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Notice of Certain Operating Cost Adjustment Factors
Note: EPA no longer updates this information, but it may be useful as a reference or resource.
[Federal Register: January 18, 2001 (Volume 66, Number 12)]
[Notices]
[Page 4853-4855]
From the Federal Register Online via GPO Access [wais.access.gpo.gov]
[DOCID:fr18ja01-115]
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DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT
[Docket No. FR-4638-N-02]
Notice of Certain Operating Cost Adjustment Factors
AGENCY: Office of the Secretary, HUD.
ACTION: Publication of Fiscal Year (FY) 2001 Operating Cost Adjustment
Factors (OCAFs) for Section 8 rent adjustments at contract renewal
under section 524 of the Multifamily Assisted Housing Reform and
Affordability Act of 1997 (MAHRA), as amended by the Preserving
Affordable Housing for Senior Citizens and Families into the 21st
Century Act of 1999, and under the Low-Income Housing Preservation and
Resident Homeownership Act of 1990 (LIHPRHA) Projects assisted with
Section 8 Housing Assistance Payments.
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SUMMARY: This notice that establishes factors used in calculating rent
adjustments under section 524 of the Multifamily Assisted Housing
Reform and Affordability Act of 1997 (MAHRA) as amended by the
Preserving Affordable Housing for Senior Citizens and Families into the
21st Century Act of 1999, and under the Low-Income Housing Preservation
and Resident Homeownership Act of 1990 (LIHPRHA), was published on
January 10, 2001, but the appendix to the notice was inadvertently not
published. This notice is therefore republished with the appendix.
EFFECTIVE DATE: January 10, 2001.
FOR FURTHER INFORMATION CONTACT: Willie Spearmon, Director, Office of
Housing Assistance and Grant Administration, Department of Housing and
Urban Development, 451 Seventh Street, SW, Washington, DC 20410;
telephone (202) 708-3000; (This is not a toll-free number). Hearing or
speech-impaired individuals may access this number via TTY by calling
the toll-free Federal Information Relay Service at 1-800-877-8339.
SUPPLEMENTARY INFORMATION:
This notice was originally published on January 10, 2001 (66 FR
1997), but
[[Page 4854]]
the appendix to the notice was inadvertently not published. This notice
is therefore republished with the appendix.
I. Operating Cost Adjustment Factors (OCAFs)
Section 514(e)(2) of the FY 1998 HUD Appropriations Act requires
HUD to establish guidelines for rent adjustments based on an operating
cost adjustment (OCAF) factor. The legislation requiring HUD to
establish OCAFs for LIHPRHA projects and projects with contract
renewals under section 524 of MAHRA is similar in wording and intent.
HUD has therefore developed a single factor to be applied uniformly to
all projects utilizing OCAFs as the method by which rents are adjusted.
Additionally, section 524 of the Act gives HUD broad discretion in
setting OCAFs--referring simply to ``operating cost factors established
by the Secretary.'' The sole exception to this grant of authority is a
specific requirement that application of an OCAF shall not result in a
negative rent adjustment. OCAFs are to be applied uniformly to all
projects utilizing OCAFs as the method by which rents are adjusted upon
expiration of the term of the contract. OCAFs are applied to project
contract rent less debt service.
An analysis of cost data for FHA-insured projects showed that their
operating expenses could be grouped into nine categories: wages,
employee benefits, property taxes, insurance, supplies and equipment,
fuel oil, electricity, natural gas, and water and sewer. Based on an
analysis of these data, HUD derived estimates of the percentage of
routine operating costs that were attributable to each of these nine
expense categories. Data for projects with unusually high or low
expenses due to unusual circumstances were deleted from analysis.
States are the lowest level of geographical aggregation at which
there are enough projects to permit statistical analysis. Additionally,
no data were available for the Western Pacific Islands. Data for Hawaii
was therefore used to generate OCAFs for these areas.
The best current measures of cost changes for the nine cost
categories were selected. The only categories for which current data
are available at the State level are for fuel oil, electricity, and
natural gas. Current price change indices for the other six categories
are only available at the national level. The Department had the choice
of using dated State-level data or relatively current national data. It
opted to use national data rather than data that would be two or more
years older (e.g., the most current local wage data are for 1996). The
data sources for the nine cost indicators selected used were as
follows:
Labor Costs--6/99 to 6/00 Bureau of Labor Statistics (BLS),
``Employment Cost Index, Private Sector Wages and Salaries Component at
the National Level.''
Employment Benefit Costs--6/99-6/00 (BLS), ``Employment Cost Index,
Employee Benefits at the National Level.''
Property Taxes--6/99-6/00 (BLS), ``Consumer Price Index, All Items
Index.''
Goods, Supplies, Equipment--6/99-6/00 (BLS), ``Producer Price
Index, Finished Goods Less Food and Energy.''
Insurance--6/99-6/00 (BLS), ``Consumer Price Index, Tenant and
Household Insurance.''
Fuel Oil--Energy Information Agency, Petroleum Marketing Annual
1999, Table 18, ``Prices of No.2 Distillate to Residences by PAD
District and Selected States,'' (Petroleum Administration for Defense
District (PADD) average changes were used for the States with too
little fuel oil consumption to have values.)
Electricity--Energy Information Agency, Electric Power Annual
Volume 1, 1999, Table 22 ``Retail Sales of Electricity, Revenue and
Average Revenue per Kilowatt-hour (and RSEs) by U.S. Electric Utilities
to Ultimate Consumers by Census Division and State, 1998-1999--
Residential.''
Natural Gas--Energy Information Agency, Natural Gas Annual, 1999,
Table 22, ``Average Price of Natural Gas Delivered to Residential
Consumers by State, 1995-1999 (Preliminary).''
Water and Sewer--6/99-6/00, (BLS), ``Consumer Price Index--Detailed
Report.''
The sum of the nine cost components equals 100 percent of operating
costs for purposes of OCAF calculations. To calculate the OCAFs, the
selected inflation factors are multiplied by the relevant State-level
operating cost percentages derived from the previously referenced
analysis of FHA insured projects. For instance, if wages in Virginia
comprised 50 percent of total operating cost expenses and wages
increased by 4 percent from June 1999 to June 2000, the wage increase
component of the Virginia OCAF for FY 2001 would be 2.0 percent (4% x
50%). This 2.0 percent would then be added to the increases for the
other eight expense categories to calculate the FY 2000 OCAF for
Virginia. These types of calculations were made for each State for each
of the nine cost components, and are included as the Appendix to this
Notice.
II. MAHRA OCAF Procedure
The Multifamily Assisted Housing Reform and Affordability Act of
1997, Title V of Public Law 105-65 (approved October 7, 1997), 42
U.S.C. 1437f (MAHRA) as amended by the Preserving Affordable Housing
for Senior Citizens and Families into the 21st Century Act of 1999,
created the Mark-to-Market Program to reduce the cost of Federal
housing assistance, enhance HUD's administration of such assistance,
and to ensure the continued affordability of units in certain
multifamily housing projects. Section 524 of MAHRA authorizes renewal
of Section 8 project-based assistance contracts for projects without
Restructuring Plans under the Mark-to-Market Program, including
renewals that are not eligible for Plans and those for which the owner
does not request Plans. Renewals must be at rents not exceeding
comparable market rents except for certain projects. For Section 8
Moderate Rehabilitation projects, other than single room occupancy
projects (SROs) under the Stewart B. McKinney Homeless Assistance Act
(McKinney Act, 42 U.S.C. 11301 et seq.), that are eligible for renewal
under section 524(b)(3) of MAHRA, the renewal rents are required to be
set at the lesser of: (1) The existing rents under the expiring
contract, as adjusted by the OCAF; (2) fair market rents (less any
amounts allowed for tenant-purchased utilities; or (3) comparable
market rents for the market area.
III. Findings and Certifications
Environmental Impact
This notice sets forth rate determinations and related external
administrative requirements and procedures that do not constitute a
development decision affecting the physical condition of specific
project areas or building sites. Accordingly, under 24 CFR 50.19(c)(6),
this notice is categorically excluded from environmental review under
the National Environmental Policy Act of 1969 (42 U.S.C. 4321).
Executive Order 13132, Federalism
This notice does not have federalism implications and does not
impose substantial direct compliance costs on State and local
governments or preempt State law within the meaning of Executive Order
13132 (entitled ``Federalism'').
Catalog of Federal Domestic Assistance Number. The Catalog of
Federal Domestic
[[Page 4855]]
Assistance Number for this program is 14.187.
Dated: January 10, 2001.
Andrew Cuomo,
Secretary.
Appendix--FY 2001 Operating Cost Adjustment Factors (OCAF) for Rent
Adjustments at Section 8 Contract Renewal
[In percent]
------------------------------------------------------------------------
FY 2001
operating cost
State adjustment
factor
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ALABAMA................................................. 3.31
ALASKA.................................................. 2.48
ARIZONA................................................. 3.45
ARKANSAS................................................ 3.19
CALIFORNIA.............................................. 2.99
COLORADO................................................ 3.20
CONNECTICUT............................................. 2.88
DELAWARE................................................ 2.84
DISTRICT OF COLUMBIA.................................... 2.98
FLORIDA................................................. 3.09
GEORGIA................................................. 1.68
HAWAII.................................................. 3.10
IDAHO................................................... 3.23
ILLINOIS................................................ 2.72
INDIANA................................................. 2.81
IOWA.................................................... 2.79
KANSAS.................................................. 2.88
KENTUCKY................................................ 2.89
LOUISIANA............................................... 3.08
MAINE................................................... 2.89
MARYLAND................................................ 3.19
MASSACHUSETTS........................................... 2.64
MICHIGAN................................................ 3.00
MINNESOTA............................................... 3.22
MISSISSIPPI............................................. 2.96
MISSOURI................................................ 2.97
MONTANA................................................. 3.54
NEBRASKA................................................ 3.08
NEVADA.................................................. 3.21
NEW HAMPSHIRE........................................... 2.58
NEW JERSEY.............................................. 3.31
NEW MEXICO.............................................. 2.53
NEW YORK................................................ 2.79
NORTH CAROLINA.......................................... 3.25
NORTH DAKOTA............................................ 2.90
OHIO.................................................... 2.87
OKLAHOMA................................................ 3.03
OREGON.................................................. 3.12
PENNSYLVANIA............................................ 1.94
RHODE ISLAND............................................ 2.35
SOUTH CAROLINA.......................................... 3.24
SOUTH DAKOTA............................................ 3.25
TENNESSEE............................................... 3.12
TEXAS................................................... 2.79
UTAH.................................................... 2.58
VERMONT................................................. 3.91
VIRGINIA................................................ 3.00
WASHINGTON.............................................. 3.26
WEST VIRGINIA........................................... 3.11
WISCONSIN............................................... 3.24
WYOMING................................................. 3.07
PACIFIC ISLANDS......................................... 2.76
PUERTO RICO............................................. 3.21
VIRGIN ISLANDS.......................................... 2.86
UNITED STATES AVERAGE................................... 2.85
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[FR Doc. 01-1396 Filed 1-17-01; 8:45 am]
BILLING CODE 4210-33-P