Completing the HUD-9902 Report

• Select as many outcomes that apply to the households counseled during the reporting period. Do not include outcome and scope of online and education activities, except in outcome 10a. “Households that received one-on-one counseling that also received education services.”
   
• Unlike Sections 3-7 of the HUD-9902, the total number of outcomes reported in Section 10 does not need to add up to the totals reported in any other sections of this form.
   
• It is not expected or required that there is a reportable outcome related to each household reported in Section 9 that received housing counseling services. For example, a household may not experience any of the outcomes listed in Section 10 or the household may not respond to follow-up attempts to determine if any of the listed outcomes are applicable.
   
• Some households may result in multiple outcomes. For example, after receiving housing counseling services, a household may have developed a household budget (10c), gained access to resources to help improve the household’s housing situation (10e), and prevented eviction (10k). In that case, the household should be reported in all three outcome categories.
   
• HUD expects category 10c, households for whom counselor developed a budget through the provision of financial management and/or budget services, to apply to nearly all one-on-one counseling clients because HUD Handbook 7610.1 requires establishment of a household budget that the client can afford. Some outcomes can be reported immediately as a result of counseling, while other outcomes require follow-up with the client.
   
• Categories 10a - f can apply to all one-on-one service types, and categories 10g - s each apply to a specific service type. Each outcome identified in Section 10 of the HUD-9902 should only be counted once for each household reported in Section 9. Remember, Section 10 counts households rather than individuals. For example, Section 10c counts the number of households with whom a counselor developed a budget, not the number of budgets developed. So, if a counselor develops three different budgets over the course of a household’s long-term pre-purchase counseling, that counts once in Section 10c – not three times for three separate budgets - because it’s one household with whom the counselor developed a budget.
   
• The counseling file should support all outcomes reported for a household, e.g., in client notes. However, counseling agencies do not need to obtain proof for every outcome they record in Section 10. For example, if during follow-up a counselor learns that a client opened a savings account and has contributed toward it since the counseling session, the counselor could make a note of that in the file and record Section 10d “improved their financial capacity.” The note in the client file would be sufficient documentation, and the counselor would not need to also obtain proof that the savings account was opened in order to record that outcome.
   
• When reporting outcomes for carryover clients (i.e., households that received counseling in a previous fiscal year and continue to receive counseling services on the same topic in the current fiscal year), the outcomes reported in Section 10 should also be carried over. For example, if a budget was created for a client in one fiscal year and you are still counseling the client on the same topic in the next fiscal year, you should continue to report the “developed a budget” outcome in 10c for that client in the second fiscal year’s HUD-9902.
   
• Check the Section 10 total to see how many total outcomes have been reported compared to the total number of counseling clients reported in Section 9. HUD expects that at least one of the outcome options listed in Section 10 will be applicable to the vast majority of one-on-one counseling clients, and in many cases multiple outcomes will apply. Therefore, the Section 10 total should be higher than the Section 9 in most cases. If the Section 10 total is zero or less than the Section 9 total, please make sure counselors are tracking and reporting the Section 10 outcomes appropriately and that they understand what HUD is looking for in each category. If the Section 10 total exactly matches the Section 9 total, or exactly matches the Section 8 + 9 total, please make sure counselors understand that they should report all outcomes that apply to each household – not just one per household.

Remember: Follow-up is mandatory. Even though some outcomes are known upon the completion of the counseling session, most will require the counselor to determine the outcomes through follow-up with the client. Follow-up should be done in person or via the telephone within 60 days from the date of the last client contact.

This is a simple count of households that receive both one-on-one counseling and group education. This outcome can be reported immediately if the client attended a group education session prior to counseling. The counseling file should support this outcome, e.g., in the client notes.

This outcome can apply to any household reported in Section 9. The number reported in this category should be less than or equal to the total of Section 9 Households that attended group education, but not one-on-one counseling should not be reported in this or any other Section 10 category.

Examples of households who should be recorded in this category include but are not limited to those who:

• Are assisted with filing a fair housing complaint;
• Are counseled and referred to a legal aid agency for fair housing assistance;
• Receive one-on-one counseling and also attend a fair housing workshop;
• Receive information on discriminatory housing and mortgage lending practices and the rights and remedies available under federal, state and local laws;
• Receive mobility counseling to help move to housing not located in areas of poverty concentration or minority concentration; and/or
• Receive information about housing opportunities in areas that provide community assets such as good schools, health care, transportation and retail opportunities.

This outcome can be reported immediately if the client received fair housing information during the counseling session, or in a group education session prior to counseling. The counseling file should support this outcome, e.g., in the client notes, or with a copy of fair housing materials provided.

This outcome can apply to any household reported in Section 9. The number reported in this category should be less than or equal to total in Section 9. Households that attended group education, but not one-on-one counseling should not be reported in this or any other Section 10 category.

This is a simple count of all households that received one on one counseling and for whom the counselor developed a budget.

Examples of households who should be recorded in this category include but are not limited to those who:

• Develop a household budget during the counseling session;
• Review household’s existing budget during the counseling session and suggested modifications (e.g., reduce non-critical expenses); and/or
• Determine savings or assets to cover needs or may be able to obtain a loan.
• By customized, HUD means a realistic and do-able budget for that household. Counselors do not have to verify that the household actually implements and follows the budget.

A customized budget can be based on estimated or actual expenses and income. A budget may demonstrate that the client can or cannot afford to live in their current housing. A customized budget should give the client clear choices in difficult situations. For clients that are unemployed with no income, it may still be possible for the counselor to develop a customized budget with the client.

Check the number of budgets reported in 10c compared to the number of counseling clients reported in Section 9. If the number of budgets in 10c is significantly lower than the Section 9 total, verify that your agency is reporting all budgets that have been developed. HUD expects this outcome will apply to nearly all one-on-one counseling clients because the HUD Housing Counseling Handbook requires establishment of a household budget that the client can afford. This outcome can be reported immediately as a result of counseling.

Attachment B12 of the HECM protocol states that completing the Financial Interview Tool (FIT) meets the program requirement to complete a budget with every counseling client. Therefore, this outcome should be recorded for all reverse mortgage counseling clients with whom the counselor completed FIT.

The counseling file should support this outcome, e.g., with a copy of the budget developed.

This outcome can apply to any household reported in Section 9. The number reported in this category should be less than or equal to total in Section 9. Households that attended group education, but not one-on-one counseling should not be reported in this or any other Section 10 category.

Examples of households who should be recorded in this category include but are not limited to those who:

• Increase their discretionary income by obtaining higher wage employment or decreasing housing payments to free up income for other expenses;
• Decrease debt load by paying down debts or consolidating them for lower payments;
• Increase savings by making changes to their budget or obtaining an individual development account; and/or
• Increase credit score by making changes to credit habits or correcting errors on credit reports.

The counselor will need to determine outcome through follow-up with the client. The counseling file should support this outcome, e.g., in the client notes.

This outcome can apply to any household reported in Section 9. The number reported in this category should be less than or equal to total in Section 9. Households that attended group education, but not one-on-one counseling should not be reported in this or any other Section 10 category.

Examples of households who should be recorded in this category include but are not limited to those who:

• Receive down payment, rental, and/or utility assistance;
• Enter a lease purchase program;
• Obtain a non-FHA reverse mortgage;
• Receive a home equity or home improvement loan or other home repair assistance;
• Receive weatherization assistance; and/or
• Obtain emergency shelter, transitional housing, or permanent housing after experiencing homelessness.

What does “gained access” mean? To record a household in this category, at a minimum the counselor must provide referral to a resource or assist with an application for a resource and confirm the household applied for the resource. HCAs do not have to obtain proof that the household actually received the resource. Simply providing the household a flyer or referring them to another entity is not adequate.

Check the number of households gaining access to housing resources reported in 10e. If it is zero, or if it seems very low in comparison with the total counseling clients reported in Section 9, verify that the reporting for Section 10e is accurate and that counselors understand what HUD is looking for when reporting this outcome.

The counselor will need to determine this outcome through follow-up with the client. The counseling file should support this outcome, e.g., in the client notes.

This outcome can apply to any household reported in Section 9. The number reported in this category should be less than or equal to total in Section 9. Households that attended group education, but not one-on-one counseling should not be reported in this or any other Section 10 category.

Examples of clients who should be recorded in this category include but are not limited to clients who:

• Enter a debt management plan;
• Obtain an individual development account;
• Obtain Medicaid benefits;
• Are referred for legal assistance and receive legal services; and/or
• Obtain non-housing emergency assistance such as food or clothing.

What does “gained access” mean? To record a client in this category, at a minimum the counselor must provide referral to a resource or assist with an application for a resource and confirm the client applied for the resource. HCAs do not have to obtain proof that the client actually received the resource. Simply providing the client a flyer or referring them to another entity is not adequate.

The counselor will need to determine this outcome through follow-up with the client. The counseling file should support this outcome, e.g., in the client notes.

This outcome can apply to any household reported in Section 9. The number reported in this category should be less than or equal to total in Section 9. Households that attended group education, but not one-on-one counseling should not be reported in this or any other Section 10 category.

Examples of Homeless Assistance Counseling clients who should be recorded in this category include but are not limited to clients who:

• Occupy emergency shelter;
• Occupy transitional housing;
• Occupy permanent housing with rental assistance; or
• Occupy permanent housing without rental assistance.

The counselor will need to determine outcome through follow-up with the client. The counseling file should support this outcome, e.g., in the client notes.

This outcome can only apply to Homeless Assistance Counseling clients reported in Section 9a. Therefore, the number reported in this category should be less than or equal to total in Section 9a. Households that attended group education, but not one-on-one counseling should not be reported in this or any other Section 10 category.

New in FY 2022

Examples of disaster assistance and recovery clients who should be recorded in the category include but are not limited to clients who:

• Receive information on emergency services (e.g., Red Cross, legal services)
• Achieve financial support through the receipt of services (e.g., FEMA)

The counselor will need to determine this outcome through follow-up with the client. The counseling file should support this outcome, e.g., in the client notes.

This outcome can only apply to clients reported in Section 9h. Disaster Preparedness Assistance and 9i. Disaster Recovery Assistance. Therefore the number reported in this category should be less than or equal to the sum of Section 9h + Section 9i. Households that attended group education, but not one-on-one counseling should not be reported in this or any other Section 10 category.

New in FY 2022

Examples of disaster assistance and recovery clients who should be recorded in the category include but are not limited to clients who:

• Occupy temporary shelter
• Receive assistance to rehabilitate personal home
• Temporarily or permanently relocated to safe housing

The counselor will need to determine this outcome through follow-up with the client. The counseling file should support this outcome, e.g., in the client notes.

This outcome can only apply to clients reported in Section 9h. Disaster Preparedness Assistance and 9i. Disaster Recovery Assistance. Therefore, the number reported in this category should be less than or equal to the sum of Section 9h + Section 9i. Households that attended group education, but not one-on-one counseling should not be reported in this or any other Section 10 category.

New in FY 2022

This is a simple count of all Disaster Preparedness Assistance clients that developed an emergency preparedness plan.

The counselor will need to determine this outcome through follow-up with the client. The counseling file should support this outcome, e.g., in the client notes.

This outcome can only apply to clients reported in Section 9h. Disaster Preparedness Assistance and 9i. Disaster Recovery Assistance. Therefore, the number reported in this category should be less than or equal to the sum of Section 9h + Section 9i. Households that attended group education, but not one-on-one counseling should not be reported in this or any other Section 10 category.

Examples of Rental Counseling clients who should be recorded in this category include but are not limited to clients who:

• Obtain temporary rental relief; and/or
• Are referred to a legal aid agency for assistance with eviction and successfully avoid eviction.

The counselor will need to determine outcome through follow-up with the client. The counseling file should support this outcome, e.g., in the client notes.

This outcome can only apply to Rental Counseling clients reported in Section 9b. Therefore, the number reported in this category should be less than or equal to total in Section 9b. Households that attended group education, but not one-on-one counseling should not be reported in this or any other Section 10 category.

Examples of Rental Counseling clients who should be recorded in this category include but are not limited to clients who:

• Obtain HUD or other rental housing subsidy;
• Find alternative rental housing;
• Resolve issue in current tenancy;
• Bring utilities current;
• Resolve a security deposit dispute; and/or
• Have a disability and obtain housing with accessibility features.
• The counselor will need to determine outcome through follow-up with the client. The counseling file should support this outcome, e.g., in the client notes.

This outcome can only apply to Rental Counseling clients reported in Section 9b. Therefore, the number reported in this category should be less than or equal to total in Section 9b. Households that attended group education, but not one-on-one counseling should not be reported in this or any other Section 10 category.

This is a simple count of all Pre-Purchase Counseling clients that purchased housing after receiving counseling.

The counselor will need to determine this impact through follow-up with the client. The counseling file should support this impact, e.g., in the client notes.

This impact can only apply to Pre-Purchase Counseling clients reported in Section 9c. Therefore, the number reported in this category should be less than or equal to total in Section 9c. Households that attended group education but no one-on-one counseling should not be reported in this or any other Section 10 category.

This is a simple count of all reverse mortgage counseling clients that obtain a Home Equity Conversion Mortgage (HECM).

The counselor will need to determine this outcome through follow-up with the client. The counseling file should support this outcome, e.g., in the client notes.

This outcome can only apply to Reverse Mortgage Counseling clients reported in Section 9e. Therefore, the number reported in this category should be less than or equal to total in Section 9e. Households that attended group education, but not one-on-one counseling should not be reported in this or any other Section 10 category.

Examples of Non-Delinquency Post Purchase Clients who should be recorded in this category include but are not limited to clients who:

• Receive a home equity or home improvement loan or other home repair assistance;
• Receive weatherization assistance;
• Brought utilities current;
• Refinance their mortgage to improve affordability; and/or
• Sell house/choose an alternative housing solution.

The counselor will need to determine this outcome through follow-up with the client. The counseling file should support this outcome, e.g., in the client notes.

This outcome can only apply to Non-Delinquency Post Purchase Counseling clients reported in Section 9d. Therefore, the number reported in this category should be less than or equal to total in Section 9d. Households that attended group education, but not one-on-one counseling should not be reported in this or any other Section 10 category.

Examples of Resolving/Preventing Forward Mortgage Delinquency/Default Counseling clients who should be recorded in this category include but are not limited to clients who:

• Bring their mortgage current;
• Refinance their mortgage to prevent/resolve default;
• Receive a mortgage modification;
• Receive a second mortgage to prevent/resolve default;
• Enter a forbearance agreement or repayment plan;
• Execute a deed-in-lieu of foreclosure;
• Sell property/choose alternative housing solution;
• Obtain a short sale or pre-foreclosure sale (FHA mortgage); and/or
• Obtain partial claim loan from FHA lender.

The counselor will need to determine this outcome through follow-up with the client. The counseling file should support this outcome, e.g., in the client notes.

This outcome can only apply to Resolving/Preventing Forward Mortgage Delinquency/Default Counseling clients reported in Section 9f. Therefore, the number reported in this category should be less than or equal to total in Section 9f. Households that attended group education, but not one-on-one counseling should not be reported in this or any other Section 10 category.

New in FY 2022

Examples of Resolving/Preventing Reverse Mortgage Delinquency/Default Counseling clients who should be recorded in this category include but are not limited to clients who:

• Client/lender work out agreements for taxes and insurance;
• Client determines how to secure housing upon leaving the HECM property;
• Resolving outstanding debt with borrower estate or facilitating the transfer to the lender.

The counselor will need to determine this outcome through follow-up with the client. The counseling file should support this outcome, e.g. in the client notes.

This outcome can only apply to Resolving/Preventing Reverse Mortgage Delinquency/Default Counseling clients reported in Section 9g. Therefore, the number reported in this category should be less than or equal to total in Section 9g. Households that attended group education, but not one-on-one counseling should not be reported in this or any other Section 10 category.

New in FY 2022

This is a simple count of clients who received one-on-one Resolving/Preventing Forward Mortgage Delinquency/Default Counseling and subsequently received a forward mortgage modification and remained current in their modified mortgage.

The counselor will need to determine this outcome through follow-up with the client. The counseling file should support this outcome, e.g., in the client notes.

This outcome can only apply to Resolving/Preventing Forward Mortgage Delinquency/Default Counseling clients reported in Section 9f. Therefore, the number reported in this category should be less than or equal to total in Section 9f. Households that attended group education, but not one-on-one counseling should not be reported in this or any other Section 10 category.

New in FY 2022

Examples of Resolving/Preventing Forward Mortgage Delinquency/Default Counseling clients who should be recorded in this category are clients who received a forward mortgage modification, as well as improved their financial capacity according to the following examples:

• Decrease debt load by paying down debts or consolidating them for lower payments;
• Increase savings by making changes to their budget; and/or
• Increase credit score by making changes to credit habits or correcting errors on credit reports.

The counselor will need to determine this outcome through follow-up with the client. The counseling file should support this outcome, e.g., in the client notes.

This outcome can only apply to Resolving/Preventing Forward Mortgage Delinquency/Default Counseling clients reported in Section 9f. Therefore, the number reported in this category should be less than or equal to total in Section 9f. Households that attended group education, but not one-on-one counseling should not be reported in this or any other Section 10 category.

A client visits your agency for a disaster recovery assistance workshop. As part of the workshop, the agency offers one-on-one disaster recovery assistance counseling to those who are interested. The client decides to attend the one-on-one session. During the session, you learn about the recent hurricane that occurred in the client’s area and damaged their home. You help the client establish a budget customized to their situation, including any expenses related to the hurricane. You help the client plan for future disasters by providing them with an emergency preparedness plan. You also provide the client with a list of FEMA relief resources and provide them with information on homeowner rehabilitation assistance. How many times will you report the household on your HUD-9902?

• Two: The household received two distinct services – disaster recovery assistance group education and one-on-one disaster recovery assistance counseling. So you will report the household twice – two times in each of the appropriate demographic categories in Sections 3-7, once in Section 8j for disaster recovery assistance education, and once in Section 9i for disaster recovery assistance counseling.

What outcomes can you report in Section 10 immediately after the counseling session?

After the initial counseling session, there were three outcomes that could potentially apply to the household that you need to ask about during follow-up – 10d (improved financial capacity by increased savings), 10e (improved their housing situation), and 10i (obtained disaster recovery housing resources). One month after the counseling session, you call the household to follow up regarding their progress in recovering from the disaster. You ask whether the client has started saving for an emergency fund, and the client confirms they have not because they’ve still been focusing on the disaster recovery costs. You also ask whether they applied for the homeowner rehabilitation program, and the client confirms that they have. The client also confirm they received assistance from FEMA to help pay their utilities.

Can you report any additional outcomes after the following up with the client?

A client visits your agency for one-on-one counseling to avoid foreclosure, so you work with them to provide counseling on resolving or preventing forward mortgage delinquency or default counseling. As part of the counseling session, you help the client establish a budget customized to their situation. You also provide the client with strategies to prevent a forward mortgage default, including how to prepare a loss mitigation application to their mortgage servicer. How many times will you report the household on your HUD-9902?

• One: The household received one distinct service – one-on-one resolving or preventing forward mortgage delinquency or default counseling. So you will report the household once in each of the appropriate demographic categories in Sections 3-7 and once in Section 9f for resolving or preventing forward mortgage delinquency or default counseling.

What outcomes can you report in Section 10 immediately after the counseling session?

After the initial counseling session, there were two outcomes that could potentially apply to the household that you need to ask about during follow-up – 10d (improved financial capacity by increased savings) and 10r (received a forward mortgage modification and remained current in their modified mortgage). Two months after the counseling session, you call the household to follow up regarding their progress in in their modified mortgage. You find out the client has received a modified mortgage and remained current and has begun to improve their financial capacity by decreasing their debt. However, they haven’t been able to establish savings yet as they have been paying off other debts.

Can you report any additional outcomes after the following up with the client?

A client visits your agency for one-on-one pre-purchase counseling. Before attending one-on-one counseling, the client has already completed a homebuyer education workshop. During the counseling session, you work with the client to establish a household budget. You also encourage the client to start saving part of each paycheck to establish an emergency fund, and you provide information about down payment assistance programs that may help them achieve their homeownership goal.

How many times will you report the household on your HUD-9902?

• Twice: The household received two distinct services – homebuyer education and pre-purchase counseling. So you will report the household twice – two times in each of the appropriate demographic categories in Sections 3-7, once in Section 8f for homebuyer education, and once in Section 9c for pre-purchase counseling.

What outcomes can you report in Section 10 immediately after the counseling session?

After the initial counseling session, there were three outcomes that could potentially apply to the household that you need to ask about during follow-up – 10d (improved financial capacity by increased savings), 10e (gained access to housing resources by applying for down payment assistance), and 10m (purchased housing). One month after the counseling session, you call the household to follow up regarding their progress in meeting their homeownership goal. You ask whether the clients have started saving for an emergency fund, and the clients confirm they have. You also ask whether they applied for down payment assistance, and the clients explain they decided not to apply because they are not ready for homeownership at this time.

Can you report any additional outcomes after the following up with the client?

A client comes in for rental counseling because she has had difficulties with eviction though she is not currently in imminent threat of eviction. She has found herself homeless one time and would like to save some money for emergencies. The first counseling session focuses on eviction prevention, particularly how to approach the landlord with concerns about her apartment. The client and counselor also agree upon a household budget that allows for some savings, with the counselor providing the names of four banks where the client can open an account. The two agree upon another session in two months’ time. At the second session, the client shows some savings at one of the banks. The client also asks about her rights as a tenant, describing settling an issue with her landlord regarding a repair inside the apartment. They agreed the landlord would make the repair this time, although the client would like to better understand her rights and responsibilities since there are often disagreements about who is responsible for repairs. The counselor describes fair housing laws and provides a name and number for the local legal assistance agency.

What outcomes can you report and when can you report them?