15 fam 250
HOUSING program management
(CT:OBO-159; 12-30-2024)
(Office of Origin: OBO/PRE)
15 FAM 251 Local Real Estate Market
(CT:OBO-159; 12-30-2024)
A survey of the local real estate market provides an objective assessment of current market conditions and enables post to select competitively from a range of housing. (See 15 FAM 212.6.) The local market assessment should include background information on the general availability of housing, requirements for residential security standards, and other security considerations (location of schools, costs, etc.). Post should use the results of the survey to document conditions related to the cost and availability of suitable housing. To assist with the establishment and/or review of rental benchmarks, posts must submit their annual housing market survey to OBO/PRE/RPL/PM no later than December 31 of each year. If local housing that meets space standards is unavailable, post must prepare appropriate supporting information.
15 FAM 252 HOUSING SELECTION
15 FAM 252.1 Cost
(CT:OBO-60; 11-02-2017)
Cost is a prime consideration in the selection of housing. Costs of residential properties will vary according to location, quality of construction, and amenities (verandas or balconies, recreational facilities, gardens, garages, etc.). A comparative review of annual rental costs should be a basis for housing selection. In addition, independent market surveys should be used to support post selections. OBO-developed rental benchmarks govern the rental cost at many posts.
15 FAM 252.2 Space
(CT:OBO-60; 11-02-2017)
Space is an important criterion in selecting properties for housing abroad, but it is not the overriding factor—particularly in markets where housing availability is limited and/or other restrictions limit where employees may live. Selection criteria should include, but not be limited to:
(1) Suitability for inclusion in the housing pool in terms of size, design layout, potential occupants’ long-term requirements, and desired locations;
(2) Special employee circumstances;
(3) The regional security officer’s (RSO’s) or post security officer’s (PSO’s) approval for all security requirements; and
(4) The post occupational and safety health officer’s (POSHO’s) approval to address the availability of normal amenities (electricity, telephone, indoor plumbing), and to meet safety and health criteria.
15 FAM 252.3 Distance
(CT:OBO-60; 11-02-2017)
When applying these guidelines, post’s management and post’s interagency housing board (IAHB) must seek suitable housing at the best possible cost to the U.S. Government. They must consider all locations meeting, or that can be modified to meet, security and safety criteria and that are within a reasonable commute. The Department defines a ‘reasonable commute’ as 45 minutes one way (the Washington, DC average for U.S. Government employees). The RSO or regional medical officer (RMO) may recommend that post’s IAHB establish a longer/shorter time for security or environmental concerns. Geographic housing considerations beyond security or environmental reasons, e.g., employee convenience, are not acceptable.
15 FAM 252.4 Security Considerations
(CT:OBO-60; 11-02-2017)
The Office of Physical Security Programs, Countermeasures Directorate, Bureau of Diplomatic Security (DS/C/PSP), is responsible for the Residential Security Program (RSP). DS/C/PSP ensures the RSO equitably implements residential security standards, policies, and procedures for all agencies under chief-of-mission (COM) authority. The RSP provides for a secure environment for the residences of U.S. citizen direct-hire employees (USDH) and their eligible family members (EFMs) sent abroad to conduct official business for the U.S. Government at Foreign Service posts. The Project Coordination Division, Office of Physical Security Programs, Countermeasures Directorate, Bureau of Diplomatic Security (DS/C/PSP/PCD), provides administrative and operational management and oversight for all aspects of RSPs implemented at U.S. diplomatic missions abroad. Residential security policies and guidelines are found in:
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· 12 FAH 8 Residential Security Handbook |
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· 12 FAH-6 H-130 OSPB Standards- Political Violence and Terrorism |
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· 12 FAH-6 H-410 OSPB Standards- Crime |
15 FAM 252.5 Safety, Health, and Environmental Requirements
(CT:OBO-159; 12-30-2024)
a. During housing selection, 15 FAM requires the Post Occupational Safety and Health Officer (POSHO) to inspect, identify, and correct any safety, health, and environmental hazards (which may cause dangerous conditions, serious injuries, or fatalities). The intent is to ensure correction prior to occupancy and then, through effective management, ensure that safe conditions persist for as long as the residence is occupied. For U.S. Government-held real properties and residences funded by living quarters allowance (LQA) or overseas housing allowance (OHA), the POSHO must inspect the residence for safety, health, and environmental hazards, and certify in the POSHO Certification Application that those hazards have been effectively controlled or eliminated prior to occupancy. The POSHO Certification Application and 15 FAM 970 define the certification requirements. Post is responsible for correcting deficiencies identified in the POSHO inspection of U.S. Government-held real properties. For LQA and OHA residences, the employee must negotiate with the landlord to correct deficiencies identified in the POSHO property inspection and provide the POSHO a written attestation and evidence the deficiencies have been corrected. Otherwise, the employee must find another suitable residence. Employees under COM authority may not occupy a U.S. Government-held property without a completed and active POSHO certification record in the POSHO Certification Application.
b. The POSHO must also use the Department of State Residential Safety, Health, and Fire Prevention Awareness Checklist. This guide assists in identifying other unsafe conditions to be resolved either prior to occupancy or immediately after occupancy. (See 15 FAM Exhibit 111.)
c. All relevant documentation, such as attestation that LQA and OHA residences meet all certification requirements, should be attached to the applicable certification record. Certifications must be completed prior to occupancy and expire upon lease expiration or five years, whichever comes first. If a new residence is to remain occupied after a certificate expires, a new POSHO certification must be completed within 30 days after the certificate's expiration.
15 FAM 252.6 Natural Hazards Guidance
(CT:OBO-159; 12-30-2024)
a. Known natural hazard issues should be a consideration in the housing selection decision making process. Some examples are:
(1) Earthquake activity and vulnerable buildings;
(2) Flooding potential (including but not limited to chronic and/or historic flooding, known flood plains, etc.);
(3) Windows, doors, and exterior structures vulnerable to high winds or flying debris; or
(4) Unstable or eroding slopes or foundations.
NOTE: OBO's civil, geotechnical, and structural engineers can assist posts in identifying potential risks due to natural hazards.
b. Posts located in regions of elevated earthquake threat (moderately high, high, and very high) should be mitigated by seeking housing that is Seismically Best Available:
(1) To aid in identifying vulnerabilities, and buildings that are Seismically Best Available, engineering evaluations can be completed in coordination with structural engineers from OBO/PDCS/DE/CSE and OBO’s Climate Security & Resilience (CS&R) Program using one (or more) of the following methods:
(a) Post engages the services of a local structural engineer approved and funded by the OBO CS&R Program;
(b Structural engineering consultants contracted and funded by the OBO CS&R Program; or
(c) OBO/PDCS/DE/CSE structural engineers.
(2) Where engineering evaluations are not feasible for operating leases, post is minimally expected to use "best available" information to guide decision-making when evaluating and comparing prospective properties for lease, including the following:
(a) Guidance and educational information prepared by CS&R; and
(b) Knowledge and review of the local real estate market.
c. For further information and guidance, contact the OBO CS&R Program.
NOTE: In select scenarios identified by the CS&R Program, posts in regions with lower earthquake exposure may be required to comply with the above guidance.
15 FAM 252.7 Fire and Life Safety Guidance
(CT:OBO-159; 12-30-2024)
a. When leasing or acquiring high-rise properties, the POSHO and post’s management will follow the guidance outlined in 15 FAM 813.7 Real Property.
b. Single-family residences and properties/apartments that are not high-rises have separate inspection requirements. Use the National Fire Protection Association's Life Safety Code (NFPA 101) for inspecting these cases.
c. Representational residences in high-rise buildings must be approved by the Office of Fire Protection (OBO/OPS/FIRE).
15 FAM 253 THROUGH 259 UNASSIGNED