Housing Quality Standards & Compliance Guidelines

This page provides an overview of the Housing Authority of the Seminole Nation of Oklahoma’s (HASNOK) Housing Quality Standards Policy. These guidelines outline how HASNOK ensures that all housing supported through federal funding meets requirements for safety, affordability, and quality.

Within this section, you will find information on housing design standards, affordability requirements, total development cost limits, and property inspection expectations. These standards are established in accordance with federal regulations and are designed to promote safe, decent, sanitary, and culturally appropriate housing for the communities we serve.

Whether you are a partner, contractor, or program participant, this information helps ensure transparency, accountability, and consistency in how HASNOK delivers housing services.

That stability was short-lived. When the Civil War erupted, the federal government withdrew its protection from Indian Territory, leaving tribal nations exposed to invasion and political turmoil.

Like many Native nations, the Seminole people split in their allegiances. One faction, led by Big John Chupco, chose loyalty to the Union and fled north to Kansas, fighting several engagements along the way to reach safety. Another faction, led by John Jumper, aligned with the Confederacy and fought alongside Confederate forces under General Stand Watie.

The war devastated Indian Territory. Communities were displaced, economies collapsed, and tribal governments were fractured. The aftermath forced all Five Civilized Tribes into new negotiations with the United States.

As the recipient of NAHASDA Indian housing block grant (IHBG) funds, the Housing Authority of the Seminole Nation of Oklahoma is responsible for monitoring programmatic and compliance requirements of the IHP and NAHASDA. This requirement also extends to any sub-recipients of the Indian housing block grant (IHBG) funds. Submission requirements may be specified in a Memorandum of Understanding (MOU) or similar document.

2.1. Intent. The HASNOK Board has determined that all housing assisted with IHBG funds shall be used to develop and promote affordable housing. Affordable housing is generally that type of housing that low-income persons (those at 80% of median income or below) in the geographical and service area would normally occupy or purchase. Affordable housing is generally of a modest or moderate design. Moderate design may be described as housing that is of a size and with amenities consistent with unassisted housing offered for sale in the Seminole Nation’s vicinity and geographical area to buyers who are at or below the area median income level. The standards adopted in this policy shall apply to all housing assisted in whole or part with IHBG funds.

2.2. Methods and Factors. The HASNOK shall utilize the items listed below in analyzing and determining a moderate design consistent with affordable housing and similar housing offered in the immediate vicinity.

• A – Gross Area. The HASNOK shall generally regard homes and structures that are 2,000 square feet or less as being of moderate design. This square footage requirement does not include garages, carports, add-ons or converted rooms or storage/other structures. This footage cap is applicable for a three or four bedroom unit. A house that contains five or more bedrooms may be in excess of this square footage ceiling. This requirement is not applicable to Privately – Owned Rehab, Down Payment/Related Assistance Programs, or the Section 184 Program.
• B – Total Cost to Provide Housing. The HASNOK shall consider not only the construction and/or acquisition cost but also other site development, planning, unique features and related costs. The HASNOK shall refrain from developing housing that is likely to result in cost overruns and pursuing development and construction where various factors are present that could significantly increase the proposed project cost.
• C – Environmental Concerns and Mitigations. The HASNOK shall refrain from developing affordable housing through either construction or acquisition of properties/housing structures which require extensive mitigation of environmental factors. Such mitigation requirements may increase the total project cost and/or cause excessive delays.
• D – Climate Concerns. The HASNOK shall construct, develop, and/or acquire affordable housing that contains features and materials designed to address climate and weather issues that are normally present in the area or region. Such features should be consistent with those present in other safe, decent, and sanitary housing.
• E – Comparable Housing in Geographical Area. The HASNOK shall develop through acquisition and/or construction affordable housing that is consistent with and comparable to other housing in the immediate vicinity and geographic region available to persons whose income is at or below the median income level.
• F – Local Codes, Ordinances, and Standards. The HASNOK shall adhere to and abide by all applicable codes, ordinances, and standards in the development, construction, rehabilitation of affordable housing and carrying out of related affordable housing activities. The Seminole Nation of Oklahoma reserves the right to establish its own codes and/or applicable requirements and will observe the local jurisdictional codes where no Tribal standards exist.
• G – Cultural Relevance and Design. The HASNOK shall promote the use of culturally relevant design and design features in developing affordable housing. While cost limitations exist, a lesser cost design may not be
  • acceptable if the HASNOK determines it is not culturally relevant or is inconsistent with Seminole Tribal culture.
  • Uniformly Accessible Design and Construction. The HASNOK shall design, construct, and rehabilitate housing that is uniformly accessible by persons with various disabilities in accordance with Section 504 of the Uniform Accessibility Act and applicable related requirements.
  • Reasonable Accommodation. The HASNOK may incorporate and utilize any construction and design features that are reasonable and necessary to provide safe, decent, sanitary and affordable housing.

This policy is intended to establish an easy to use system for ensuring that all IHBG assisted housing is subject to and conforms with requirements that are designed to promote and foster affordable, safe, decent, and sanitary housing for all HASNOK customers. This policy will also enable the HASNOK to operate in a businesslike and professional manner.

3.1. Applicability of TDCs

In accordance with NAHASDA, the total development cost standards periodically published by HUD and identified in the chart below will be utilized and enforced by the HASNOK in developing, constructing, modernizing, rehabilitating and/or assisting with any affordable housing endeavor. In the absence of a clear definition of moderate construction or design, the cost amounts published shall prevail. These amounts are adjusted by the number of bedrooms contained in the dwelling structure. The TDCs also vary by location. The HASNOK may choose to expand its service area to better serve its population. In doing so, the HASNOK shall utilize the appropriate TDC by location for the specified activity. In calculating TDC, the HASNOK shall include all funds utilized in the development of affordable housing not just NAHASDA Indian housing block grant (IHBG) funds. Unless prior HUD approval is obtained, the maximum amount of funds from all sources that the HASNOK may use to develop or acquire affordable housing shall not be more than 10 percent the TDC maximum cost for the project. As such, HASNOK shall obtain prior approval from HUD when the maximum amount of funds HASNOK intends to use is anticipated to be more than 10 percent of the TDC maximum cost for the project.

ONAP Office- Southern Plains
State – OK
Tribal Area – Seminole Nation

TDC amounts are based on moderately designed housing and are determined averaging the current construction costs. Tribes that are constructing or renovating affordable housing outside of their tribally recognized land base, but within their Indian Area, as defined in their Indian Housing Plan, must request TDC’s from the Area Office of Native American Programs (AONAP) on a project-

by-project basis for those locations. Indian Area is defined in 24 CFR 1000.10 as the area within which a Tribe or TDHE operates affordable housing programs or the area in which a TDHE is authorized by one or more Tribes to operate affordable housing programs.

3.2. Determination of Total Development Cost

In determining the total development cost or cost attributable to an affordable housing activity including new construction, acquisition, rehabilitation, and other assistance programs, the HASNOK shall consider all costs allocable to that particular activity or project including but not limited to materials, labor, site development, planning, site/property acquisition, closing/settlement costs, on-site infrastructure, financing, and other related costs.

4.1. General 

It is the intent of the HASNOK to provide safe, decent, and sanitary housing for all recipients of IHBG assistance. In order to achieve this goal and in accordance with NAHASDA requirements, the HASNOK shall inspect each housing unit to be assisted with IHBG funds. The type, number of and frequency of inspections may vary depending upon the nature of the activity and assistance awarded. The HASNOK may utilize its own personnel or outsource depending upon the situation. 

4.2. Minimum Standards 

In determining the appropriate standards to follow, the HASNOK shall utilize the HUD minimum property standards that are commonly used in the HUD Section 8 voucher program. A copy of the current version and/or inspection checklist is attached as an appendix. The HASNOK shall also adhere to local zoning, building, residential, and occupancy codes and ordinances that are applicable to housing in that particular jurisdiction. The HASNOK reserves the right to establish and adopt its own building/construction codes and minimum standards in accordance with NAHASDA. 

4.3 Manufactured Housing 

The HASNOK has determined that manufactured housing including but not limited to modular and other pre-fabricated units is generally eligible for 

HASNOK programs and assistance. A manufactured home that is not in decent, safe, and sanitary condition may be determined to be sub-standard and subsequently disqualified but not based solely on the fact that it is a manufactured type unit. Mobile homes including but not limited to single and double wide models are not considered standard units and are not eligible for assistance. The HASNOK may consider factors such as materials utilized, model type, age of the unit, and construction and design features to determine if the manufactured unit meets minimum property standards. The HASNOK reserves the right to determine if a manufactured home meets the minimum property/building requirements and should be considered a standard unit.