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Lease-up Time and Success Rate: SARA will consider the percentage of families that are unable to locate suitable housing before the voucher expires and whether families are leaving the jurisdiction to find affordable housing. Changes to payment standard amounts will be effective on December 1 St of every year. Exception Payment Standards [982.503(c)] SARA must request HUD approval to establish payment standards that are higher than the basic range. At HUD's sole discretion, HUD may approve a payment standard amount that is higher than the basic range for a designated part of the FMR area. HUD may approve an exception payment standard amount (in accordance with program requirements) for all units, or for all units of a given size, leased by program families in the exception area. Any SARA with jurisdiction in the exception area may use the HUD-approved exception payment standard amount. The total population of all HUD-approved exception areas in an FMR area may not include more than 50 percent of the population of the FMR area. Unit-by-Unit Exceptions [24 CFR 982.503(c)(2)(ii)] Unit-by-unit exceptions to SAHA's payment standards generally are not permitted. However, an exception maybe made as a reasonable accommodation for a family that includes a person with disabilities. (See Chapter 2 for a discussion of reasonable accommodations.) This type of exception does not affect SAHA's payment standard schedule. When needed as a reasonable accommodation, SARA may make an exception to the payment standard without HUD approval if the exception amount does not exceed 110 percent of the applicable FMR for the unit size [HCV GB 7-9] . SARA may request HUD approval for an exception to the payment standard for a particular family if the required amount falls between 110 and 120 percent of the FMR. A family that requires a reasonable accommodation may request a higher payment standard at the time the Request for Tenancy Approval (BETA) is submitted. The family must document the need for the exception. In order to approve an exception, or request an exception from HUD, SARA must determine that: There is a shortage of affordable units that would be appropriate for the family; The family's TTP would otherwise exceed 40 percent of adjusted monthly income; and The rent for the unit is reasonable. "Success Rate" Payment Standard Amounts [24 CFR 982.503(e)] If a substantial percentage of families have difficulty finding a suitable unit, SARA may request a "success rate payment standard" that applies to the entire jurisdiction. If approved by HUD, a success rate payment standard allows the PHA to set its payment standards at 90-110 percent of a higher FMR (the 50th, rather than the 40th percentile FMB). To support the request, SARA must demonstrate that during the most recent 6-month period for which information is available: Fewer than 75 percent of families who were issued vouchers became participants; SARA had established payment standards for all unit sizes, and for the entire jurisdiction, at 110 percent of the published FMR; and o~ro2~12 Page 16-4