Holiday Notice – All PEMCO offices will be closed on Monday July 4th in observance of Independance Day Notice – All bids awarded on or after April 16, 2015 must reflect 30 days to close when the sales type will be “cash”.HOME Income Limits data are available from FY 1998 to the present. The HOME Income Limits are calculated using the same methodology that HUD uses for calculating the income limits for the Section 8 program, in accordance with Section 3(b)(2) of the U.S. Housing Act of 1937, as amended. These limits are based on HUD estimates of median family income, with adjustments based on family size. The Department's methodology for calculating nationwide median family income figures is described in Notice PDR-2001-01. , the website for HUD's Office of Policy Development and Research, for more general information. Family sizes in excess of 8 persons are calculated by adding 8% of the four-person income limit for each additional family member. That is, a 9-person limit should be 140% of the 4-person limit, the 10-person limit should be 148%.

On January 27, 2009, HUD’s Office of Public and Indian Housing (PIH) issued a Part 5 final rule on "Refinement of Income and Rent Determination Requirements in Public and Assisted Housing Programs." Effective March 30, 2009, this rule makes conforming changes to the HOME regulations at 24 CFR 92.203(d)(1) "Income Determinations" to ensure consistency among HUD programs. The rule changes the way that PJs calculate annual income for the HOME program, although the practical effect of this change is minimal. To view additional related information, including Area Definitions, Uncapped 80% of Median Calculations, and Memos,  select a specific year from the filter below. The current HOME Income Limits are listed below. Browse the income limits by selecting the next page or use the filters on the left to find specific income limits for the current or previous years. Note: The 2016 Income Limits are effective on June 6, 2016. 2016 HOME Income Limits - All States 2016 HOME Income Limits - Alabama

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2016 HOME Income Limits - Puerto Rico 2016 HOME Income Limits - Rhode Island 2016 HOME Income Limits - South Carolina 2016 HOME Income Limits - South Dakota 2016 HOME Income Limits - Tennessee 2016 HOME Income Limits - Texas 2016 HOME Income Limits - UtahAt the time the agency guaranteed the loan with taxpayer dollars, federal documents show the 126-bed facility on Cumming Road had a three-star rating with the Centers for Medicare and Medicaid Services. But one month later, the facility’s ranking dropped to one star – a rating the Medicare agency says indicates the care provided is “much below average” and in the bottom 20 percent within a particular state. The score, based on a five-star scale and determined by rankings on health inspections, staffing levels and metrics such as the percentage of high-risk residents with pressure ulcers, remained unchanged for 18 months. During that time, a Richmond County lawsuit filed April 17, 2014, alleged that a resident had to be hospitalized after pressure ulcers on his left ankle resulted in the leg’s amputation because there was exposed bone, the ulcer was black and odorous, and it developed gangrene from deficient blood supply.

Today, the home’s rating is still one star, but HUD continues to protect the lender against loss on mortgage defaults in a program that experts say has ignored the most basic tenets of public finance and put American taxpayers at danger of bailing out the facility. “HUD should re-examine the loans it insures on an annual basis because over the course of a mortgage, a facility’s care can decline and that should be grounds for reconsidering whether the agency should terminate its coverage,” said Robyn Grant, the director of public policy and advocacy with the National Consumer Voice for Quality of Long-Term Care. Augusta Hills is not the only local home providing substandard care that taxpayers are protecting against mortgage defaults. The facility is one of two sites owned by PruittHealth, a Georgia company run by a nationally recognized leader in nursing-home care, that has Augusta as one of 15 U.S. cities with multiple one-star sites with millions in mortgages insured by HUD.

Chicago and Cincinnati each have at least three one-star facilities insured by HUD. In addition to Augusta, 13 cities in nine states have two homes backed by the agency, despite receiving the lowest possible overall quality rating from the Centers for Medicare and Medicaid Services. THE OTHER AUGUSTA home is a 100-bed facility on Milledgeville Road – the Blair House Nursing Home – which had a $2.3 million mortgage insured by HUD on July 25, 2012, at an interest rate of 2½ percent. When approved, the Blair House had a four-star rating. But two months before HUD guaranteed its loan, an unresolved lawsuit in Richmond County Superior Court alleged that a former resident died from respiratory failure. That claim, filed Dec. 26, 2013, by the woman’s family, states that facility neglect led 87-year-old Bessie Robinson to be diagnosed with chronic malnutrition, a urinary tract infection and a severe pressure ulcer on her buttocks. After surgery, the lawsuit says, doctors put her chances for survival at zero percent.

Robinson died May 23, 2012, two months before HUD guaranteed the loan. Today, the Blair House has a one-star rating, and as a company, PruittHealth has three area homes with below-average ratings insured by HUD. The third is a 132-bed, two-star facility in North Augusta – the Anne Maria Nur­sing Center – which had a $3.9 million mortgage guaranteed by HUD in April 2012 at an interest rate of 3 percent. Nick Williams, Pruitt­Health’s chief development officer, would not comment on the loans, nor would he make the company’s chairman and CEO, Neil Pruitt Jr., available for an interview. After the homes received poor ratings and mortgage insurance from HUD, Pruitt received a 2013 congressional appointment to the Commis­sion on Long Term Care to ensure the elderly and disabled have access to skilled-nursing services nationwide. He currently serves as the chairman of the University System of Georgia’s Board of Regents. In his lone comment, Wil­liams said both Augusta Hills and the Blair House performed well in an annual health inspection in May.

“This will move both of them to three-star facilities when the numbers are updated,” he said in an e-mail. Updated CMS reports processed May 1 show the facilities still had one-star ratings. Williams did not return an e-mail seeking explanation. CONGRESS CREATED THE nursing-home mortgage program in 1959 as part of the National Housing Act to improve the availability of loan funds and provide more favorable interest rates for private facilities during an era before businesses depended on Medicaid for income. Five years later, nonprofit homes were added to the program, which pays the bank if land owners default on long-term, fixed-rate financing of up to 40 years for new and rehabilitated properties and mortgages of up to 35 years for existing properties without rehabilitation. A 2009 report by the Govern­ment Accountability Office on the relative safety of more than 15,700 nursing homes nationwide rated the Blair House among the worst 20 percent in the country, while Augusta Hills was in the lowest 25 percent and Anne Maria was in the bottom 1 percent.

In September 2013, staff at Augusta Hills caused “immediate jeopardy to resident health or safety” when they failed to follow policy and observe and monitor urinary catheters for at least six residents, according to a Medicare and Medi­caid Services inspection. The oversight resulted in one device becoming blocked with mold and the patient being admitted to the hospital in critical condition with a urinary tract infection. An inspection in March 2014 at the Blair House found the facility failed to follow the recommendations of a registered dietician and caused one patient who had no teeth and trouble swallowing to lose 12½ percent of his weight in 26 days and develop a Stage 4 pressure ulcer above the buttocks. HUD spokesman Brian Sul­li­van wrote in an e-mail that the overall quality rating of insured skilled-nursing facilities has steadily improved from an average of 2.7 to 3.1 stars for the 744 homes the agency has backed since 2011, when it first began tracking the ratings.

He said a facility’s star rating and inspection deficiencies are among several factors considered when deciding to insure a home’s mortgage. Others include the market in which a facility is located, the financial strength and experience of project participants, and a home’s historical operational performance, its age and condition. Augusta Hills and Blair House sites were originally built in 1982 and 1974, according to tax records. “HUD’s annual goal is to increase the quality of care to residents,” Sullivan said. “In fact, improving the quality of care in these facilities is directly tied to the physical structure of these facilities … so, in a very real way, offering stable financing to qualified skilled-nursing facilities improves their quality of care.” Sullivan said “HUD does not have the legal authority to regulate care for its loan recipients,” but he did not respond to an e-mail asking whether the agency annually reviews the nursing-home mortgages it insures and whether it can terminate its involvement at any time.

GRANT, OF THE National Consu­mer Voice for Quality of Long-Term Care, said “it is unacceptable that taxpayer dollars are being used to support entities providing substandard care, particularly those that are for-profit. “Public dollars should not be going to facilities that receive one-, even two-star ratings,” she said. Grant said HUD needs to implement a policy that seeks community input for insuring homes and prohibits the federal government from backing loans for facilities with one-star ratings. She said change could be a lengthy process, especially if it is tied to federal regulation, but one worth pursuing. “I think if we continue to allow HUD to insure poorly performing homes, we’re not building a system that prevents potential harm to residents nationwide,” she said. “In a way, we’re enabling facilities to provide substandard care, and that’s not right. This is a public policy issue that really needs to be addressed.” Staff writer Sandy Hodson contributed to this report.