Inclusionary Below Market Rate (BMR) renter recertification

Send households the Recertification Letter and Recertification - BMR Rental Application Form A.

• Households will have 10 business days to send in their paperwork, which include:
  • Recertification - BMR Rental Application Form A
  • Most recent year's tax return
  • Income Tax declaration if tax returns not filed in the previous year
• If the renter asks for help, refer them to a housing counselor. See the list of housing counselors.

• Review all submitted documents.
• Complete the Review and Analysis (R&A) worksheet, based only on the most recent tax return form. 
  • If the income based on the tax return is 120% AMI or below, the household has completed the income portion of recertification.
• If the income exceeds 120% AMI or if the household does not have a valid reason for having to not file tax returns:
  • Send the renter Recertification - BMR Rental Application Form B
  • Provide the renter with up to 10 business days to submit the documents from BMR Rental Application Form B.
  • Complete the Review and Analysis (R&A) worksheet based on the documents from BMR Rental Application Form B.
  • If the renter's household income exceeds 175% AMI, you will need to contact justin.chang@sfgov.org and submit documents and R&A for review. If MOHCD confirms, you will need to proceed with disqualification as discussed in Step 3.

• If renters are disqualified, you must notify them by mail, email, text, and a phone call. You will need to prepare and provide the renter with the following form:  MOHCD-Disqualification Recertification
  • You must offer a disqualified household 5 calendar days to appeal. An appeal must include a Letter of Explanation, along with all supporting documents.
  • If renters are disqualified for missing documents, you must issue a letter listing the missing documents. You must allow the renter another 5 calendar days to send in the missing paperwork.
• Submit appeals to MOHCD for review. MOHCD will make the final decision on all appeals.
• You must allow 10 business days for MOHCD to review the appeal.
• If the recertification or the appeal is denied by MOHCD, you must give the household a 90-day non-renewal notice.
• The household must vacate by the end of the 90-day period.

• If the household is approved for recertification, they are now ready to sign a new lease.
• If you have changed any part of the lease form initially approved by MOHCD, you must inform MOHCD. These changes must be approved by MOHCD.
• You must attach the BMR Rental Acknowledgement. It must be signed by the renter as an acknowledgement of the Procedures Manual.
• Keep the digital files for your records. MOHCD may conduct an audit of your tenant files.