Gwen Volk  Affordable Housing Professional

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Signature Courses

Download Signature Course Catalog

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Special Programs

Blended Programs

HUD Program Compliance

Low Income Housing Credits

 Basic Tax Credit Occupancy
Format: One-day Course (6 hours of training)

Focus: For newly hired managers or those with no HUD experience as well as those needing a
refresher course on the basics and the latest updates. This course translates the complexity of the
program into plain language that even the newest manager can understand - answering the questions:
"What is a housing credit?" and "How does the program differ from other programs?" The course
covers eligibility requirements (including the student rule), the application process, calculating and
verifying income, maintaining compliance (including the available unit rule, annual recertification and
more) and best practices. Mini-quizzes and case studies are included to reinforce the learning.

 Tax Credit Occupancy Certification Prep Course
Format: Two-day Course (12 hours of training + 2 hours on day two for the SHCM exam)

Focus: This course covers program regulations, unit eligibility, applicant eligibility and certification,
monitoring and compliance. Mini-quizzes and case studies are included to reinforce the learning.
Designed for those taking the SHCM exam. Also a great refresher for those who already have a tax
credit designation but want to brush up their knowledge. Slides are keyed to NAHMA's Housing Credit
Management Study Guide for the SHCM program for those AHMA's who wish to include it in their
registration fees.

 LIHTC Occupancy: From Basic to Black Belt:
Format: One-day Course (6 hours of training)

Focus: A.M. session reviews six key requirements for managing an LIHTC property, plus minimum
set-asides, applicable fraction, annual recertification and tips on maintaining compliance. P.M. session
reviews special rules (available unit, vacant unit, and transfers), Non-§42 regulations impacting LIHTC
properties (criminal background, VAWA, nuisance ordinances, LEP, quid pro quo and hostile
environment harassment), correcting non-compliance, your state agency's requirements, and proposed changes to
the student rule and set-asides. At day end, the instructor tackles the questions submitted throughout
the day in the "everything you wanted to know but were afraid to ask" Question Box.

 Managing the LIHTC Utility Allowance
Format: 90-minute webinar or 1¼ - 1½ hour conference session.

Focus: Making a mistake in the calculation or timing of a utility allowance and/or failing to analyze the effect on
tenant rents can be costly. In this class you will learn: how utility allowances affect your rents, what methods are
allowed by the IRS and by your state, how they work, what makes the most sense for your property, If, when, why
and how you can or should change the method you are using, how other funding sources /HUD/RD/HOME) affect
your choices, your responsibilities to the tenant, to the owner, and the monitoring agency.

 LIHTC "Unit Rules"
Format: 90-minute webinar or 1¼ - 1½ hour conference session.

Focus: Master the special unit rules of the tax credit program: The Available Unit rule, The Vacant Unit rule,
The Unit Transfer rule and the Manager Unit rules. A straightforward, practical discussion of the rules that
make the tax credit program challenging - especially on mixed income properties - with lots of examples and
the opportunity to practice applying these rules in real-life situations.

 Section 42 Non-Compliance: How it Happens and How to Repair
Format: 90-minute webinar or 1¼ - 1½ hour conference session.

Focus: The IRS 8823 Guide lists the 17 types of non-compliance that state agencies must report to the
IRS. Learn the common mistakes that lead to non-compliance, how to avoid them, how to repair them if they
occur and the penalties that are incurred for each. The webinar includes a "test your knowledge" exercise to see what you have learned.

 LIHTC Recertification In-Depth
Format: 90-minute webinar or 1¼ - 1½ hour conference session.

Focus: Recertification can be a difficult task for the tax credit property: "HUD isn't paying my rent so
why do I have to recertify?" This course takes an in-depth look at the requirements and timing of
annual and other recertifications as well as the 140% (Next Available Unit) Rule, unit transfers, and
changes in household composition. We will also tackle the special challenges with resyndication and
for properties with blended financing, and prevention and cures for delinquent annuals.

 Master the Applicant Interview (Protect the Owner's Credits)
Format: 90-minute webinar or 1¼ - 1½ hour conference session.

Focus: The program is unforgiving when an unqualified applicant is moved into a housing credit unit.
There are no second chances once you have moved them in and a well-conducted interview is
insurance against non-compliance. This course covers how to establish rapport, gain trust, and ask the
right questions in the right way while ensuring a consistent scripted approach to prevent costly fair
housing mistakes. The class will discuss how to handle specific situations and spot the "red flags", and
students will practice responding to situations and conversations that commonly occur.

 Handling an MOR on a Tax Credit Property
Format: 90-minute webinar or 1¼ - 1½ hour conference session.

Focus: With so many HUD properties recapitalizing with tax credits, managers are now faced
with state agency compliance audits as well as Management and Occupancy Reviews by the PBCA. This session
will review the keys to a successful MOR and discuss the special issues that arise when your property is
layered with tax credits.

 Transitioning to Tax Credits
Format: 90-minute webinar or 1¼ - 1½ hour conference session.

Focus: The owner informs you that she is adding a layer of tax credits to your Section 8 property
to provide funds for capital improvements and modernization. “You already know how to do Section 8,” she adds.
“How hard could it be?” How does the change effect your residents, your applicants, and your management practices?

 Tax Credit: Student Rules
Format: 90-minute webinar or 1¼ - 1½ hour conference session.

Focus: What does the IRS have against full-time students? We will answer that question and examine
the rules they impose and exceptions they make so your tax credit property doesn’t turn into a college dorm.
Some of these rules make sense and some of them don’t. But to remain in compliance and protect the owner’s
credits, you have to know how to apply them at move-in and what to do when an existing resident turns out
to be (or into) a full-time student.

 Tax Credit: Restrictions and Set-Asides
Format: 90-minute webinar or 1¼ - 1½ hour conference session.

Focus: What makes a tax credit property a tax credit property? What makes a unit a tax credit unit?
This session reviews the minimum set-aside and applicable fraction and the basic restrictions that every unit
must meet to be qualified for credits: income, rent, utility allowance, habitability, and more.

 Tax Credit: Calculations and Verifications
Format: 90-minute webinar or 1¼ - 1½ hour conference session.

Focus: Because we don’t do “interims” on a tax credit tenant, anticipating annual income
(especially on move-in) is critical. This means we need consistency and accuracy in interpreting
verifications and calculating the income that is disclosed and not be tempted to over-calculate income
“just to be safe”. This session will cover best practices for verifications and calculations, what the IRS
and your state monitoring agent require, and how to defend your calculations in a file audit.

Fair Housing

Affordable Housing Extra

Certification Courses

Download Certification Course Catalog

These courses can be sponsored by the local AHMA and/or offered to private companies.

Move your cursor over the bullets to see the course description.

Fair Housing Compliance (FHC™)

The requirements set forth in the Fair Housing Act and Section 504 regulations are
enormously complex and far-reaching. NAHMA's Fair Housing Compliance™
(FHC™)course trains managers to understand these complex regulations, and
provides clear instructions on fair housing laws.

The comprehensive, practical training manual for this course includes ready-to-use
documents and forms to conduct a Section 504 Self- Evaluation and sample
Transition Plan. The course teaches a step-by-step approach to determining
the administrative and financial feasibility of making units accessible.

Not only does NAHMA's Fair Housing course cover the application process, which
includes screening, accepting, and rejecting applicants, it also presents instruction
on developing company-wide policies and procedures.

certification program. All participants who successfully complete the course will
receive a FHC certificate and lapel pin. Gwen Volk is an approved NAHMA instructor
for this course.

Certified Professional of Occupancy (CPO™)

The Certified Professional of Occupancy™ (CPO™) course is the only comprehensive program
covering the entire HUD Handbook 4350.3 including the latest revisions. Each participant receives
an updated version of this Handbook in the course.

An extensive course manual with 31 chapters covers topics from eligibility criteria, standards,
tenant selection and screening to non-discrimination, allowances, adjusted income, certifying
tenants and annual recertification. Each chapter is followed by a mini quiz with an opportunity for
questions. Evening optional review sessions are offered.

After this three day CPO course, managers will have mastered using the HUD Handbook
effectively. After completing the two and one-half days of interactive instruction, participants must
pass a rigorous one-half day exam (multiple choice and case study) to become certified CPOs.
Gwen Volk is an approved NAHMA instructor for this course.

The CPO is a requirement for NAHMA's NAHP® designation program. All participants who
successfully complete the course will receive a CPO certificate and lapel pin.

Advanced Issues in HUD Occupancy

NAHMA's Advanced Issues in HUD Occupancy course is a comprehensive program designed to
cover advanced topics related to working with the HUD 4350.3 Occupancy handbook (version
REV 1-Change 4), such as managing mixed-finance properties, managing corporate access to
HUD secure systems, managing front-line staff in their occupancy compliance duties, and more.
Gwen Volk is an approved NAHMA instructor for this course.

Each participant will receive a copy of the NAHMA Advanced Issues in HUD Occupancy manual.
The program is composed of classroom instruction and a two-hour exam. Individuals must pass
the exam to obtain the NAHMA course certificate. It is recommended that course attendees have
a working knowledge of the HUD 4350.3 Handbook prior to registration.
Specialist in Housing Credit Management (SHCM®) Exam Review Course
The SHCM® Exam Review Course includes 12 hours of instruction on the four areas of
knowledge covered by the SHCM® exam: program regulations, unit eligibility, applicant
eligibility and certification, and documentation, recordkeeping, compliance monitoring
and reporting. Gwen Volk has taught the SHCM® Exam Review Course for private
companies as well as through the NAHMA approved providers. She has frequently
been a trainer for NAHMA/NAA's SHCM® on-line Blended Learning course which is
offered twice a year as a series of live webinars.

The Specialist in Housing Credit Management® (SHCM®) certification has been
developed by the National Affordable Housing Management Association (NAHMA)
especially for management professionals involved with properties developed and
operated under the Low Income Housing Tax Credit (LIHTC) program. The SHCM® is
designed by management professionals for management professionals to ensure they
have attained the knowledge, experience and competence required to excel in the
housing credit property management industry. One key requirement for entry into the
SHCM® application process is 12 hours of housing credit education followed by sitting for
and passing the SHCM® exam.

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