Transcript PHAS(Public Housing Assessment System) - PSWRC

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PHAS(Public Housing Assessment System)
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
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PHAS Designation Status
Small PHAs (<250 units) Frequency of scoring
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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
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Required to submit FDS every year regardless of whether it is scored
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Note: Large PHA’s are scored every year
Financial indicator (FASS)
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Purpose: The purpose of the financial condition indicator is to
measure the financial condition of each public housing project.
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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.
FASS Sub-Indicators Scoring
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Quick Ratio
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How Quick Ratio is Scored
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Months Expendable Net Assets Ratio
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How MENAR is Scored
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Debt Service Coverage Ratio
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Debt Service Coverage Scoring
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MASS indicators and scoring
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MASS sub-indicators
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Occupancy
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Tenant Accounts Receivable
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Emphasizes & measures project’s performance in keeping available units
occupied
Higher rate =higher score
Maximum 16 points
Measures the amount of tenant accounts receivable against tenant revenue
Lower ratio = higher score
Maximum 5 points
Accounts Payable (new to PHAS!)
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Measures total vendor accounts payable, both current and past due against
total monthly operating expenses
Lower ratio = higher score
Maximum 4 points
How to improve MASS:
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Increase number of occupied units/reduce vacancies
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Maintain an updated waiting list
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Turn vacant units around quickly
Collect the rents on time
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Enforce rent collection policies as much as possible
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Write off debts older than 6 months
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Increase revenue and lower TAR ratio
Reduce accounts payable by paying bills on time
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Be knowledgeable about your physical conditions
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Review and understand your maintenance reports
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Know the amounts and status of your CFP grants
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Thoughtfully approve construction contracts
Physical Indicator (PASS)
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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 )
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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
Capital Fund Program (CFP) Indicator
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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.
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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”