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Tenant Selection Criteria

These are the policies and procedures used to select and admit residents for Missoula Manor Homes. Residents will be selected from those elderly applicants (62 and older) who meet the admission requirements. Selection will only occur after receipt of a completed application, including proof of social security number, proof of age, and receipt of favorable references. A criminal background check will be done on all applicants (see grounds of rejection). Each applicant will be asked to verify citizenship or legal immigrant status.

When conflicting information is received or when there is a reason to question an applicant’s ability to meet the admission criteria, a personal interview with the administrator may be required prior to approval. Reasonable accommodations will be made for elderly persons with disabilities when requested by the applicant.

Admission Requirements

1. Applicants must be 62 years of age or older.

2. Applicants must have sufficient resources to pay for rent and meal charges.

3. Applicants must not require assistance from Missoula Manor Homes staff or residents for any activities of daily living for which Missoula Manor Homes is barred from providing under the licensure laws of the State of Montana. Applicants must be able to make arrangements for any assistance needed from outside parties.

4. For applicants requesting admission to a subsidized apartment under Section 8 program:

a. The family income must not exceed the program income limits.

b. All adults in each applicant family must sign an authorization for Release of Information prior to receiving assistance and annually thereafter.

c. The unit for which the applicant is applying must be the family’s only residence.

d. Only U.S. citizens or eligible noncitizens may receive assistance under Section 8.

e. All information reported by the applicant is subject to verification.

Grounds for Rejection

1.  Applicants whose previous rental history indicates they have negligently damaged property or disrupted the tranquility of other residents or neighbors.

2.  Applicants who have been evicted from other housing, including federally assisted housing for drug related criminal activity.

3.  Applicants who we have reasonable cause to believe are currently using illegal drugs or have a pattern of illegal use.

4.  Applicants that are subject to lifetime registration requirements under a State sex offender registration program.

5.  Applicants who have a history of alcohol abuse or pattern of abuse, which we have reasonable cause to believe, will interfere with health, safety, or peaceful enjoyment of the premises by other residents.

6.  Applicants with a history of 1) drug related criminal activity, 2) violent behavior, or 3) other criminal activity that would threaten the health, safety or right to peaceful enjoyment of the premises by other residents, owner, employees, contractors, subcontractors, or management.

7.  Applicants who owe rent or fees to Missoula Manor Homes or any other previous Landlord.

8.  Applicants whose references indicate they are incapable of meeting the admission requirements and/or applicants interviewed by the administrator who have been assessed as not meeting the admission requirements may be rejected.

Rejection Letter

Any applicant who is denied entry will be given a letter explaining the exact reasons the applicant was rejected and advising the rejected applicant of his/her rights for reconsideration and appeal as required by HUD.

Non-Discrimination

Missoula Manor Homes will not discriminate based on race, color, creed, religion, sex, national origin, handicap, or membership in a class, such as recipients of public assistance except as specified by law.  Missoula Manor Homes does not discriminate on the basis of handicapped status in the admission or access to, or treatment or employment in, its federally assisted programs and activities.

The person named below has been designated to coordinate compliance with the nondiscrimination requirements contained in the HUD regulations implementing Section 504 (24 CFR Part 8 dated June 2, 1988.)

Name: Conni Pfister

Address: 909 W. Central; Missoula, MT 59801

Voice: (406) 728-3210

TDD: 1-800-253-4091

Waiting List and Occupancy Standards

Missoula Manor Homes has the following waiting list and occupancy standards:

Occupancy of a studio and one-bedroom apartment is restricted to one or two persons.   

Placement on the Studio and One Bedroom Apartment waiting list will be as follows:

A.    Upon receipt of an applicaiton, applicants will be placed on the waiting list of their choice as indicated on their completed application.  Names will be placed on the list in chronological order of date and time the application was received.

B.  Households may be on both the studio waiting list and the one-bedroom waiting list at their request.

C.  Residents, Applicants and Unit Transfer names are all on the waiting list according to order of date and time applications were received or transfers were requested.

 Waiting list administration:

1.  Completed applications may be mailed to Missoula Manor Homes or hand delivered.  Applications are required in order to have a name placed on the appropriate waiting list.

2.  Applications are dated and the time of receipt is noted.  Position on the studio and one bedroom waiting list will be in chronological order of application date and time.  Preferences as well as qualifying income status will be noted beside the applicant’s name on the waiting list.

3.  Current residents may have their name placed on the waiting list for a different apartment.  The date of the request will be used on the waiting list if they are requesting an apartment of similar size to the one in which they are living.  The date of residency at Missoula Manor will be used in the case of a single person requesting a one-bedroom.  The resident will be called in the same chronological order as other applicants.

4.  When an apartment is forecast to be available, the approved applicant or resident on the appropriate waiting list will be contacted in the order stated on the waiting list except for income targeting exceptions required by HUD.  Persons who turn down an offered apartment do not lose their place on the waiting list. 

5. Because of income targeting required by HUD, extremely low-income persons may be given priority in order to meet the target of 40% of Section 8 subsidy going to extremely low-income persons.  A low income or very low-income person who is skipped in favor of an extremely low-income person will be offered the next available apartment.

6.  Applicants whose family size changes may be moved to the other waiting list for their family size.  Their position on the waiting list will be determined by the date of application. 

7.  Applicants on a waiting list who fail to affirm their desire to remain on the list by the end of twelve months from the date of application may be removed from the waiting list.  Applicants who have been so removed from the list can reapply but will start on the list as of the new date of application.

Length of time on waiting list:

1.    It is impossible to predict how long an applicant will be on the waiting list.  Estimates are made based on the recent history of turnover, the specific apartment location request or needs of the applicant, and any preferences as described above.

2.    No applicant will be offered an apartment until approved based on the requirements set forth in the Tenant Selection Criteria. 

3.    Every effort will be made to complete the approval process in a timely basis.

Closing Waiting List

Missoula Manor Homes has never closed its waiting list and does not anticipate doing so in the future. 

Qualifying for Section 8 Rental Subsidy

Reduced rent is available under the HUD Section 8 program.  In order to qualify for a Section 8 subsidy, the following criteria must be met:

1.    Applicant seeking reduced rent must meet the income limits for Low Income Persons (80% of Median Income) as set by HUD.

2.    Applicants must be U.S. citizens or nationals or non-citizens who have eligible immigration status as determined by HUD regulations.  U.S. Citizens or nationals must sign a declaration of citizenship and furnish proof of citizenship.  Acceptable proof is a birth certificate, valid passport, baptismal certificate, military discharge papers, or naturalization certificate.  Non-citizens must sign a declaration of eligible immigration status and this status must be verified through DHS.

3.    When applicants accept an apartment, they must sign the HUD required consent forms and provide verifications of all assets, sources of income and allowable medical deductions. 

4.    40% of Section 8 openings will be targeted to Extremely Low Income (30% of median income) applicants or existing residents who are Extremely Low Income and waiting for a Section 8 subsidy.