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form HUD-50075-ST (9/30/2027)
(c) The PHA must submit its Deconcentration Policy for Field Office review.
Submitted to the Field Office for review.
Public Housing Complexes and the Average Income Deconcentration Analysis as of December 20, 2024
Southeast Complexes Total Units Average Income
*Ashe Manor 50 $14,591
Marshall Courts 347 $15,153
Northend Complexes
Aqueduct 262 $12,588
*Pinecroft 140 $14,433
TOTAL 799
Average Income for all families $14,191
*Elderly Housing Exclusion
The Established Income Range (EIR) is 85% to 115% of the PHA public housing income for the covered developments.
Complexes Avg Income for Complex 85% Test Average Income for All Families 115% Test
Marshall Courts $15,153 $12,880 $14,191 $16,320
Aqueduct $12,588 $10,700 $14,191 $16,320
Summary-This analysis was prepared with the data as of December 31, 2024. We feel that income data and characteristics are
sufficiently explained by these circumstances for the covered developments and support the goals of Deconcentration of Poverty and
income mixing. In addition, we will review this data annually along with the Occupancy Policy as part of the planning process to further
fair housing.
Flat Rents
Effective January 1, 2025, we set our flat rents no lower than 80% of the Department of Housing and Urban Development established
fair market rent (FMR) in their area by bedroom size. The affected families rent will change at their next income re-examination.
Families still have the option of selecting the Income Based Rent, which in some cases may be lower. In addition, in some cases, the
new Flat rent may be phased in by $50 quarterly until the new rent amount is achieved.
Payment Standards
The Housing Choice Voucher Payment standard is used to calculate the Housing Assistance Payment (HAP) for families participating
in the Section 8 program and is the maximum month assistance payment allowable. In accordance with HUD regulations. The
Voucher Payment Standard, effective January 1, 2025 is set using the actual small area FMR up to 110%. The Voucher Payment
Standards are now broken into bedroom size and zip codes throughout the city of Newport News.
Financial Resources: See Attachment B
Community Service and Self-Sufficiency Programs:
The Family Self-Sufficiency (FSS) program enrolled (19) Public Housing and (25) HCV new participants. A total of (2) participants
purchased homes.
Safety and Crime Prevention:
The Newport News Redevelopment and Housing Authority updated their plan to include updates to the VAWA forms.
Asset Management:
Capital Needs Assessments (CNA) will be prepared and used as a tool to guide all capital and rehabilitation needs. Physical Needs
Assessments were conducted for Aqueduct and Pinecroft Apartments in 2025 to support and prioritize future capital improvement.
The CNA review will also inform the need to consider demolition/disposition and reconstruction as a method to ensure assets are
viable and meet the need of our residents.
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