March 7, 2023
Columbus, Ohio
Do ABLE Accounts Count as Income?
 
OHFA has received an increase in inquiries concerning Achieving Better Life Experience Act (ABLE) accounts, also known as STABLE accounts, and if they are treated as income. The Act allows contributions to a tax-advantaged ABLE savings account to provide for the qualified disability expenses of the designated beneficiary of the account. The designated beneficiary must be a person with disabilities whose disability began prior to his/her 26th birthday. Per the mandate of the ABLE Act, for the purpose of determining eligibility and continued occupancy, housing providers should disregard amounts in the designated beneficiary’s ABLE account. See The U.S. Department of Housing and Urban Development's (HUD) notice for further information: NOTICE PIH 2019-09 NOTICE H-2019-06 Public Housing

The notice makes it clear that if someone other than the designated beneficiary contributes directly to an ABLE account, that contribution will not be counted as income to the designated beneficiary. The notice contains the following example:

  • If a relative provides a recurring gift of $100 per month directly to the beneficiary, the recurring gift would be counted as income. If a relative deposits the $100 recurring monthly gift directly into the ABLE account, then it will not be counted as income.” 
  • Note: This does not apply if the designated beneficiary is the person depositing the funds directly into the ABLE account.

With the notice, HUD wanted to ensure that housing providers understand that while wages must be included in income even if the wages are direct deposited into an ABLE account, wages that are subsequently deposited by the beneficiary into the ABLE account must not be counted as income again when a tenant makes a withdrawal from the account. For example:

  • A tenant receives $1,000 monthly in wages. Each month the tenant deposits $500 in his/her own ABLE account. The tenant then takes a $400 monthly distribution from the ABLE account. In this scenario, the housing provider should include the $1,000 in monthly wages but must not also count the $400 monthly distribution as income.  

This does not mean that amounts from an includable income source that are subsequently deposited by the beneficiary into their ABLE account are to be subtracted from the total amount received from the source when determining annual income. For instance:

  • A tenant receives $1,000 monthly in Supplemental Security Income (SSI). Each month the tenant deposits $500 of his/her benefit amount in an ABLE account. In this case, the housing provider must include the entire $1,000 monthly benefit. The monthly benefit amount is not reduced by the amount of the funds the beneficiary deposited into the ABLE account.

It’s important to remember that interest on the ABLE account balance will not be counted as income, whether actual income or imputed asset income. HUD also clarified that distributions from the ABLE account are also not considered income. 

Questions regarding ABLE accounts should be directed to OHFA’s Compliance & DevCo Helpdesk
Changes Are Coming to OHFA’s Inspection Protocols!
 
On October 1, 2023, the NSPIRE (National Standard for Physical Inspection of Real Estate) protocol will replace uniform physical condition standards (UPCS) and housing quality standards (HQS) as the inspection protocols for HUD and Low-Income Housing Tax Credit (LIHTC) program projects. There has not been an official notice regarding a change for LIHTC monitoring. However, the existing Treas. Reg 1.42-5 (Monitoring Reg) directly references 24 CFR 5.703, which currently defines the UPCS inspection protocol. Once the final notice has been published, the NSPIRE standards will post to 24 CFR 5.703, which will sunset UPCS and replace it with NSPIRE. Unless the IRS explicitly states otherwise, as of October 1, 2023, the inspection standards for monitoring may very well become NSPIRE.

NSPIRE inspection protocol focuses more on safety standards and less on condition and appearance, and scoring methodology is more heavily weighted toward units. 

  • NSPIRE contains 96 life threatening standards and 62 severe non-life threatening standards. 

Owners and management agents should begin preparing for NSPIRE now. Steps should be taken to update company policies/procedures, train staff, and revise inspection software in order to follow NSPIRE standards. 

Additional information will be issued in the next several months as it becomes available. 
2023 Compliance Training Dates Are Here. Don’t Miss Out!

OHFA will continue to offer free compliance trainings this year. The trainings will be in the form of webinars and in-person trainings. You may register for any webinar at this time. Trainings include: 

Compliance Policies and Regulations
The training session will fulfill OHFA's Qualified Allocation Plan (QAP) training requirement in order to obtain IRS Form 8609 and provide four hours of continuing education credit for Specialist in Housing Credit Management (SHCM), Housing Credit Certified Professional (HCCP),National Compliance Professional (NCP), and National Compliance Professional-Executive (NCP-E) designations.
Acquisition/Rehabilitation Compliance
The training session will provide three hours of continuing education credit for the Specialist in Housing Credit Management (SHCM).
LIHTC Essentials Compliance
The training session will fulfill OHFA's QAP training requirement in order to obtain IRS Form 8609 and provide four hours per training (total of eight hours for both webinars) of continuing education credit for SHCM and HCCP certifications.
Stay Informed! 

Subscribe to OHFA’s Constant Contact emailing list which will allow owners and management agents to receive important notifications from OHFA concerning regulatory and policy changes, development updates, and much more.
Be sure to visit the Training and Technical Assistance webpage for all future training dates and resources.