Nan McKay Housing Choice Voucher (HCV) Specialist
Exam Study Guide
Prepare for the Nan McKay Housing Choice Voucher (HCV) Specialist Certification
Exam with comprehensive practice questions covering eligibility, income, rent
calculations, occupancy, inspections, leasing, portability, and HUD regulations.
Detailed answer explanations reinforce key concepts and help build confidence for
certification and day-to-day HCV program administration. Ideal for housing
professionals seeking to strengthen their knowledge and prepare effectively for
the HCV Specialist exam
Question 1: Income Eligibility and Verification
An applicant household consists of a single parent and two children. The parent works
part-time and earns an annual gross income of $24,000. Additionally, the parent
receives child support payments totaling $3,600 per year, but can prove that the non-
custodial parent has missed the last four months of payments. Under Housing Choice
Voucher guidelines, how should the Public Housing Authority (PHA) evaluate and
calculate this income for eligibility purposes?
A) The PHA must count the full court-ordered $3,600 child support amount because it is
a legal obligation.
B) The PHA can completely exclude the child support income since payments are
currently inconsistent.
C) The PHA must project the child support income based on the historical amounts
actually received by the family over the past 12 months.
D) The PHA must utilize the gross employment income of $24,000 and calculate the
child support based solely on the current month's received amount multiplied by 12.
Answer: C) The PHA must project the child support income based on the
historical amounts actually received by the family over the past 12 months.
Rationale: PHAs must use anticipated income to determine annual income. When
income is irregular or child support payments are inconsistent, regulations dictate that
the PHA analyze historical trends (typically the prior 12 months) to reasonably project
what the family will actually receive moving forward, rather than relying strictly on the
court-ordered amount that is not being paid.
,Question 2: The 40% Affordability Cap
A family with a monthly adjusted income of $1,500 is issued a 2-bedroom Housing
Choice Voucher. The PHA’s payment standard for a 2-bedroom unit is $1,200. The
family finds a unit they love where the contract rent is $1,300 and the utility allowance is
$100 (Gross Rent = $1,400). Can the PHA approve this unit for initial lease-up?
A) Yes, because the contract rent is within a reasonable market range.
B) No, because the gross rent exceeds the PHA payment standard by more than $100.
C) Yes, because the family's total share will equal exactly 30% of their monthly adjusted
income.
D) No, because the family's total tenant payment plus the rent shortfall would exceed
40% of their monthly adjusted income.
Answer: D) No, because the family's total tenant payment plus the rent shortfall
would exceed 40% of their monthly adjusted income.
Rationale: At initial lease-up, if the gross rent exceeds the payment standard, the family
must pay their Total Tenant Payment (TTP) plus the shortfall (Gross Rent minus
Payment Standard). The TTP is $450 (30% of $1,500). The shortfall is $200 ($1,400
Gross Rent - $1,200 Payment Standard). The family's total requested share would be
$650 ($450 + $200). Because $650 is 43.3% of their $1,500 monthly adjusted income, it
violates the mandatory 40% maximum affordability cap at initial lease-up.
Question 3: Voucher Terms and Extensions
A PHA issues a Housing Choice Voucher to an eligible applicant on May 1st. According
to federal regulations, what is the minimum initial timeframe the family must be granted
to locate an acceptable housing unit and submit a Request for Tenancy Approval
(RFTA)?
A) 30 calendar days
B) 60 calendar days
C) 90 calendar days
D) 120 calendar days
Answer: B) 60 calendar days
Rationale: HUD regulations mandate that the initial voucher term must be at least 60
calendar days from the date of issuance. PHAs have the local authority to grant
extensions beyond this 60-day baseline in accordance with their established
Administrative Plan policies, but they cannot establish an initial term shorter than 60
days.
,Question 4: Portability Administration
A family decides to exercise portability and move from the jurisdiction of their Initial PHA
to a new unit within the jurisdiction of a Receiving PHA. The Receiving PHA opts to
administer the voucher and bill the Initial PHA rather than absorbing the family into their
own local program. Which PHA's policies govern the screening, voucher size, and
payment standards applied to the family?
A) The Initial PHA’s administrative plan dictates the unit size and the payment standard.
B) The Initial PHA’s screening rules apply, but the Receiving PHA’s payment standards
apply.
C) The Receiving PHA’s administrative policies govern the voucher size, screening, and
payment standards.
D) The family is allowed to choose whichever PHA policy gives them a larger voucher
size.
Answer: C) The Receiving PHA’s administrative policies govern the voucher size,
screening, and payment standards.
Rationale: When a family ports to a new location, the Receiving PHA processes the
family under its own local rules. This means the Receiving PHA determines the
appropriate voucher size based on its own subsidy standards and applies its own
payment standards and utility allowances, regardless of whether they bill the Initial PHA
or absorb the family.
Question 5: Mandatory Denials of Assistance
During the intake and eligibility process, a PHA runs a background check and reviews
applicant documentation. Under HUD federal guidelines, which of the following
scenarios carries a mandatory obligation for the PHA to deny admission to the Housing
Choice Voucher program?
A) A family member was arrested for a misdemeanor theft charge two years ago.
B) An adult family member refuses to sign the HUD-9886 authorization form for release
of information.
C) The family owes a utility company $500 for an unpaid electric bill from a previous
apartment.
D) A family member has a credit score below 500 and a history of civil judgments.
Answer: B) An adult family member refuses to sign the HUD-9886 authorization
form for release of information.
Rationale: HUD establishes specific criteria where a PHA has no discretion and must
deny assistance. Refusing to sign mandatory consent forms (such as Form HUD-9886)
or failing to submit required Social Security Number documentation are statutory
grounds for mandatory denial. Arrest records, low credit scores, and private utility debts
are subject to local PHA discretion or owner screening, not federal mandatory program
denial.
, Question 6: Definition of Monthly Income
When calculating a family's housing assistance parameters, how does a PHA compute
the baseline Monthly Income?
A) Annual income divided by 12.
B) Annual adjusted income divided by 12.
C) Total weekly gross take-home pay multiplied by 4.33.
D) Take-home pay minus mandatory tax withholdings.
Answer: A) Annual income divided by 12.
Rationale: "Monthly Income" is explicitly defined in HUD regulations as one-twelfth of
the family's calculated Annual Income before deductions are applied. This is distinct
from "Monthly Adjusted Income," which is one-twelfth of the Adjusted Income after
deductions.
Question 7: HOTMA Changes to Asset Verification
Under the Housing Opportunity Through Modernization Act (HOTMA) standards, at
what net family asset threshold can a PHA accept a family's self-certification of assets
rather than requiring extensive third-party verification documents?
A) $5,000 or less
B) $10,000 or less
C) $25,000 or less
D) $50,000 or less
Answer: D) $50,000 or less
Rationale: HOTMA updated the asset self-certification threshold to $50,000 (adjusted
annually for inflation). This allows PHAs to accept a family's signed declaration that their
combined net family assets do not exceed this value, streamlining the certification
process.
Question 8: The Asset Limitation Rule
Under HOTMA regulations, a household is completely ineligible to receive or continue
receiving Housing Choice Voucher assistance if their total net family assets exceed a
specific limit, or if they own property that is legally suitable for occupancy. What is this
asset cap?
A) $50,000
B) $75,000
Exam Study Guide
Prepare for the Nan McKay Housing Choice Voucher (HCV) Specialist Certification
Exam with comprehensive practice questions covering eligibility, income, rent
calculations, occupancy, inspections, leasing, portability, and HUD regulations.
Detailed answer explanations reinforce key concepts and help build confidence for
certification and day-to-day HCV program administration. Ideal for housing
professionals seeking to strengthen their knowledge and prepare effectively for
the HCV Specialist exam
Question 1: Income Eligibility and Verification
An applicant household consists of a single parent and two children. The parent works
part-time and earns an annual gross income of $24,000. Additionally, the parent
receives child support payments totaling $3,600 per year, but can prove that the non-
custodial parent has missed the last four months of payments. Under Housing Choice
Voucher guidelines, how should the Public Housing Authority (PHA) evaluate and
calculate this income for eligibility purposes?
A) The PHA must count the full court-ordered $3,600 child support amount because it is
a legal obligation.
B) The PHA can completely exclude the child support income since payments are
currently inconsistent.
C) The PHA must project the child support income based on the historical amounts
actually received by the family over the past 12 months.
D) The PHA must utilize the gross employment income of $24,000 and calculate the
child support based solely on the current month's received amount multiplied by 12.
Answer: C) The PHA must project the child support income based on the
historical amounts actually received by the family over the past 12 months.
Rationale: PHAs must use anticipated income to determine annual income. When
income is irregular or child support payments are inconsistent, regulations dictate that
the PHA analyze historical trends (typically the prior 12 months) to reasonably project
what the family will actually receive moving forward, rather than relying strictly on the
court-ordered amount that is not being paid.
,Question 2: The 40% Affordability Cap
A family with a monthly adjusted income of $1,500 is issued a 2-bedroom Housing
Choice Voucher. The PHA’s payment standard for a 2-bedroom unit is $1,200. The
family finds a unit they love where the contract rent is $1,300 and the utility allowance is
$100 (Gross Rent = $1,400). Can the PHA approve this unit for initial lease-up?
A) Yes, because the contract rent is within a reasonable market range.
B) No, because the gross rent exceeds the PHA payment standard by more than $100.
C) Yes, because the family's total share will equal exactly 30% of their monthly adjusted
income.
D) No, because the family's total tenant payment plus the rent shortfall would exceed
40% of their monthly adjusted income.
Answer: D) No, because the family's total tenant payment plus the rent shortfall
would exceed 40% of their monthly adjusted income.
Rationale: At initial lease-up, if the gross rent exceeds the payment standard, the family
must pay their Total Tenant Payment (TTP) plus the shortfall (Gross Rent minus
Payment Standard). The TTP is $450 (30% of $1,500). The shortfall is $200 ($1,400
Gross Rent - $1,200 Payment Standard). The family's total requested share would be
$650 ($450 + $200). Because $650 is 43.3% of their $1,500 monthly adjusted income, it
violates the mandatory 40% maximum affordability cap at initial lease-up.
Question 3: Voucher Terms and Extensions
A PHA issues a Housing Choice Voucher to an eligible applicant on May 1st. According
to federal regulations, what is the minimum initial timeframe the family must be granted
to locate an acceptable housing unit and submit a Request for Tenancy Approval
(RFTA)?
A) 30 calendar days
B) 60 calendar days
C) 90 calendar days
D) 120 calendar days
Answer: B) 60 calendar days
Rationale: HUD regulations mandate that the initial voucher term must be at least 60
calendar days from the date of issuance. PHAs have the local authority to grant
extensions beyond this 60-day baseline in accordance with their established
Administrative Plan policies, but they cannot establish an initial term shorter than 60
days.
,Question 4: Portability Administration
A family decides to exercise portability and move from the jurisdiction of their Initial PHA
to a new unit within the jurisdiction of a Receiving PHA. The Receiving PHA opts to
administer the voucher and bill the Initial PHA rather than absorbing the family into their
own local program. Which PHA's policies govern the screening, voucher size, and
payment standards applied to the family?
A) The Initial PHA’s administrative plan dictates the unit size and the payment standard.
B) The Initial PHA’s screening rules apply, but the Receiving PHA’s payment standards
apply.
C) The Receiving PHA’s administrative policies govern the voucher size, screening, and
payment standards.
D) The family is allowed to choose whichever PHA policy gives them a larger voucher
size.
Answer: C) The Receiving PHA’s administrative policies govern the voucher size,
screening, and payment standards.
Rationale: When a family ports to a new location, the Receiving PHA processes the
family under its own local rules. This means the Receiving PHA determines the
appropriate voucher size based on its own subsidy standards and applies its own
payment standards and utility allowances, regardless of whether they bill the Initial PHA
or absorb the family.
Question 5: Mandatory Denials of Assistance
During the intake and eligibility process, a PHA runs a background check and reviews
applicant documentation. Under HUD federal guidelines, which of the following
scenarios carries a mandatory obligation for the PHA to deny admission to the Housing
Choice Voucher program?
A) A family member was arrested for a misdemeanor theft charge two years ago.
B) An adult family member refuses to sign the HUD-9886 authorization form for release
of information.
C) The family owes a utility company $500 for an unpaid electric bill from a previous
apartment.
D) A family member has a credit score below 500 and a history of civil judgments.
Answer: B) An adult family member refuses to sign the HUD-9886 authorization
form for release of information.
Rationale: HUD establishes specific criteria where a PHA has no discretion and must
deny assistance. Refusing to sign mandatory consent forms (such as Form HUD-9886)
or failing to submit required Social Security Number documentation are statutory
grounds for mandatory denial. Arrest records, low credit scores, and private utility debts
are subject to local PHA discretion or owner screening, not federal mandatory program
denial.
, Question 6: Definition of Monthly Income
When calculating a family's housing assistance parameters, how does a PHA compute
the baseline Monthly Income?
A) Annual income divided by 12.
B) Annual adjusted income divided by 12.
C) Total weekly gross take-home pay multiplied by 4.33.
D) Take-home pay minus mandatory tax withholdings.
Answer: A) Annual income divided by 12.
Rationale: "Monthly Income" is explicitly defined in HUD regulations as one-twelfth of
the family's calculated Annual Income before deductions are applied. This is distinct
from "Monthly Adjusted Income," which is one-twelfth of the Adjusted Income after
deductions.
Question 7: HOTMA Changes to Asset Verification
Under the Housing Opportunity Through Modernization Act (HOTMA) standards, at
what net family asset threshold can a PHA accept a family's self-certification of assets
rather than requiring extensive third-party verification documents?
A) $5,000 or less
B) $10,000 or less
C) $25,000 or less
D) $50,000 or less
Answer: D) $50,000 or less
Rationale: HOTMA updated the asset self-certification threshold to $50,000 (adjusted
annually for inflation). This allows PHAs to accept a family's signed declaration that their
combined net family assets do not exceed this value, streamlining the certification
process.
Question 8: The Asset Limitation Rule
Under HOTMA regulations, a household is completely ineligible to receive or continue
receiving Housing Choice Voucher assistance if their total net family assets exceed a
specific limit, or if they own property that is legally suitable for occupancy. What is this
asset cap?
A) $50,000
B) $75,000
