NAN MCKAY HOUSING CHOICE VOUCHER SPECIALIST
EXAM ACTUAL 2025/2026 QUESTIONS AND 100% CORRECT
ANSWERS
INTRODUCTION / EXAM OVERVIEW
This comprehensive study guide is designed for candidates preparing for the Nan
McKay Housing Choice Voucher (HCV) Specialist Certification Exam for the 2025/2026
cycle. The HCV Specialist certification is the industry standard for public housing agency
(PHA) staff responsible for administering the Housing Choice Voucher program,
including occupancy specialists, reexamination specialists, eligibility specialists, and HCV
supervisors.
Exam Structure and Requirements:
• Certification Provider: Nan McKay & Associates (NMA)
• Training Prerequisite: Completion of NMA HCV Specialist training (5-day seminar
or equivalent)
• Exam Format: In-class or online proctored examination
• CEU Credits: 3.2 CEU units upon successful completion
• Regulatory Framework: 24 CFR Part 982, current HUD notices, and HOTMA
provisions implemented through 2025/2026
Major Content Areas Covered:
• Program Fundamentals: PHA responsibilities, Administrative Plan requirements,
HUD oversight, and the occupancy cycle (intake, initial lease-up, annual activities,
interim activities, terminations)
• Eligibility Determination: Elderly/disabled family definitions, Section 214
citizenship declarations, mixed families, noncontending family members, student
eligibility rules, and SSN disclosure requirements
• Income and Asset Calculations: Earned income, welfare benefits, Social Security
(before Medicare deduction), dependent exclusions, student earnings, lump sum
payments, asset valuations, and allowable deductions
, • Voucher Issuance and Portability: Oral briefing requirements, voucher expiration
and suspension, portability rights, receiving PHA vs. initial PHA responsibilities, and
income limits for portability cases
• Leasing and HAP Contracts: RFTA process, rent reasonableness determinations,
tenancy addendum requirements, HAP contract terms, and payment during moves
• Fair Housing and VAWA: Protected classes, reasonable accommodations, VAWA
forms (HUD-5380, HUD-5382), and assistance transfer rights for victims
• Recertifications and Terminations: Annual recertifications, interim
recertifications, family obligations, denial and termination grounds (criminal
history, debts, fraud), and informal hearing procedures
This examination reflects all 2025/2026 HUD regulatory updates, including recent
changes to verification requirements per Notice PIH 2026-04 and FY 2026 Fair Market
Rent (FMR) effective dates. Each question includes the correct answer and a detailed
rationale with regulatory citations to support exam readiness and real-world application.
Section 1: Program Fundamentals and PHA Administration (Questions 1-
15)
Q1: What are the primary responsibilities of a property owner participating in the
Housing Choice Voucher program?
A. Conducting annual recertifications and inspecting the unit biennially
B. Selecting and screening tenants, and enforcing the lease [CORRECT]
C. Establishing payment standards and conducting rent reasonableness determinations
D. Issuing the voucher and providing the oral briefing
Correct Answer: B
Rationale:
• Owner responsibilities include selecting and screening tenants for suitability and
enforcing the lease terms
• The PHA is responsible for determining eligibility, issuing vouchers, conducting
inspections, and administering the HAP contract
• Reference: 24 CFR 982.452 (Owner responsibilities)
,Q2: What is the purpose of the PHA Administrative Plan?
A. To summarize HUD regulations for applicants
B. To establish local policies for administering the HCV program in accordance with
HUD requirements [CORRECT]
C. To document tenant lease violations
D. To set Fair Market Rents for the jurisdiction
Correct Answer: B
Rationale:
• The Administrative Plan establishes local policies for HCV program administration,
including waiting list management, selection preferences, payment standards, and
procedures not specifically dictated by HUD regulation
• Must be approved by PHA board and HUD
• Reference: 24 CFR 982.54 (PHA Administrative Plan)
Q3: Which entity passes legislation establishing Public Housing Agencies (PHAs)?
A. HUD
B. The federal government
C. State governments [CORRECT]
D. Local municipalities
Correct Answer: C
Rationale:
• States pass legislation that establishes PHAs and grants them authority to operate
housing programs within their jurisdictions
• PHAs are political subdivisions of the state
• Reference: Housing Act of 1937, as amended
Q4: What are the four main phases of the occupancy cycle?
A. Application, verification, inspection, lease-up
B. Intake, initial lease-up, annual activities, interim activities, and terminations
[CORRECT]
, C. Waiting list, briefing, RFTA, HAP contract
D. Eligibility, voucher issuance, search, move-in
Correct Answer: B
Rationale:
• The occupancy cycle includes: (1) Intake (preapplication, waiting list, eligibility
determination); (2) Initial lease-up (briefing, voucher issuance, RFTA, inspection,
HAP contract); (3) Annual activities (recertifications, biennial HQS, rent
adjustments); (4) Interim activities (interim recerts, compliance); and (5)
Terminations
• Reference: Nan McKay HCV Specialist Training Curriculum
Q5: How does the HUD definition of disability differ from the ADA definition?
A. They are identical in all respects
B. HUD definition is more specific and used for eligibility determination and
allowances/deductions; ADA definition is broader and used for reasonable
accommodations [CORRECT]
C. ADA definition is more specific for housing programs
D. HUD definition only applies to elderly families
Correct Answer: B
Rationale:
• The HUD definition is specific to program eligibility and income allowances (medical
expenses, disability assistance expenses)
• The ADA definition is broader and governs reasonable accommodation
requirements under fair housing laws
• Reference: 24 CFR 5.403 (HUD definition); 42 U.S.C. 12102 (ADA definition)
Q6: What is the primary source of funding for the Housing Choice Voucher program?
A. State housing trust funds
B. HUD appropriations through the federal budget [CORRECT]
C. Local property taxes
D. Tenant rental payments
EXAM ACTUAL 2025/2026 QUESTIONS AND 100% CORRECT
ANSWERS
INTRODUCTION / EXAM OVERVIEW
This comprehensive study guide is designed for candidates preparing for the Nan
McKay Housing Choice Voucher (HCV) Specialist Certification Exam for the 2025/2026
cycle. The HCV Specialist certification is the industry standard for public housing agency
(PHA) staff responsible for administering the Housing Choice Voucher program,
including occupancy specialists, reexamination specialists, eligibility specialists, and HCV
supervisors.
Exam Structure and Requirements:
• Certification Provider: Nan McKay & Associates (NMA)
• Training Prerequisite: Completion of NMA HCV Specialist training (5-day seminar
or equivalent)
• Exam Format: In-class or online proctored examination
• CEU Credits: 3.2 CEU units upon successful completion
• Regulatory Framework: 24 CFR Part 982, current HUD notices, and HOTMA
provisions implemented through 2025/2026
Major Content Areas Covered:
• Program Fundamentals: PHA responsibilities, Administrative Plan requirements,
HUD oversight, and the occupancy cycle (intake, initial lease-up, annual activities,
interim activities, terminations)
• Eligibility Determination: Elderly/disabled family definitions, Section 214
citizenship declarations, mixed families, noncontending family members, student
eligibility rules, and SSN disclosure requirements
• Income and Asset Calculations: Earned income, welfare benefits, Social Security
(before Medicare deduction), dependent exclusions, student earnings, lump sum
payments, asset valuations, and allowable deductions
, • Voucher Issuance and Portability: Oral briefing requirements, voucher expiration
and suspension, portability rights, receiving PHA vs. initial PHA responsibilities, and
income limits for portability cases
• Leasing and HAP Contracts: RFTA process, rent reasonableness determinations,
tenancy addendum requirements, HAP contract terms, and payment during moves
• Fair Housing and VAWA: Protected classes, reasonable accommodations, VAWA
forms (HUD-5380, HUD-5382), and assistance transfer rights for victims
• Recertifications and Terminations: Annual recertifications, interim
recertifications, family obligations, denial and termination grounds (criminal
history, debts, fraud), and informal hearing procedures
This examination reflects all 2025/2026 HUD regulatory updates, including recent
changes to verification requirements per Notice PIH 2026-04 and FY 2026 Fair Market
Rent (FMR) effective dates. Each question includes the correct answer and a detailed
rationale with regulatory citations to support exam readiness and real-world application.
Section 1: Program Fundamentals and PHA Administration (Questions 1-
15)
Q1: What are the primary responsibilities of a property owner participating in the
Housing Choice Voucher program?
A. Conducting annual recertifications and inspecting the unit biennially
B. Selecting and screening tenants, and enforcing the lease [CORRECT]
C. Establishing payment standards and conducting rent reasonableness determinations
D. Issuing the voucher and providing the oral briefing
Correct Answer: B
Rationale:
• Owner responsibilities include selecting and screening tenants for suitability and
enforcing the lease terms
• The PHA is responsible for determining eligibility, issuing vouchers, conducting
inspections, and administering the HAP contract
• Reference: 24 CFR 982.452 (Owner responsibilities)
,Q2: What is the purpose of the PHA Administrative Plan?
A. To summarize HUD regulations for applicants
B. To establish local policies for administering the HCV program in accordance with
HUD requirements [CORRECT]
C. To document tenant lease violations
D. To set Fair Market Rents for the jurisdiction
Correct Answer: B
Rationale:
• The Administrative Plan establishes local policies for HCV program administration,
including waiting list management, selection preferences, payment standards, and
procedures not specifically dictated by HUD regulation
• Must be approved by PHA board and HUD
• Reference: 24 CFR 982.54 (PHA Administrative Plan)
Q3: Which entity passes legislation establishing Public Housing Agencies (PHAs)?
A. HUD
B. The federal government
C. State governments [CORRECT]
D. Local municipalities
Correct Answer: C
Rationale:
• States pass legislation that establishes PHAs and grants them authority to operate
housing programs within their jurisdictions
• PHAs are political subdivisions of the state
• Reference: Housing Act of 1937, as amended
Q4: What are the four main phases of the occupancy cycle?
A. Application, verification, inspection, lease-up
B. Intake, initial lease-up, annual activities, interim activities, and terminations
[CORRECT]
, C. Waiting list, briefing, RFTA, HAP contract
D. Eligibility, voucher issuance, search, move-in
Correct Answer: B
Rationale:
• The occupancy cycle includes: (1) Intake (preapplication, waiting list, eligibility
determination); (2) Initial lease-up (briefing, voucher issuance, RFTA, inspection,
HAP contract); (3) Annual activities (recertifications, biennial HQS, rent
adjustments); (4) Interim activities (interim recerts, compliance); and (5)
Terminations
• Reference: Nan McKay HCV Specialist Training Curriculum
Q5: How does the HUD definition of disability differ from the ADA definition?
A. They are identical in all respects
B. HUD definition is more specific and used for eligibility determination and
allowances/deductions; ADA definition is broader and used for reasonable
accommodations [CORRECT]
C. ADA definition is more specific for housing programs
D. HUD definition only applies to elderly families
Correct Answer: B
Rationale:
• The HUD definition is specific to program eligibility and income allowances (medical
expenses, disability assistance expenses)
• The ADA definition is broader and governs reasonable accommodation
requirements under fair housing laws
• Reference: 24 CFR 5.403 (HUD definition); 42 U.S.C. 12102 (ADA definition)
Q6: What is the primary source of funding for the Housing Choice Voucher program?
A. State housing trust funds
B. HUD appropriations through the federal budget [CORRECT]
C. Local property taxes
D. Tenant rental payments
