Public Housing Manager (PHM)

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For professionals working within the United States public housing sector, the Public Housing Manager (PHM) certification is widely considered the “gold standard.” It is a credential that demonstrates a comprehensive understanding of the complex regulatory, financial, and operational requirements set forth by the U.S. Department of Housing and Urban Development (HUD).

Whether you are an aspiring property manager or a seasoned housing authority professional, this guide provides every detail you need to successfully navigate the PHM certification process.

What is the Public Housing Manager (PHM)?

The Public Housing Manager (PHM) certification is a professional credential designed for individuals responsible for the day-to-day operations of public housing developments. It ensures that managers possess the technical knowledge to maintain compliance with federal laws while effectively serving low-income residents.

  • Official Exam Name & Acronym: Public Housing Manager (PHM) Certification Exam.
  • Conducting Body/Authority: The certification is primarily administered by the National Association of Housing and Redevelopment Officials (NAHRO). Established in 1933, NAHRO is the leading membership association for professionals in the housing and community development industry. Other private entities like Nan McKay & Associates (NMA) also offer PHM training and certification recognized by HUD.
  • Purpose of Exam: Professional Certification and Regulatory Compliance. HUD requires Public Housing Agencies (PHAs) to have “competent” management; the PHM is the most recognized way to demonstrate this competency.
  • Geographic Validity: United States (Recognized in all 50 states and U.S. territories).
  • Level of Competence: Specialist/Management Level. It demonstrates that the holder can manage a PHA’s physical and financial assets while adhering to HUD regulations.
  • Brief History: The PHM was established decades ago to standardize the management of federally funded housing. It evolved from a basic training course into a rigorous certification program that reflects modern HUD “High Performer” standards.

Who Can Take the Public Housing Manager (PHM)? (Eligibility Requirements)

To qualify for the PHM designation, candidates must meet a combination of education, experience, and training requirements. NAHRO and other providers use a “point-based” or “tier-based” system to verify eligibility.

Eligibility Summary Table

Requirement Category Details
Academic High School Diploma or GED is the absolute minimum. Higher degrees (Associate/Bachelor’s) can reduce the years of experience required.
Experience Minimum of 0.5 to 2 years of experience in housing, real estate, or social service management.
Training Completion of an approved PHM training seminar (usually 3–5 days).
Language English proficiency (Exam is conducted in English). No specific TOEFL/IELTS score required, but professional fluency is essential.

Documentation Checklist

  • Official Application Form: Completed NAHRO or NMA certification application.
  • Proof of Education: Copies of High School Diploma, GED, or University Transcripts.
  • Work Verification: A signed letter from a supervisor or HR department confirming your role and duration of employment in housing management.
  • Training Certificate: Proof of completion of the PHM seminar.
  • Professional References: Usually two references from individuals who can vouch for your professional ethics.
  • Background Check: Most PHAs require a clean criminal record for employment, which is a de facto prerequisite for holding the certification.

How to Register for the Public Housing Manager (PHM)

The registration process is typically bundled with the training seminar, although “exam-only” options are available for those who have completed the coursework previously.

Exam Schedule & Availability

  • Frequency: Monthly. Training seminars and exams are held throughout the year in various cities and online.
  • Registration Windows: Applications for seminars usually close 14 days before the start date.
  • Flexibility: Online proctored exams offer the most flexibility, allowing candidates to choose specific time slots.

Exam Fees (Estimated Breakdown)

Fee Component NAHRO Member Rate Non-Member Rate
Training Seminar & Exam Bundle $475 – $650 $725 – $950
Certification Application Fee Included in bundle $150 (if separate)
Retake Fee $100 $150
Recertification (Every 3 years) $125 $250

Booking Process

  1. Select a Provider: Visit the official NAHRO or Nan McKay website.
  2. Create an Account: Register your professional profile.
  3. Enroll in Training: Sign up for the “Public Housing Manager” seminar (In-person or Live Web).
  4. Submit Payment: Pay via credit card or PHA purchase order.
  5. Receive Credentials: You will receive login details for the exam portal (if online) or instructions for the in-person test.

Retake Policy

If you do not pass the exam on your first attempt, you must wait 30 days before retaking it. Most providers allow a maximum of three attempts within a 12-month period. If you fail the third time, you are often required to retake the full training seminar.

Score Validity

The PHM certification is valid for three years. To maintain the credential, you must complete 0.5 Continuing Education Units (CEUs) or 5 hours of relevant training and pay a renewal fee.

Public Housing Manager (PHM) Exam Format & Structure

Exam Anatomy

  • Delivery Method: Computer-Based Test (CBT) or Paper-based (at the end of in-person seminars).
  • Proctoring: In-person proctor or live remote proctoring via platforms like ProctorFree.
  • Duration: 2.5 to 3 hours.
  • Total Questions: 100 questions.
  • Question Type: Primarily Multiple Choice (Single Answer).

Syllabus & Content Domains

Domain Topics Covered Weightage (Approx)
Legal & Regulatory Framework Fair Housing, ADA, HUD Handbook 7465.1, Privacy Act. 25%
Occupancy & Leasing Eligibility, Tenant Selection, Lease Enforcement, Evictions. 20%
Financial Management Budgeting, Rent Calculation, PHAS (Public Housing Assessment System). 20%
Maintenance & Operations Work Orders, REAC Inspections, Preventive Maintenance. 20%
Resident Relations Conflict Resolution, Resident Councils, Community Services. 15%

Official Reference Materials

  • HUD Handbook 7465.1: The foundational text for Public Housing Management.
  • The PHM Study Guide: Provided by NAHRO or NMA during the seminar.
  • 24 CFR (Code of Federal Regulations): Specifically Part 960 and 966.

How is the Public Housing Manager (PHM) Scored?

  • The Passing Threshold: A score of 70% is typically required to pass.
  • Cut-off Method: Fixed/Absolute scoring. You are not graded against other students.
  • Negative Marking: No. Points are not deducted for incorrect answers. It is in your best interest to answer every question.
  • Result Declaration: For CBT/Online exams, preliminary results are often available immediately. Official certificates are mailed or emailed within 4–6 weeks.

How Difficult is the Public Housing Manager (PHM)?

The PHM is considered Moderately Challenging. While the concepts are straightforward for those working in the field, the exam requires a deep dive into specific HUD regulations and mathematical rent calculations that can be tricky.

Historical Pass Rates

Category Pass Rate
First-Time Pass Rate Approx. 75% – 80%
Post-Seminar Pass Rate 85%+ (Candidates who attend the 5-day training perform significantly better).

Most Challenging Topic: Rent Calculation and Eligibility Verification. Candidates often struggle with the “Adjusted Income” math and the nuances of the Public Housing Assessment System (PHAS) scores.

Public Housing Manager (PHM) vs. Similar Certifications

Feature PHM (NAHRO) CPM (IREM) ARM (IREM) HCCP
Primary Focus Public/Subsidized Housing Commercial/Large Residential Residential Site Mgmt Tax Credit (LIHTC)
Conducting Body NAHRO / NMA IREM IREM NAHB
Difficulty Moderate Very High Moderate High
Total Cost ~$600 ~$2,000+ ~$800 ~$500

When to Choose PHM: Choose this if you work for a Public Housing Authority (PHA) or a private firm managing Project-Based Voucher properties. It is the specific requirement for HUD-funded public housing.

How to Prepare for the Public Housing Manager (PHM)

Recommended Study Timeline

  • Total Prep Time: 40–60 hours (including the 30-hour seminar).
  • Phase 1 (Week 1): Read the HUD Handbook 7465.1 and familiarize yourself with the PHAS scoring system.
  • Phase 2 (The Seminar): Attend the 3–5 day intensive training. Take exhaustive notes on “Rent Calculation” formulas.
  • Phase 3 (Post-Seminar): Take 2–3 practice exams focusing on Fair Housing laws.

Best Study Resources

  • NAHRO Professional Development: Online modules and webinars.
  • HUD Exchange: Free resources and “OneCPD” training materials.
  • Quizlet: Search for “PHM Exam Prep” for community-sourced flashcards on HUD terminology.

What to Expect on Public Housing Manager (PHM) Exam Day

  • Check-in: Arrive 30 minutes early. For online exams, log in 15 minutes early to test your webcam and microphone.
  • ID Requirements: A valid government-issued photo ID (Driver’s License or Passport).
  • Materials allowed: Usually, a non-programmable calculator is permitted for rent calculations. Scratch paper must be shredded in front of the proctor after the exam.
  • Prohibited Items: Smartphones, smartwatches, and any HUD handbooks (unless it is an “open book” variation, which is rare for the final certification).

After Passing the Public Housing Manager (PHM)

Passing the PHM opens doors to significant career advancement. Certified managers are eligible for roles such as:

  • Housing Authority Director: Average Salary $85,000 – $130,000.
  • Asset Manager: Average Salary $70,000 – $95,000.
  • Senior Property Manager: Average Salary $60,000 – $80,000.

To keep your certification active, ensure you track your CEUs and submit your renewal application every three years.

Frequently Asked Questions about the Public Housing Manager (PHM)

  1. Is the PHM exam open book? Generally, no. Most NAHRO and NMA certification exams are closed-book, though you are provided with formula sheets for math.
  2. Does HUD require the PHM? While HUD doesn’t mandate the “PHM” acronym specifically, they require “qualified management.” The PHM is the most widely accepted evidence of qualification.
  3. Can I take the exam without the training? Yes, but it is highly discouraged due to the specificity of HUD regulations.
  4. What is the difference between NAHRO and NMA PHM? Both are highly respected. NAHRO is a non-profit professional association, while Nan McKay (NMA) is a private training firm. Both are recognized by HUD.
  5. How long does the certification last? 3 years.
  6. Is there math on the exam? Yes. You must be able to calculate Total Tenant Payment (TTP) and Adjusted Income.
  7. Can I work in Section 8 with a PHM? Yes, though a “HCV Specialist” certification is more specific to Section 8 vouchers.
  8. What happens if I let my certification expire? You usually have a 6-month grace period to pay a late fee; otherwise, you may need to retake the exam.
  9. Is the exam available in Spanish? Currently, the official exams are primarily offered in English.
  10. Can I take the PHM exam online? Yes, most providers now offer remote proctoring options.

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