section 236, Rent Supplement, RAP, and Project-Based Section 8 programs. The schedule is also to be used for non-federally assisted developments to determine the area median income adjusted for household size, also known as the alternate income criteria.

Note that the income limits for all of the geographical areas of New York have been revised since the previous schedule was issued in 2010. In areas where limits have increased, applicants who were rejected due to excessive income on or after May 31, 2011, should be reconsidered in light of the revised limits and reinstated to their original place on the waiting list if found to be eligible.

  1. Federally-Assisted Developments - Program Income Limits

    • Section 236, Rent Supplement and RAP Programs - Use the Low-Income limit on the attached schedule.

    • Project-based Section 8 Program - Under HUD's Income Targeting Rule, which became law under the Quality Housing and Work Responsibility Act of 1998, an "extremely low income" level was established at 30% of median income. The rule requires that 40% of admissions during any given federal fiscal year be at or below the 30% of Median limit. For the remaining 60% of admissions, the income limit to be used depends on the effective date of the development's Housing Assistance Payment contract: for effective dates before 10/1/81 use the Low-Income limit (80% of median); for effective dates of 10/1/81 or later use the Very Low Income limit (50% of median).

If you have questions about income limits for federally-assisted developments, please call Linda Kedzierski at (212) 480-2021, or e-mail her at LKedzierski@nyshcr.org. Income limits are available on-line at www.huduser.org.

  1. Non-Federally-Assisted Developments - Alternate Income Criteria

    In non-federally-assisted developments Admission Income Limits are based on a multiple of the rent (7 times the annual rent for 1 to 3 persons and 8 times the annual rent for 4 or more persons) with minor modifications for cooperatives. Nevertheless, a household of 3 or more persons whose income does not exceed 125% of the established admission income limit is also eligible for admission with a surcharge, if applicable.

    In accordance with the Alternate Income Criteria rule, an applicant whose income exceeds the above mentioned limit, but does not exceed the area median income adjusted for household size is also eligible for admission with a surcharge, if applicable. Refer to the Median incomes on the attached schedule for the area in which the development is located to determine the applicable Alternate Income Criteria.

If you have any questions about income limits for non-federally assisted developments, please call Veda Ramos at (212) 480-7345, or email her at VRamos@nyshcr.org.

- Robert Damico, Director

Last updated on 6/7/2011