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1、 Department of Defense MANUAL NUMBER 4165.63-M October 28, 2010 USD(AT however, additional information may be obtained from both military and public sources to ensure appropriate adjustments are made to satisfy local needs as recommended by the installation commander. (3) Housing Types. Housing in t
2、he market area includes homes, apartments, and manufactured housing within the defined market area. For HRMA purposes, mobile homes are not considered suitable housing. (4) Housing Suitability Standards. For housing units to be considered suitable for Service members, the market areas housing stock
3、must meet minimum suitability standards based on affordability, location, features, and physical conditions. Housing units that do not meet these minimum suitability standards shall not be considered assets that meet the military need. At foreign locations, installation commanders have greater input
4、 in determining the features and criteria that may deem housing units suitable or unsuitable, within the reasonable expectations of the local and military communities. Subparagraphs 1.c.(4)(a) through (c) of this enclosure provide guidance for determining minimum suitability. (a) Housing Affordabili
5、ty. Housing is considered to be affordable if rent does not exceed the maximum acceptable housing cost (MAHC). MAHC for each pay grade is equal to BAH for the installation for that pay grade. (b) Housing Location. The availability of suitable housing in the defined market area shall be based on info
6、rmation collected through a variety of military and public sources. Relevant information may be obtained from market area surveys as part of the BAH and HRMA processes, census data, local Government agencies, local real estate professionals, and residents within the market area. Military housing off
7、ices are strongly encouraged to actively participate in the collection and review of information about the availability and condition of the housing within the market area. The installation commander shall recommend housing identified as ENCLOSURE 3 12 DoD 4165.63-M, October 28, 2010 suitable or uns
8、uitable for the purpose of market analysis based on location, condition, health, and safety reasons. (c) Housing Features and Physical Conditions. Suitable housing units shall have room patterns, floor areas, and amenities that are consistent with housing in the market area. In addition, housing uni
9、ts shall: 1. Be well maintained and structurally sound (shall not pose a health, safety, or fire hazard). 2. Have a private entrance and at least one full bathroom (with bathtub or shower) and kitchen that are for the sole use of its occupants. At least one full bathroom and all the bedrooms shall b
10、e accessible from a hallway. The kitchen shall have range and refrigerator connections and adequate space for food preparation. 3. Have an adequate number of bedrooms. (See subparagraph d.(4) of this section for bedroom requirements.) 4. If required due to climate conditions defined by Unified Facil
11、ities Criteria 4-711-01 (Reference (m), have air conditioning or a similar cooling system and a permanently installed, adequately vented heating system. 5. Have adequate utility systems and services (e.g. electrical, gas, potable water, sewer, trash collection, television, Internet, and telephone).
12、(5) Unsuitable Housing. If more than 20 percent of the local area available rental housing supply is considered to be unsuitable and significantly limits the militarys ability to satisfy military housing needs, the Military Services may require the installation to clearly detail a rationale for reco
13、mmending suitability or unsuitability of units. (6) Multiple Geographic Areas or Joint HRMA. In geographic areas having multiple military installations, market analyses shall be coordinated among those installations, or be prepared jointly under the sponsorship of one Military Service. If only one M
14、ilitary Service in a multi-Service area has a program to justify, then the market analysis should be coordinated under the sponsorship of that Military Service. If two or more Military Services have programs to justify, then the market analysis should be prepared jointly under the sponsorship of the
15、 Military Service that has the larger number of eligible personnel living in the area. Military Service sponsorship may vary from this guidance if all affected installations agree. d. The HRMA Analytical Framework (1) General. The HRMA assumes that the installation will transition from its current m
16、ilitary housing inventory to a minimum inventory, as determined by the applicable Military Service, over a defined transition period, currently set at 5 years. The number for minimum inventory correlates to the floor requirement and varies by installation depending on the outcome of the market analy
17、sis. ENCLOSURE 3 13 DoD 4165.63-M, October 28, 2010 (2) Local Market Supply and Demand. HRMA should provide a market analysis that includes an assessment of current and projected economic trends that could affect housing supply and demand in the market area. This takes into consideration trends in p
18、opulation, employment, and housing. (3) Market Segmentation. The analysis will establish the supply of suitable rental housing in the market area based on rental cost and the number of bedrooms in the housing unit, by pay grade. (a) The price-bedroom segmentation approach will apply to both military
19、 and civilian populations. This approach shall group military families by pay grade and bedroom requirement into price-bedroom segments based on upper and lower housing cost bands. The upper-cost limit, or affordability, shall be based on the annual BAH schedule, by pay grade, for each locale. For m
20、odeling purposes, a lower-cost limit may be used assuming an amount of no more than 25 percent less than the lowest BAH rate for that pay grade. If suitable housing units exist below this specified cost limit, the analysis should make appropriate adjustments to include those units. (b) The military
21、share of suitable housing in each market segment is equal to the proportion of the military requirement in the total competing housing demand within that market segment. The competing market includes military families, unaccompanied personnel, and civilians who rent in the segment. (4) Bedroom Requi
22、rements. For purposes of determining the price-bedroom segments, the installation commander shall provide the HRMA contractor with bedroom requirement estimates for military personnel. For purposes of the analysis, accompanied personnel are estimated to have requirements for two-, three-, or four-be
23、droom units based on the number of family members and grade of the Service member. The guidelines in subparagraphs 1.d.(4)(a) through (e) of this enclosure may be applied for estimating military housing requirements: (a) In determining the suitability of locally available housing and when assigning
24、to on-base quarters, installation commanders should make a reasonable attempt to assign one bedroom for each dependent. However, where family size and existing inventory preclude this option, no more than two persons should share a bedroom unless the installation commander determines the bedroom is
25、large enough to accommodate more. (b) Any child over 10 years of age is authorized a bedroom. (c) Two children of the same sex under the age of 10 years may share a bedroom. (d) When there are two children of the opposite sex (boy and girl) under the age of 6 years, the oldest child will be eligible
26、 for a bedroom when he or she turns 6 years old. (e) Unaccompanied personnel are assumed to have a minimum requirement for one bedroom. ENCLOSURE 3 14 DoD 4165.63-M, October 28, 2010 (5) Dynamic Market Response. The HRMA methodology should simulate a dynamic process of adjustment between market area
27、 housing demand and supply. The analysis should incorporate changes in military manpower, competing civilian demand, and rental housing supply over a 5-year period, estimating the military market share for each year of the analysis. The military market share is the allocation of the suitable housing
28、 to the military family households and the unaccompanied households based on their separate proportion of the total demand. (a) The projected total requirement for DoD family housing shall be determined by adding the total estimated minimum on-base (floor) housing requirement, if any, to any shortfa
29、ll in projected availability of private-sector housing (community housing shortfall). (b) The total requirement for DoD UH shall be determined in similar fashion as the requirement for DoD family housing. (c) The dynamic process applies these major assumptions: 1. The DoD-controlled housing inventor
30、y is hypothetically adjusted to the minimum on-base (floor) housing requirement within 5 years. The number of military families occupying DoD housing will change each year until by the fifth year of the analysis only the floor housing will be occupied. 2. Market competition only occurs for rental ho
31、using units that become available for rent during the year. Rental housing becomes available when current occupants terminate their occupancy for whatever purpose or additional housing units enter the rental market through new construction or net conversions from owner-occupancy. Estimated changes,
32、if any, in the rental housing supply are based on the potential rental market response to any assumed increase in demand (e.g., civilian population growth, military families moving from DoD-controlled housing to the private sector, or any increases in military personnel authorizations). Current mili
33、tary residents, other than those included in the floor requirements, are assumed to compete for rental housing during the transition period. a. HRMA should include a minimum market supply response estimate to reflect the impact that increased military demand has on the local market. This estimate, d
34、etermined by the Military Service, may vary depending on market conditions and the time it takes to realize a response. The response may be an extrapolation based on historical market trends (e.g., historical multi-family housing construction trends) or from knowledge acquired by the Military Servic
35、e while investigating the markets ability to accommodate Service members in the local community. b. Housing demand each year consists of competing households, both military and civilian, who actively seek rental housing during the year. These include households occupying suitable housing that choose
36、 to seek different rental housing; households currently occupying unsuitable housing; and new households entering the housing market. The new households include military households newly authorized to the installation; military families who are part of the simulated transition from military housing
37、to the community ENCLOSURE 3 15 DoD 4165.63-M, October 28, 2010 housing; and civilian households new to the housing market. Current military residents, other than those included in the floor requirement, are assumed to compete for rental housing during the transition period. 3. The shortfall or surp
38、lus in the private-sector housing market is determined in the projected year of the analysis as the difference between the militarys share of adequate quality housing and the military rental housing requirement. e. HRMA Submittals. Leadership from each Military Service shall verify data reported in
39、the installations HRMAs and shall make available analyses supporting housing privatization projects available for OSD review. (1) HRMA must be performed within a minimum 4-year interval and must be updated as necessary to reflect major changes in military force structure or changes to the local comm
40、unity that could significantly alter the interaction of supply and demand forces. (2) In cases in which DoD housing has been fully privatized and/or additional phases have been planned or are now required due to changes in force structure, project occupancy in conjunction with HRMA should be conside
41、red a useful tool for estimating future housing needs. (3) As necessary, additional information and tools may be utilized to improve the analytical process and to ensure the base planning and programming decisions are based on the most reasonable and defensible information available. f. Overseas Hou
42、sing Market Analysis. For installations located outside the United States, the Military Services may determine the need and applicability of HRMA. If the Military Services elect to perform a housing market analysis, the same methodology detailed in subparagraph 1.d. of this enclosure may be used. Ho
43、wever, in overseas locations where overseas housing allowance is provided as reimbursement for housing cost, off-base first is not mandatory, but should be encouraged where appropriate. It is assumed the Military Services will have greater involvement in determining housing market suitability standa
44、rds based on the differences between U.S. housing markets and overseas housing markets. The requirement for a full market analysis shall not apply when the proponent of a project can demonstrate that it is inappropriate; e.g., at locations where there is no local housing market or projects for key p
45、ositions that cannot be accommodated within existing inventory. g. Housing Surveys. The Military Services should periodically evaluate housing-related questions on Service-wide or installation-specific surveys to assess the housing choices being made by Service members; how satisfied they are with t
46、heir choices; and the significance of housing in their decision to enlist or re-enlist. Results from these surveys should be used as another tool to assess the reasonableness of projected housing requirements estimates determined by the HRMA process and to serve as additional data inputs required fo
47、r conducting future HRMAs. h. Sensitivity Analysis. The Military Services should periodically evaluate and assess the impact of housing requirements worst-case scenarios through sensitivity analysis. ENCLOSURE 3 16 DoD 4165.63-M, October 28, 2010 2. DoD HOUSING a. General. DoD housing family and una
48、ccompanied shall be operated and maintained to a standard that protects the facilities from deterioration and provides safe and comfortable living places for Service members and their dependents. The housing program shall be evaluated by installation commanders to ensure that the operation, maintena
49、nce, and repair of DoD housing and major building components are being performed to provide excellent facilities in the most cost-effective manner. To ensure that Service members, their families, and eligible civilians have access to suitable military housing and services, DD Form 1746, “Application for Assignment to Housing,” may be used for that purpose. (DD Form 1746 is available on the Internet at http:/www.dtic.mil/whs/directives/informgt/forms/eforms/dd1746.pdf). b. Housing Program Management (1) The Heads of the DoD Components shall: (a) Provide managerial oversight o