New York Codes, Rules and Regulations (NYCRR)

Title 9 Part 1647

Executive Department

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9 NYCRR 1647-1.1 - General

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(a)This Part deals with specific accounting procedures and instructions applicable to the operating period, except with respect to subsidies, which will be separately treated in Part 1648.
(b)The operating period has been defined in Part 1640 as beginning with the date of substantial completion. The significance of the date of substantial completion in the scheme of accounts has been indicated previously. To recapitulate, the date of substantial completion marks the point at which direct costs and carrying charges cease to be capitalized as development costs and commence to be charged to project revenues; it marks the end of the initial operating period and, hence, of the capitalization of the net income or deficit for that period; it marks the point at which the local agency begins to record, formally, vacancies for the project proper and to make provisions for reserves for vacancy and collection losses, painting and decorating, and replacements; it marks the point at which, if bonds have been issued, the local agency begins to make provision for amortization of the bond issue; it marks the point at which periodic subsidies (State and local) begin to accrue. Other accounting features of the operating period stem from the requirement (as contrasted with the development period) to close the books at the end of each fiscal year and the related requirement for the operation of account 2700, Income and Expense Clearance, and account 2710, Prior Years Adjustments.

9 NYCRR 1647-1.2 - Administration fund

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Beginning with the date of substantial completion, all project revenue shall be deposited into the administration fund and all expense chargeable to project revenues shall be paid therefrom. The opening of the administration fund at the beginning of the initial operating period, the operation of the fund during that period, the setting up of the income and expense analysis ledgers and the tenants' accounting system, the closing of the books at the end of the initial operating period, the transfer of funds between the development and administration funds to adjust for net income or deficit of the initial operating period, advances by the development fund, prepaid expenses and payable, change and petty cash funds, etc., have been described in Subpart 1646-6, to which references should be made.

9 NYCRR 1647-2.1 - When established

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Vacancy and collection loss reserves shall be set aside out of project revenue for each project as of the last day of each calendar quarter beginning with the quarter in which the date of substantial completion falls.

9 NYCRR 1647-2.2 - Accumulation of reserve

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(a)Amount of periodical provision.

The amount set aside for vacancy and collection loss reserves at the end of each calendar quarter shall be equal to three per cent, or such other rate as the division shall approve or prescribe, of the total dwelling rent schedule (account 3110) for such quarter less actual dwelling vacancy losses incurred (account 3111) and collection losses (account 4770) written off during such quarter. For the purpose of this provision, total dwelling rent schedule shall be the sum of the following:

(1)Account 3110.1—Basic Rent Schedule
(2)Account 3110.2—Dwelling Rent Surcharges
(3)Account 3110.3—Retroactive Surcharges
(4)Account 3110.4—Excess Utility Charges
(b)Maximum reserve.

The amount set aside for any project shall not increase the accumulated total reserve for vacancy and collection losses to an amount greater than the highest total dwelling rent schedule, as defined above, for any full calendar quarter between the end of the initial operating period and March 31, 1947, for projects whose date of substantial completion is prior to March 31, 1947, or greater than the highest total dwelling rent schedule for any full calendar quarter up to and including the eighth quarter after the end of the initial operating period, for projects whose date of substantial completion is subsequent to March 31, 1947. A full calendar quarter consists of a consecutive three month period ending March 31, June 30, September 30 or December 31.

9 NYCRR 1647-2.3 - Use of reserve

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The reserve accumulated shall be available to meet vacancy and collection losses in any calendar quarter in which the actual losses exceed an amount equal to three per cent of the total dwelling rent schedule for such quarter. In any such quarter the reserve shall be drawn upon to meet such excesses to the extent of the balance available in the reserve.

9 NYCRR 1647-2.4 - Computation and recording

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(a)Accumulating the reserve.
(1)The effect of section 1647-2.2 is that the vacancy and collection loss reserve will be increased at the end of every calendar quarter in which the sum of the actual dwelling vacancy losses incurred and collection losses written off is less than three per cent of the total dwelling rent schedule for the quarter, but no increase may be recorded which will cause the reserve to exceed a maximum amount. Under this set of circumstances, the following typical cases may arise:
(i)There is an ample margin between the amount accumulated in the V&C reserve to date and the maximum reserve.
(ii)The amount accumulated in the V&C reserve to date is close to the maximum reserve.
(iii)The maximum amount has already been accumulated in the reserve.
(2)The computation of the amount to be set aside in the reserve for a calendar quarter, hereinafter referred to as the provision to be made for that quarter, for each of the three typical cases, is illustrated in Table I which follows.

TABLE I

Computation of Provision for V & C Losses Actual Losses Are Less Than Three Per Cent of Total Dwelling Rent Schedule

Case 1
ItemReserve Less than Maximum (Ample Margin)Reserve Less than Maximum (Small Margin)Reserve is at Maximum
1. Maximum amount of V&C Reserve, account 2520$16,000$16,000$16,000
2. Less: Balance of V&C Reserve at beginning of current quarter12,00015,85016,000
3. Difference between items 1 and 2$4,000$150none
4. Total dwelling rent schedule for the current quarter$15,000$15,000$15,000
5. Three per cent of item 4$450$450$450
6. Less: Dwelling Vacancy Loss for the quarter, account 3111$150$150$150
7. Less: Collection Loss for the quarter, account 4770505050
8. Total losses for the quarter200200200
9. Difference between items 5 and 8$250$250$250
10. Provision to be made for V&C Losses for the calendar quarter, item 3 or 9, whichever is less$250$150none
(i)The provision (item 10 of the above table) is recorded on the books of account at the end of the quarter by a journal voucher, as follows:

Debit: Account 4895, Provision for Vacancy

and Collection Losses $XXX

Credit: Account 2520, Vacancy and

Collection Loss Reserve $XXX

(ii)No journal entry would, of course, be made for case 3 where the reserve at the beginning of the quarter was already at the maximum.
(b)Drawing upon the reserve.
(1)The effect of section 1647-2.3 is that the vacancy and collection loss reserve will be decreased at the end of every calendar quarter in which the sum of the actual dwelling vacancy losses incurred and collection losses written off is greater than three per cent of the total dwelling rent schedule for the quarter, but no decrease may be recorded which will cause the reserve account to show a debit balance. Under this set of circumstances the following typical cases may arise:
(i)The amount of the reserve is ample to absorb the charge.
(ii)The amount of the reserve is not enough to absorb the charge.
(iii)The reserve has been exhausted.
(2)The computation of the amount to be drawn out of the reserve for a calendar quarter for each of the three typical cases is illustrated in the following table.

TABLE II

Computation of Amount Deductible From V & C Reserve Where Actual Losses Are Greater Than Three Per Cent of Total Dwelling Rent Schedule

Case 1
ItemAmple ReserveInadequate ReserveReserve Exhausted
1. Balance of V&C Reserve at beginning of current quarter$12,000$900none
2. Dwelling Vacancy Loss for the quarter, account 3111$1,400$1,400$1,400
3. Collection Losses for the quarter, account 4770100100100
4. Total Losses for the quarter$1,500$1,500$1,500
5. Total dwelling rent schedule for the quarter$15,000$15,000$15,000
6. Three per cent of item 5$450$450$450
7. Difference between items 4 and 6$1,050$1,050$1,050
8. Amount deductible from V&C Reserve, account 2520, for the current quarter, item 1 or item 7, whichever is less$1,050$900none
(i)The amount by which the reserve is to be drawn upon (item 8 of the above table) is recorded on the books of account at the end of the quarter by a journal voucher, as follows:

Debit: Account 2520, Vacancy and

Collection Loss Reserve $XXX

Credit: Account 4895, Provision for

Vacancy and Collection Losses $XXX

(ii)No journal entry would, of course, be made for case 3 where there was no reserve available at the beginning of the quarter, and the entry for case 2, where the reserve at the beginning of the quarter was inadequate, would result in a zero balance in account 2520, Vacancy and Collection Loss Reserve.
(iii)A depleted reserve will be re-established in any quarter subsequent to depletion in which three per cent of the total dwelling rent schedule for the quarter exceeds the actual vacancy loss incurred and collection losses written off.

9 NYCRR 1647-2.5 - Transfer, segregation and investment of reserve

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At the end of each calendar quarter, the provision for vacancy and collection losses, if any, as computed in accordance with subdivision (a) of section 1647-2.4, shall be transferred from the administration fund to the reserve fund. If the reserve is to be drawn upon, a transfer of the amount to be drawn, as computed in accordance with subdivision (b) of section 1647-2.4, shall, similarly, be made from the reserve fund to the administration fund. The segregation and investment of the reserve are discussed in Subpart 1647-5, to which reference should be made.

9 NYCRR 1647-3.1 - When established

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Painting and decorating reserves shall be set aside out of project revenue for each project as of the last day of each calendar quarter beginning with the quarter in which the date of substantial completion falls.

9 NYCRR 1647-3.2 - Accumulation of reserve

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The amount set aside for painting and decorating reserves at the end of each calendar quarter shall be equal to one quarter of the average annual estimate of painting and decorating expenses less the actual painting and decorating expense incurred during each quarter. However, with respect to a given fiscal year, the amount set aside for any portion of such fiscal year shall not exceed the prorated average annual estimate less the actual expense for such portion of the year. The average annual estimate of painting and decorating expense shall be in accordance with the operating budget, as approved by the division.

9 NYCRR 1647-3.3 - Use of reserve

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The reserve accumulated shall be available to meet painting and decorating expense in any calendar quarter in which the actual expense incurred exceeds one quarter of the average annual estimate of painting and decorating expense. In any such quarter the reserve shall be drawn upon to meet such excesses to the extent of the balance available in the reserve.

9 NYCRR 1647-3.4 - Computation and recording

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(a)Average annual estimate for quarter exceeds actual expense.
(1)Assuming that the average annual estimated amount required to be set aside is $9,600, the quarterly amount required would be $2,400. Assume further that the actual expense incurred for painting and decorating during the current quarter amount to $700. Using these amounts, the computation for the quarter would be as follows:
Established quarterly amount allocated for painting and decorating$2,400
Less: Actual painting and decorating expense for current quarter, account 4430700
Provision to be made for painting and decorating$1,700
(2)The journal voucher recording this transaction on the books of account would be prepared at the end of the quarter to read as follows:

Debit: Account 4894, Provision for Painting and Decorating $1,700

Credit: Account 2530, Painting and Decorating Reserve $1,700

(b)Actual expense exceeds average annual estimate for quarter.
(1)Using the same amounts as in subdivision (a) of this section for the established quarterly amount allocated for painting and decorating and assuming that the actual expense for painting and decorating for the quarter was $2,800, the computation would be as follows:
Established quarterly amount allocated for painting and decorating$2,400
Less: Actual painting and decorating expense for current quarter, account 44302,800
Amount deductible from Painting and Decorating Reserve($400)
(2)The journal voucher recording this transaction on the books of account would be prepared at the end of the quarter to read as follows:

Debit: Account 2530, Painting and Decorating Reserve $400

Credit: Account 4894, Provision for Painting and Decorating $400

(c)Excess of actual expense over average annual estimate for the quarter exceeds balance in reserve account.
(1)Using the same figures as in subdivision (a), above, for the established quarterly amount allocated for painting and decorating, assume that the actual expense for painting and decorating for the quarter to be $4,300. Assume further that at the end of the previous quarter the balance in account 2530, Painting and Decorating Reserve, was $1,500. Using these amounts, the computation would be as follows:
Established quarterly amount allocated for painting and decorating$2,400
Less: Actual painting and decorating expense for current quarter, account 44304,300
Amount computed as being deductible from Painting and Decorating Reserve($1,900)
Balance available in Painting and Decorating Reserve, account 2530$1,500
Amount deductible from Painting and Decorating Reserve$1,500
(2)The journal voucher recording this transaction on the books of account would be prepared at the end of the quarter to read as follows:

Debit: Account 2530, Painting and Decorating Reserve

$1,500

Credit: Account 4894, Provision for Painting and Decorating $1,500

(3)As a result of the entry, account 2530, Painting and Decorating Reserve would have a zero balance.
(d)Re-establishment of reserve following complete exhaustion of balance.

The effect of the provisions of section 1647-3.2 is to ensure that, after the reserve has been depleted, excesses of actual expenses over the average annual estimate for a quarter because of depletion of the reserve will be absorbed by the excess of the average annual estimate over actual expenses in subsequent quarters of the fiscal year before further provision is made for the reserve. Excesses of actual expenses over average annual estimates not charged against the reserve shall not, however, be carried forward into subsequent fiscal years. The operation of these provisions is illustrated in the following example:

Quarter endingActual P&D expenseAverage annual estimateDifferenceP&D Reserve Acct. 2530
Balance as of March 31, 1948$2,000
6/30/48$7,400$5,000($2,400)(2,000)Depleted
9/30/486,0005,000(1,000)–0–
12/31/483,5005,0001,500100Re-established
$16,900$15,000$1,900$100
(1)This example shows that the reserve was depleted at the end of the first quarter of the fiscal year and that only $2,000 of the $2,400 excess of actual expense over the average annual estimate could be charged against the reserve leaving a balance of $400 not charged against the reserve. In the second quarter, the actual expense exceeded the average annual estimate by $1,000, but since the reserve had been depleted in the previous quarter, no part of this excess could be charged against the reserve. The total excess not charged against the reserve now aggregates $1,400 for the half-year. In the third quarter, the average annual estimate exceeded the actual expense by $1,500. In re-establishing the reserve, the $1,500 excess of the average annual estimate over actual expenses for the quarter would first be applied to meeting the $1,400 excess expenses not charged against the reserve and only the balance of $100 would be set aside in the reserve. The journal voucher at December 31, 1948 would be prepared to read as follows:

Debit: Account 4894, Provision for Painting and Decorating

$100

Credit: Account 2530, Painting and Decorating Reserve $1,500

(2)If, at the end of the fiscal year, there remained excess expenses not charged against the reserve, because of depletion thereof, such excess would not be used to reduce the amount by which the reserve would otherwise be established in the subsequent fiscal year, as illustrated in the following example:
Quarter endingActual P&D expenseAverage annual estimateDifferenceP&D Reserve Acct. 2530
Balance December 31, 1948$100
3/31/49$5,200$5,000($200)(100)
End of fiscal year–0–
6/30/49$4,900$5,000$100$100Re-established

9 NYCRR 1647-3.5 - Transfer, segregation and investment of reserve

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At the end of each calendar quarter, the provision for painting and decorating, if any, as computed in accordance with section 1647-3.4 shall be transferred from the administration fund to the reserve fund. If the reserve is to be drawn upon, a transfer of the amount to be drawn, as computed in accordance with section 1647-3.4, shall, similarly, be made from the reserve fund to the administration fund. The segregation and investment of the reserve, are discussed in Subpart 1647-5, to which reference should be made.

9 NYCRR 1647-4.1 - Purpose of reserve

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The purpose of the replacement reserve is to accumulate funds for the replacement of selected categories of fixed assets at the end of their useful lives, such replacement being necessary to maintain or restore the utility, function or revenue-producing capacity of the project over its statutory life.

9 NYCRR 1647-4.2 - Classification of replacements

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(a)In addition to replacements, other expenditures in the nature of repairs, maintenance and renewals (RM&R) may be made to maintain or restore the utility, function or revenue producing capacity of a project. Such expenditures, however, are charged to expense, whereas expenditures for replacements are charged to the reserve. Theoretical criteria for distinguishing between RM&R on the one hand, and replacements, on the other, have been stated in the preamble to the definitions of the 4400, Repairs and Maintenance, group of expense accounts (see Part 1641). In view of the practical difficulties in their application, the division does not prescribe the use of such criteria, except as a guide, and bases its classification on a system of selection and predetermination, as follows:
(1)Schedule of replacement reserve requirements.

The first step in the system of classification is the preparation by the local agency of a schedule of replacement reserve requirements (see § 1647-4.3). This schedule is submitted for division review and approval upon substantial completion of the project and lists the assets which, it is intended, will be replaced over the life of the project and for which reserves are to be accumulated by periodical provisions. It is evident that, of the aggregate of assets comprising a project, a selection will necessarily have to be made of the assets to be included in the schedule of replacement reserve requirements, inasmuch as it is the stated purpose of the reserve to provide funds only for such replacements as are required to maintain or restore the utility, function or revenue-producing capacity of the project over its statutory life.

(2)Operating budget.

The next step in the system of classification is the preparation of the annual operating budget. Each operating budget submitted to the division for review and approval will include a supplementary schedule of replacements which shall give a detailed description and cost estimate of all replacements planned for the budget year. It is evident that, in the preparation of the operating budget, the local agency will be guided by the schedule of replacement reserve requirements in that the classes of assets budgeted to be replaced during a given budget year will be selected from the list of assets scheduled to be replaced over the life of the project as per the schedule of replacement reserve requirements, as revised to date. In the event that the need for an unanticipated replacement occurs during the year, the local agency shall request division approval of a corresponding amendment of the operating budget.

(3)Classification.

The final step in the system of classification is to classify as replacements, to be charged to account 2510, Replacement Reserve, all expenditures for items listed on the schedule of replacements with the approved operating budget, as amended, and to classify as RM&R expenses, to be charged to the 4400 group of expense accounts, all other expenditures for maintaining or restoring the utility, function and revenue-producing capacity of the project.

(b)The division exercises control over the classification of expenditures for repairs, maintenance, renewals and replacements through its approval and periodical review of the schedule of replacement reserve requirements, its review and approval of the annual operating budgets and amendments thereto, and its office review and field audit of the actual expenditures and classification thereof by the local agency.

9 NYCRR 1647-4.3 - Schedule of replacement reserve requirements

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The schedule of replacement reserve requirements (§ 1647-4.2, subd. [a], par. [1]) prepared by the local agency for division review and approval upon substantial completion of the project consists of three tables, as follows:

Table I Computation of Estimated Requirements for Replacements

Table II Annual Provisions for Replacements

Table III Replacement Reserve Balances

These tables will be described in the subdivisions which follow.

(a)Table I—computation of estimated requirements for replacements.
(1)Starting with a list of classes of assets which, it is intended, will be replaced over the life of the project, this table states the estimated replacement cost of each class of assets (giving effect to anticipated changes in the level of prices), the estimated percentage of each class which will require replacement, and the estimated useful life of each class. The classes of assets to be included in Table I and their estimated useful lives will depend on what went into the construction of the project and the classes of assets included may be revised, some being dropped and others being added, as a result of the periodical review of the schedule of replacement reserve requirements by the division and the local agency in subsequent years. A typical list, to be considered only as an indication of the classes of assets that might be included in Table I and of their useful lives, follows:
StructuresPer cent estimated to be replacedEstimated years of useful life
Gas Ranges1008
Refrigerators10015
Plumbing—Interior Piping10025
Plumbing Fixtures2525
Warm Air Furnaces10025
Automatic Hot Water Heaters10012
Asphalt Shingle Roofing10015
Flashing10015
Linoleum10012
Electric Fixtures2525
Screens and Combination Storm Doors10015
Operating Equipment10012
Site utilitiesPer cent estimated to be replacedEstimated years of useful life
Gas Distribution System10025
Electric Distribution System5025
(2)By extending the estimated requirements for replacement of each class of assets into appropriate columns, Table I makes it possible to determine the periodic requirements at the end of the estimated lives of assets having the same estimated useful lives. In the table above, for example, a certain sum will be required every eight years over the life of the project for replacement of gas ranges, another sum every 12 years for replacement of hot water heaters and linoleum, etc.
(b)Table II—annual provisions for replacements.

This table shows the amount to be set aside out of project revenues for replacements for each year over the life of the project, beginning with the year the project was declared substantially completed. The construction of this table will depend on which method of making the provision the local agency is authorized by the division to use (see § 1647-4.5). If the interest savings method is used, Table II will show the annual interest saving resulting from amortization of the loan from the State as the provision for replacements. If the sinking fund method is used, the annual provision is arrived at by spreading the periodical requirements determined by Table I over each year of the project's life. The annual provision arrived at by this method is generally also stated in terms of the provision to be made per construction room. Regardless of which method is used, the annual provision may be augmented in some years and reduced in other years by a sinking fund factor reflecting the interest anticipated to be earned on investments of the reserve. For accounting purposes, however, the project accountant need only concern himself with the following:

(1)Amount of annual provision.

The amount of the annual provision, as adjusted for sinking fund factor, if any, for the respective years will be found in the appropriate column of Table II. One quarter of the annual contribution is made at the end of each calendar quarter by the following journal entry:

Debit: Account 4891, Provision for Replacement $XXX

Credit: Account 2510, Replacement Reserve $XXX

The provision is made regardless of the charges incurred for replacements in the calendar quarter and the amount set aside is transferred from the administration fund to the reserve fund at the end of the quarter in the prescribed manner (see Subpart 1647-5).

(2)Interest on reserve fund investments.

While the interest on investments of the reserve is considered to be a part of the replacement reserve, it is recorded separately, as earned, as follows:

Debit: Account 1144, Accrued Interest Receivable on Investments $XXX

Credit: Account 2511, Interest Earned on Reserve Fund Investments $XXX

The credit to account 2511 will include the interest on investments of vacancy and collection loss and painting and decorating reserves, as well as of replacement reserves, the interest earned on all investments of reserves being considered available solely for replacements. Such availability will be reflected by transfers from time to time, with prior division authorization and approval, of balances in account 2511 to account 2510. No charges for replacements shall be made to account 2511, all such charges being made as a matter of procedure to account 2510.

Note:

For gain or loss on disposition of reserve fund investments, see section 1645-2.4.

(c)Table III—replacement reserve balances.

This table relates the annual provisions or contributions to the reserve (account 2510), as per Table II, and the interest anticipated to be earned on investments of the reserve (the sinking fund factor) to the requirements for replacements, as per Table I and is intended to show that the reserve funds will be accumulated at a rate adequate to meet the estimated requirements for replacements as and when they occur. The table accordingly shows, for each year of the project's life, credits from the annual contributions and the interest anticipated to be earned, the charges for replacements, and the balance of the reserve (accounts 2510 and 2511 being here considered as a unit) at the end of the fiscal year after all charges and credits. Table III is of less immediate interest to the project accountant than Tables I and II. The annual provision for replacements is based on Table II and not on the maintenance of the balances shown in Table III. The division may, however, as a result of its review of the adequacy of the reserve, authorize or direct the local agency, in a given year, to adjust the annual provision to maintain the reserve balance as shown in Table III.

9 NYCRR 1647-4.4 - When established

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The replacement reserve shall be set aside out of project revenue as of the last day of each calendar quarter beginning with the quarter in which the date of substantial completion falls.

9 NYCRR 1647-4.5 - Accumulation of reserve

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(a)The amount set aside for replacement reserves at the end of each calendar quarter and credited to account 2510, Replacement Reserve, shall be equal to one quarter of the annual provision for the given year scheduled to be made as per Table II of the schedule of replacement reserve requirements (see § 1647-4.3, subd. [b]). No deduction shall be made from the quarterly provision for charges for replacements incurred during the quarter. Interest on investments of reserves shall be accrued and recorded separately in account 2511, Interest Earned on Reserve Fund Investments (see § 1647-4.3, subd. [c])
(b)Provisions for replacements are based on either of two methods of accumulation, as follows:
(1)Interest savings method.

In this method the annual contributions, previously determined, are based on the savings in interest charges on the indebtedness of the local agency to the State of New York arising out of the periodical reductions, by way of amortization, of that indebtedness in accordance with the terms of the loan contract. This saving is the difference between the amount charged, on the accrual basis, to account 4716, Interest on Indebtedness, for a given fiscal year and the amount of the annual interest charge on the original indebtedness. The annual provision, under this method, will ordinarily, be equal to the interest saving for the year, but is subject to adjustment at the direction of the division, or with its prior authorization and approval, as a result of the periodical review of the adequacy of the reserve. The interest savings method results in a level maximum rent charge, particularly during the early years of operation, but has the disadvantage of being only incidentally related to the replacement requirements. It cannot be used if the interest rate is too low.

(2)Sinking fund method.

In this method, the annual contributions, previously determined, are based on an analysis of the life expectancies of the various classes of assets to be replaced over the statutory life of the project, as described in subdivision (b) of section 1647-4.3. The annual provision, under this method, is also subject to adjustment at the direction of the division, or with its prior authorization and approval, as a result of the periodical review of the adequacy of the reserve. The sinking fund method results in higher initial rent charges which may later be offset by interest savings, but has the advantage of being directly related to the replacement requirements.

(c)The local agency will be advised by the division as to which method of accumulating reserves will be applicable to a particular project.

9 NYCRR 1647-4.6 - Computation and recording of provision

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(a)The provision for replacements is predetermined by Table II of the schedule replacement reserve requirements (see § 1647-4.3, subd. [b]) and no computation is therefore required as in the case of the provisions for vacancy and collection losses and painting and decorating.
(b)See paragraph (1) of subdivision (b) of section 1647-4.3 for the entry recording the provision.

9 NYCRR 1647-4.7 - Use of reserve

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The reserve accumulated shall be available to make replacements required to maintain or restore the utility, function or revenue-producing capacity of the project. The classification of expenditures as “replacements” has been described in section 1647-4.2 as being predetermined by (a) the schedule of replacement reserve requirements and (b) the annual operating budget. The division, however, reserves the right to direct the classification or reclassification of expenditures as “replacements”. All charges for replacements shall be made directly to account 2510, Replacement Reserve. No charges for replacements shall be made to account 2511, Interest Earned on Reserve Fund Investments, or to account 2512, Gain or Loss on Disposition of Reserve Fund Investments, but balances available in the latter accounts may be transferred to account 2510 at the direction of the division or with its prior authorization and approval. No charge shall be made to account 2510 in excess of the credit balance therein or after said balance has been exhausted. Anticipated expenditures or commitments for replacements in excess of the balance available in account 2510 shall be submitted to the division for review and approval before being made. Careful planning, budgeting and classification, together with periodical review of replacement requirements should, however, result in a reserve adequate to meet all requirements as and when they occur. No charges shall be made to account 2510, Replacement Reserve, unless it appears in an approved operating budget or has been approved by the Division of Housing.

9 NYCRR 1647-4.8 - Transfer, segregation and investment of reserve

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Executive Department
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At the end of each calendar quarter, the provision for replacements as per Table II of the schedule of replacement reserve requirements shall be transferred from the administration fund to the reserve fund, as directed in section 1647-4.5. It is preferable that expenditures for replacements be made directly from the reserve fund, but they may also be made from the administration fund, in which case the administration fund shall be reimbursed not later than the end of the quarter in which the expenditure was made. The segregation and investment of the reserve are discussed in Subpart 1647-5, to which reference should be made.

9 NYCRR 1647-4.9 - Schedule of replacement reserve transactions

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Executive Department
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Section source receipt
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This schedule analyzes the replacement reserve transactions occurring in a given fiscal year and shall be submitted, in an original and duplicate, with the financial report for the final quarter of the fiscal year, ending on March 31. The schedule shall be in the following form:

A.Balances of Replacement Reserve accounts, at beginning of fiscal year, April 1, 19 :
1. Account 2510, Replacement Reserve$XXX
2. Account 2511, Interest Earned on Reserve Fund InvestmentsXXX
3. Account 2512, Gain or Loss on Disposition of Reserve Fund InvestmentsXXX
4. Total Replacement Reserve at beginning of fiscal year$XXX
B.Additions to Reserve made during the fiscal year:
1. Provision for Replacements (account 4891)$XXX
2. Interest earned on Reserve Fund investments during the yearXXX
3. Gain or loss on Reserve Fund investments disposed of during the yearXXX
4. Total additions to Replacement ReserveXXX
C.Sum of lines A(4) and B(4)$XXX
D.Charges to Reserve, for replacements made during the fiscal year (itemized by asset classes):
1. Asset AXXX
2. Asset BXXX
3. Asset C, etc.XXX
4. Total charges for replacementsXXX
E.Balance of Replacement Reserve accounts, at close of fiscal year, March 31, 19 :
1. Account 2510, Replacement Reserve$XXX
2. Account 2511, Interest Earned on Reserve Fund InvestmentsXXX
3. Account 2512, Gain or Loss on Disposition of Reserve Fund InvestmentsXXX
4. Total Replacement Reserve at end of fiscal year$XXX
F.Scheduled Replacement Reserve at end of fiscal year, as per Table III of Schedule of Replacement Reserve Requirements$XXX

Note:

The sum of the balances of the replacement reserve accounts at the close of the fiscal year must, of course, equal the difference between item C and item D(4) above.

9 NYCRR 1647-5.1 - Segregation of reserves

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Executive Department
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Section source receipt
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Sep 15, 2021

The segregation of moneys set aside for vacancy and collection loss, painting and decorating, and replacement reserves, or other authorized reserves, from other funds, and the deposit thereof in a separate reserve fund bank account is prescribed. While the moneys set aside for the individual reserves are pooled in a common reserve fund, separate accountability of the moneys set aside for each reserve shall be maintained by means of a general ledger analysis of accounts 1113, Reserve Fund, as described in section 1642-3.2. Similar provisions apply with respect to investments of reserve funds.

9 NYCRR 1647-5.2 - Deposits in reserve fund

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Executive Department
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Immediately following the close of each calendar quarter, there shall be withdrawn from the administration fund and deposited in the reserve fund, the amounts set aside for vacancy and collection loss, painting and decorating, and replacements reserves computed in accordance with Subpart 1647-4. If, at the end of the calendar quarter, the amounts computed for the specified reserves should be negative figures, a corresponding amount shall be withdrawn from the reserve fund and deposited in the administration fund. Individual transfers of funds with respect to each reserve are not, however, prescribed and it is recommended that lump sum transfers, reflecting the net amount to be transferred either way, be made. Interest on reserve fund investments shall be deposited in the reserve fund when received.

9 NYCRR 1647-5.3 - Disbursements from reserve fund

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Executive Department
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Sep 15, 2021

Since only occasional disbursements will be made from the reserve fund, it will be unnecessary to have separate reserve fund vouchers and checks printed. In lieu thereof, administration fund vouchers and checks may be adapted for use in making reserve fund disbursement by striking out the words “Administration Fund” and substituting therefor the words “Reserve Fund”.

9 NYCRR 1647-5.4 - Reserve fund investments

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Executive Department
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Policies and procedures with respect to the investment of monies set aside for reserves are described in Part 1645, Investments, to which reference should be made.

9 NYCRR 1647-5.5 - Reconciliation of reserve fund and reserve accounts

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Executive Department
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At the close of each fiscal year, the reserve accounts and reserve funds shall be reconciled as follows: if none of the reserve fund has been invested, the total of the reserve accounts 2510, 2520 and 2530 shall equal the Reserve Fund, account 1113, plus the amount of reserves computed for the year but not as yet transferred to the reserve fund. If any investments have been made of the reserve fund, the total of the reserve accounts 2510, 2511, 2512, 2520 and 2530 shall equal the total of amounts 1113, Reserve Fund, and 1176, Reserve Fund Investments, plus any accrued interest receivable on the investments but not yet received plus the amount of reserves computed for the year but not as yet transferred to the reserve fund. A similar reconciliation shall then be made with respect to each reserve account, accounts 2510, 2511 and 2512, being treated for this purpose as the replacement reserve, as per section 1647-4.9. The combined reconciliations shall be reflected in a schedule to be included, in an original and duplicate, with each financial report to be submitted during the operating period for the last quarter of the fiscal year, ending on March 31 (see Subpart 1647-8).

9 NYCRR 1647-6.1 - General

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Executive Department
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In order that the books of account during the operating period may present an accurate fiscal picture, it is essential that all obligations of a local agency applicable to a reporting period and due or accrued shall be recorded on the books of account at the end of the period. It is also essential that disbursements covering expenses which will become a charge to operations at a later date be recorded as a deferred charge. With respect to these items the procedures outlined herein shall be followed during the operating period. Similar procedures are applicable during the development period mainly with respect to deferred charges, unpaid bills and invoices being recorded during the development period as obligations only as they are vouchered for payment.

9 NYCRR 1647-6.2 - Account payable

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Executive Department
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At the end of each reporting period, a journal voucher shall be prepared charging the various operating expense accounts and crediting account 2119, Sundry Accounts Payable, with the total amount of the unpaid bills and invoices on hand. The journal voucher shall have sufficient detail to permit identification of the bills being recorded (i.e., name of vendor, description, and amount). At the beginning of the subsequent month this entry shall be reversed. When payment is effected, the charge to the respective expense accounts will be made.

9 NYCRR 1647-6.3 - Accruals

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Executive Department
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At the end of each reporting period, a journal voucher shall be prepared charging the respective operating expense accounts and crediting the appropriate accrued accounts with the total of all accrued expenses. Items included in this category shall be expenses that have been incurred but for which payment is not due, such as electricity, gas, water, salaries, wages, etc. If the precise amount of the expense incurred with respect to these items cannot be determined, an estimate shall be made. This estimate may be made on the basis of meter readings, previous bills or payrolls. On the first day of the subsequent month this journal entry shall be reversed.

9 NYCRR 1647-6.4 - Deferred charges

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Executive Department
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Disbursements covering items that will become a charge to future operations shall be recorded as a deferred charge when the expenditure is made. At the close of each quarter, a journal voucher shall be prepared charging operating expense and crediting the appropriate deferred charge account with the applicable share for the quarter of the amount originally set up as a deferred charge. The procedures to be followed with respect to the quarterly charge to operation for insurance, fuel, and paint supplies are set forth in Subparts 1642-6 and 1642-7 of this Subchapter.

9 NYCRR 1647-6.5 - Contracts payable

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Executive Department
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Sep 15, 2021

Commitments made by a local agency in connection with contracts whose costs are to be charged to operating expense or replacement reserve shall be recorded in account 1500A, Incompleted Contracts—Management, and account 2400A, Contract Awards—Management. The method of recording contract awards, contract changes and partial payments is similar to that described in sections 1646-5.2, 1646-5.3 and 1646-5.4 for the development period. At the end of each reporting period, a journal voucher shall be prepared charging the appropriate operating expense account and crediting account 2119, Sundry Accounts Payable, and also charging account 2400A. Contract Awards—Management, and crediting account 1500A, Incompleted Contracts—Management, with the total amount of any unpaid approved periodic estimates for partial payment on hand.

9 NYCRR 1647-7.1 - General

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Executive Department
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(a)Time of closing.

The books of account shall be closed during the operating period at the end of each fiscal year beginning with the fiscal year in which the date of substantial completion falls. The closing of the income and expense analysis ledgers at the end of the initial operating period has been described in section 1646-6.4(a).

(b)References to accounts.

In the instructions that follow all references to the income accounts mean the accounts within the 3000 group of accounts. References to the expense accounts mean the accounts within the 4000 and 6000 groups.

9 NYCRR 1647-7.2 - Adjustments

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Executive Department
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Before closing, all adjustments reflecting accruals, deferred charges and unpaid invoices on hand applicable to the fiscal year being closed shall be recorded in the books in the manner prescribed by Subpart 1647-6. The adjustment reflecting the amount of subsidies to be taken into income for the fiscal year shall not, however, be made until a trial balance of the subsidiary ledgers and a pre-closing trial balance of the general ledger have been made.

9 NYCRR 1647-7.3 - Trial balances of subsidiary ledgers

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Executive Department
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(a)At the close of the fiscal year, the income and expense analysis ledgers shall be totalled. The sum of the balances of all the accounts in the income analysis ledger shall equal the balance in account 3000, Income Control Account, and the sum of the balances of all the accounts in the expense analysis ledger shall equal the balance in account 4000, Expense Control Account. The ruling off of the income and expense ledger accounts may be deferred until the pre-closing trial balance of the general ledger has been made. Once the income and expense analysis ledgers have been ruled off, entries for the subsequent fiscal year may be made immediately following. It will not be necessary to establish new ledgers for the ensuing year.
(b)All other subsidiary ledgers shall similarly be proved to be in balance with the general ledger accounts which they support.

9 NYCRR 1647-7.4 - General ledger trial balance

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Executive Department
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After all subsidiary ledgers have been balanced to the respective general ledger accounts, a pre- closing trial balance of the general ledger shall be taken to prove that the sum of the debit balances equals the sum of the credit balances. The subsidy to be taken into income shall then be computed in accordance with Part 1648 and an entry prepared and posted. The income and expense analysis ledgers may now be ruled off. It is recommended that a post-closing trial balance of the general ledger be prepared when the closing entries prescribed in section 1647-7.5, below, have been posted. Copies of all trial balances shall be preserved for use of the division's auditor. See Exhibit 1 of Appendix S-12 for form to be used for trial balance and reconciliation of funds.

9 NYCRR 1647-7.5 - General ledger closing entries

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Executive Department
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(a)After the pre-closing trial balance of the general ledger and the entry recording the subsidy to be taken into income have been made, a journal voucher shall be prepared individually closing out the 3000 and 4000 control accounts to account 2700, Income and Expense Clearance, as follows:

Debit: Account 3000, Income Control Account $XXX

Credit: Account 2700, Income and Expense Clearance $XXX

Debit: Account 2700, Income and Expense Clearance $XXX

Credit: Account 4000, Expense Control Account $XXX

(b)When this entry has been posted and post-closing trial balance of the general ledger has been made, accounts 3000 and 4000 shall be ruled off. The ruling off and bringing down of the balances in the other general ledger accounts at the end of the fiscal year is left to the discretion of the local agency, as is the ruling off and bringing down of the balances in the subsidiary ledgers other than the income and expense analysis ledgers.

9 NYCRR 1647-7.6 - Prior years adjustments

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Executive Department
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Once the books have been closed at the end of the fiscal year and the year-end financial reports to be submitted to the division have been prepared on the basis of such closings, the books of account shall in no event be re-opened for the purpose of making adjustments. Items of income and expense applicable to a given year which have been discovered subsequent to the closing of the books for that year shall be charged or credited to account 2710, Prior Years Adjustments, if they amount to $50 or more each. Items of less than $50 each shall be classified and handled as items of current income or expense, and charged or credited to the applicable income (3000 group) or expense (4000 group) account. Entries may be made by the local agency to account 2710, Prior Years Adjustments, without prior division approval. The local agency shall request, in writing, the division's written approval of its disposition of items in 2710 as a charge or credit to the current year's operations, giving all pertinent information. The division, however, reserves the right to direct other disposition. Prior years adjustments in account 6010 which have been approved by the division as a charge or credit to current year' s operations shall be closed out at the end of the fiscal year along with the other income and expense accounts.

9 NYCRR 1647-8.1 - Quarterly financial reports

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Executive Department
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Unless the division shall otherwise request, the requirement to submit monthly financial reports consisting of a uniform balance sheet and a schedule of investments (see § 1646-7.1) shall cease when the project has been declared substantially completed. The requirement to submit quarterly financial reports (see § 1646-7.2) within 15 days after the end of each calendar quarter shall, however, continue beyond the date of substantial completion into the operating period. Each quarterly financial report submitted subsequent to the date of substantial completion shall include, in addition to the data and schedules prescribed in Table I of section 1646-7.2 and such supplementary schedules listed in Table II of section 1646-7.2 as are required by the division to be submitted, a statement of income and expense of the project proper on form DH-621, Income and Expense—Budget Control Statement, in an original and a duplicate, form DH-621 shall be numbered schedule No. 13 of the quarterly financial report. Quarterly financial reports for the quarter ending March 31, beginning with the year in which the date of substantial completion falls, shall further include, in an original and duplicate, a reconciliation of reserve fund and reserve accounts (see § 1647-5.5) and a schedule of replacement reserve transactions (see § 1647-4.9) which shall be numbered schedules no. 14 and no. 15, respectively of the report.

9 NYCRR 1647-8.2 - Preparation of form DH-621, Income and Expense-Budget Control Statement

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Executive Department
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Form DH-621, Income and Expense—Budget Control Statement, is a printed form supplied by the division and is shown as Exhibit 27 of Appendix S-11. The preparation of this form is as follows:

(a)Column 1—current quarter, actual.

In this column there shall be entered, opposite the respective classification, the income and expense of the project proper for the current quarter, as reflected in the books of account. Inasmuch as the accrual method of accounting is prescribed, the term actual refers to income constructively received and to expenditures made, and not to cash receipts and disbursements.

(b)Column 2—current quarter, budget.

In this column report opposite the appropriate classifications, the figures as reflected in the approved annual operating budget for the quarter.

(c)Column 3—cumulative figures, actual.

In this column there shall be entered, opposite the respective classifications, the income and expenses as reflected by the books of account from the beginning of the fiscal year (April 1) to the end of the current quarter.

(d)Column 4—cumulative figures, budget.

Enter opposite each of the respective classifications the cumulative budget amounts from the beginning of the fiscal year (April 1) to the end of the current quarter.

(e)Dwelling rent schedule (basic rents).

The amounts to be entered on this line shall be the basic dwelling rent schedule, account 3110.1, as reflected in the established rental schedule of the project. This line will therefore reflect in the appropriate columns, the actual and budgeted rental income, at the rates set by the established basic rent schedule, which would be received if all units available for dwelling use were occupied, as reflected in account 3110.1.

(f)Dwelling rent surcharges.

Enter in the appropriate columns of this line the actual and budgeted dwelling rent surcharges to tenants, as reflected in account 3110.2, see section 1642-4.8.

(g)Retroactive surcharges.

Enter in the appropriate columns of this line the actual and budgeted retroactive surcharges to tenants, as reflected in account 3110.3. See also section 1642-4.8.

(h)Excess utility charges.

Enter in the appropriate columns of this line the actual and budgeted excess utility charges as reflected in account 3110.4.

(i)Total dwelling rent schedule.

Enter on this line the totals of the basic dwelling rent schedule, dwelling rent surcharges, retroactive surcharges, and excess utility charges.

(j)Dwelling vacancy loss.

Enter in the appropriate columns of this line the actual and budgeted dwelling vacancy losses, as reflected in account 3111.

(k)Dwelling rent income.

Enter on this line the difference between the total dwelling rent schedule (subd. [i] above) and the dwelling vacancy loss.

(l)Net non-dwelling rent.

Enter in the appropriate columns of this line the actual and budgeted rentals charged for space or property other than dwelling space, as reflected in account 3390.

(m)Sales and services to tenants.

Enter in the appropriate columns of the line, the actual and budgeted charges to tenants, both dwelling and non-dwelling, for goods sold and services rendered other than those provided as part of the rental charges, as reflected in account 3510.

(n)Miscellaneous project income.

Enter in the appropriate column of this line the operating and nonoperating income, actual and budgeted, which cannot be classified under any other income account, as reflected in account 3590.

(o)Interest earned.

Enter in the appropriate columns of this line the interest accrued on administration fund investments, or on development fund investments subsequent to the date of substantial completion as reflected in account 3610.

(p)State of New York subsidy.

On the statement for the last quarter of the fiscal year, ending March 31, enter in column 3 and 4 of this line the actual and budgeted amount of State subsidy taken into income for the fiscal year, computed in accordance with Part 1648, Subsidies, and as reflected in account 3810. No entry shall be made in columns 1 and 2, nor shall any entries be made in any column of this line on the statements for the first three quarters of the fiscal year.

(q)Other cash subsidy.

On the statement for the last quarter of the fiscal year, ending March 31, enter in column 3 and 4 of this line the actual and budgeted amount of local cash subsidy taken into income for the fiscal year, computed in accordance with Part 1648, Subsidies, and as reflected in account 3820. No entry shall be made in columns 1 and 2, nor shall any entries be made in any column of this line on the statements for the first three quarters of the fiscal year.

(r)Total income.

The amounts entered on this line are the sums of the amounts reported as income on the lines above.

(s)Expense.

A line has been provided under this caption for each account in the 4000 and 6000 group of accounts and the captions of the items themselves accurately reflect the account designations. Enter therefore in the appropriate columns the actual and budgeted expenses as reflected in the expense accounts of this group of accounts.

(t)Total expense.

Enter in the appropriate columns of this line the total actual and budgeted expenses, which shall be the sums of the individual amounts reported as expenses on the lines above.

(u)Net income.

Enter in the appropriate columns of this line the difference between the total income (see subd. [r] above) and total expense (see subd. [t] above).

9 NYCRR 1647-8.3 - Reconciliation of reserve fund and reserve accounts

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Executive Department
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Sep 15, 2021

This schedule shall be submitted, in an original and duplicate, with the financial report submitting [sic] during the operating period for the last quarter of the fiscal year, ending on March 31. The preparation of this schedule is described in section 1647-5.5.

9 NYCRR 1647-8.4 - Schedule of replacement reserve transactions

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Executive Department
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Section source receipt
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This schedule shall be submitted, in an original and duplicate, with the financial report submitted during the operating period for the last quarter of the fiscal year, ending on March 31. The preparation of this schedule is described on* section 1647-4.9.

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