Qualifications

John Sale Manor is federally assisted and has a total of 118 apartments, 116 of which are HUD-subsidized. The community has 118 one-bedroom apartments.

This property is available to households that include a member who is 62 or older. If the household is otherwise eligible, additional household members of any age, including children, are welcome. Housing is available to all applicants, regardless of religion, race, color, national origin, disability, familial status, or sex (including sexual orientation and gender identity).

Occupancy Requirements

Applicant households must meet the established occupancy standards of local Landlord/Resident laws.

Apartments will be assigned in accordance with the following standards:

John Sale Manor Apartments
Dayton-Kettering-Beavercreek OH MSA Income Limits 2026

FY 2026 Income Limit Area	Median Family Income	FY 2026 Income Limit Category	Persons in Family
FY 2026 Income Limit Area	Median Family Income	FY 2026 Income Limit Category	1	2	3	4	5	6	7	8
Dayton-Kettering-Beavercreek OH MSA	$92,900	Very Low (50%) Income Limits ($)	36,050	41,200	46,350	51,500	55,650	59,750	63,900	68,000
		Extremely Low Income Limits ($)*	21,650	24,750	27,850	33,000	38,680	44,360	50,040	55,720
		Low (80%) Income Limits ($)	57,700	65,950	74,200	82,400	89,000	95,600	102,200	108,800

NOTE: Greene County is part of the Dayton-Kettering-Beavercreek, OH MSA, so all information presented here applies to all of the Dayton-Kettering, OH MSA.

The Dayton-Kettering-Beavercreek, OH MSA contains the following areas: Greene County, OH; Miami County, OH; and Montgomery County, OH.

* The FY 2014 Consolidated Appropriations Act changed the definition of extremely low-income to be the greater of 30/50ths (60 percent) of the Section 8 very low-income limit or the poverty guideline as established by the Department of Health and Human Services (HHS), provided that this amount is not greater than the Section 8 50% very low-income limit. Consequently, the extremely low income limits may equal the very low (50%) income limits.

Eligibility Criteria for Persons Applying/Living at Community

Applicants must meet the following requirements to be eligible for occupancy and housing assistance at the community:

The family’s annual income must not exceed the Extra Low-income limits, based on family size. Income eligibility must be determined prior to approving applicants for tenancy.
Social Security number requirements:

In order to determine eligibility and offer a apartment, HUD requires every household member, including live-in aides, foster children and fostered adults to have a Social Security Number (SSN) unless the individual has an Exemption as noted in [2] below.

In addition, the applicant family must provide (for management to copy) a valid Social Security card issued by the Social Security Administration for each household member.

If the household member cannot produce his/her valid Social Security card, at least one of the following alternative documents must be provided as documentation: 
An original document issued by a federal or state government agency which shows the person's name and SSN along with other identifying information (i.e. SSA benefit award letter)
Driver’s license that shows the Social Security Number
Earnings statement on payroll stubs
Bank statement or Form 1099
Retirement benefit letter
Life insurance policy or court records

Other evidence that HUD designates as acceptable

Documents that are not originals, or that have been altered, are mutilated or are illegible, or that appear to be forged, will be denied. In this case, management will explain the reason why the document is not acceptable, and will request the submission of acceptable documentation within a reasonable time frame, prior to an apartment being offered.

After making a copy of the Social Security card the original will be returned to the applicant. After the electronic transmission of the move-in certification, the SSN will be verified via the EIV computer matching program with the Social Security Administration, and a copy of that verification (EIV Income Summary Report) will be retained in the resident file.

2. Exemptions:

a. Individuals who acknowledge that they are not entitled to housing assistance because they do not have eligible immigration status.

This is documented by the household member’s Citizenship Declaration, showing that the individual did not contend eligible immigration status. Mixed households with unassisted, ineligible noncitizens can be admitted with prorated assistance, even though the unassisted individuals do not have SSN documentation.

b. Household members who were age 62+ as of 1/31/10 AND whose initial determination of eligibility had already begun prior to 1/31/10

• Persons who previously lived in either a Public and Indian Housing or Multifamily HUD-assisted program will have 50058 or 50059 move-in certifications, with effective dates to support this exception. Documentation must be obtained from the prior community (not from the applicant) and will be kept in the resident file.

• Exemption status for these individuals remains valid, even when the person moves to another HUD-assisted program, and/or if there is a break in tenancy.

c. Household members under the age of 6 who do not yet have Social Security Numbers assigned to them and who have been added to the household within the six months prior to being offered an apartment. While these applicant households may be offered an apartment and move into the community, the family must provide Social Security Numbers for the children under age 6 within 90 (ninety) days in order to continue to receive HUD subsidy. This may be extended for an additional 90 (ninety) days if the SSN cannot be obtained for reasons beyond the household's control.

How To Apply

Applications can be requested in person at the community during normal business hours from 10 a.m. to 4:30 p.m., or via telephone call, email or written request mailed to the community.

All submitted applications must be in writing, on forms provided. If, due to a disability, an applicant is unable to complete an application, a third party can assist in the completion of the form. Only fully completed applications will be accepted. Every application must be completed and signed by the head of household and all additional household members 18 years of age or older. All of the members of the household must be listed on the application.

Applications can be returned in person to the office or via fax, email, or U.S. mail to the community address.

John Sale Manor

Management Office
119 W 2nd St.

Xenia, OH 45385
(937) 372-4143
TTY 711
JohnSaleManor@WINNCO.COM

or can also be downloaded online, by clicking the button below.

Download Application PDF

Waitlist Information

When was the waitlist last open and what date will it be opened again?

Last Open: Currently Open

To Open: Currently Open

How do I get added and remain on the waitlist?

It is community policy to administer its waiting list as required by HUD handbooks and regulations. The community’s compliance software allows management to view and/or print both internal transfer and external applicant waiting lists by waiting list position or application date and time.

A. Opening and Closing the Waiting List(s):

(1) In order to maintain a balanced application pool, the community may restrict or suspend application-taking and close the waiting list. The community will also update the waiting list by removing the names of those who are no longer interested in, or no longer qualify for, housing.
(2) Decisions about closing the waiting list will be determined based on the number of applications and the ability of the community to house an applicant in an appropriate apartment within a one-year period.
(3) Closing and reopening of the waiting list, as well as any restrictions on accepting applications, will be publicly announced in publication(s) likely to be read by potential applicants. Advertisements will include information about where and when to apply, and will conform to the advertising and outreach practices described in the community’s Affirmative Fair Housing Marketing Plan.
(4) During the period when the waiting list is closed, the community will not maintain a list of individuals who wish to be notified when the waiting list is reopened.

B. Updating the Waiting List:

(1) The waiting list will be purged annually, generally in October to keep applicant information current, and to remove anyone who wants to be removed or no longer qualifies for admission to the community. 
(2) A letter will be sent to each applicant, asking for outdated information to be updated in writing, and asking whether the applicant wishes to remain on the waiting list. Confirmation must be returned to the community, in writing, using any forms which may be provided, within 30 (thirty) days of the letter's postmark date. Upon request, assistance will be provided to any applicant households with disabilities or limited English proficiency, to enable them to meet this deadline. 
(3) When an applicant notifies the community of changes in household composition, the waiting list information will be updated, and a determination will be made as to whether or not the household needs a different apartment size.

C. Removal of Applications from the Waiting List:

The community will not remove an applicant's name from the waiting list unless:

(1) The applicant requests that his/her name be removed.
(2) The applicant was clearly told, in writing, of the requirement to advise the community of his/her continued interest in housing by a particular time, and failed to do so, even after being provided with reasonable accommodations in the event of handicap or disability.
(3) The community attempted to contact the applicant in writing, but the letter was returned by the U.S. Postal Service as undeliverable.
(4) The community has notified the applicant, in writing, of its intention to remove the applicant's name because the applicant no longer qualifies for assisted housing.
(5) The applicant refused two offers of apartments for other than a medically-related reason.
(6) The applicant accepted an offer of an apartment but failed to move in on time, without notice.
(7) The applicant household needs a different size apartment due to a household composition change, and the community has no apartments of that size.
(8) The applicant household failed to provide SSN documentation for any non-exempt household member after the expiration of the provided grace period.
(9) Applicants will not be removed from the waitlist for failure to respond to requests to verify their continued interest in the waitlist, unless management makes reasonable attempts to reach the applicant using each known form of contact, including via mail, email, and phone, provided the applicant supplies this contact information, and will provide at least fourteen (14) calendar days for the applicant to respond. Management must make at minimum three (3) attempts to contact the applicant, each no less than twenty-four (24) hours apart.

Admission-Related Complaints / Related Inquiries

Who do I contact at John Sale Manor with any admission-related complaints or related inquiries?

Melissa Banks, Community Manager
John Sale Manor
Management Office
119 W 2nd St.
Xenia, OH 45385
(937) 372-4143
TTY 711

Language Access Plan

No applicant or resident on the ground of race, color, national origin, or any other federal, state, or local protected classes will be excluded from participation in, or denied the benefits, of housing assistance or be subjected to unlawful discrimination. WINNRESIDENTIAL will provide reasonable and meaningful access to programs and activities for Limited English Proficient (LEP) persons at our HUD-assisted apartment communities.

WINNRESIDENTIAL’s Language Assistance Plan (LAP) reasonably addresses and identifies the needs of the LEP persons at our apartment communities.

WINNRESIDENTIAL uses a third-party language translation service called Language Link, which provides verbal and written translation services for prospects and residents.

WINNRESIDENTIAL will make reasonable efforts to produce or obtain multiple translations of audiovisual materials it uses, if any, to inform or educate applicants and residents.

Qualifications

Do I Qualify?

Reasonable Accommodations

Waitlist Information

Admission-Related Complaints / Related Inquiries

Language Access Plan

Resident Selection Plan

Apply Now

Office Hours