SECTION
8 HOUSING
HOUSING
CHOICE VOUCHER PROGRAM
The Section 8 Program provides assistance to low – income families so they can seek affordable housing in the private market.
WHAT
IS A HOUSING VOUCHER?
A Housing Voucher enables a family to seek housing in the private rental market. Program participants normally pay 30% of their monthly-adjusted income toward rent and utilities. The Housing Authority subsidizes the balance of the rent to the property owner. The landlord is responsible for collecting the tenant’s portion of the rent between the 1st and 10th of each month.
REQUIREMENTS WHICH
WOULD HAVE TO BE MET IN ORDER FOR A UNIT TO BE CONSIDERED FOR THE PROGRAM.
The unit must meet HUD Housing Quality Standards and the rent must be approved within the Payment Standards and market rate comparability with non-subsidized unit in the area in which the unit is located. (Copy of HQS requirements are available upon request).
HOW DO
I MAKE A UNIT AVAILABLE TO VOUCHER HOLDERS?
You may call the Section 8 office to have the unit listed as an available unit, list the unit on our web site or you can advertise in the newspaper with the phrase “will accept Section 8.”
HOW MUCH RENT CAN I CHARGE?
The amount of rent you charge must be reasonable compared to other rents received in the same building or neighborhood. The Housing Authority uses comparisons selected from neighborhoods throughout the county to determine what limits apply. A good rule of thumb is to charge the same amount that you would if the apartment was not going to receive rental assistance.
WHAT
ABOUT UTILITIES?
The Section 8 Program annually determines a monthly amount to be applied as an allowance for each utility service. If a tenant is responsible for the utility, his/her portion of the rent is lowered. If the landlord is responsible for a utility, the utility allowance amount raises the limit for determination of a reasonable rent. If a tenant is responsible to pay the utility the apartment must have separate meters. Tenants of two (2) or more apartments cannot share meters or portions of utility bills.
WHAT DO I DO WHEN A VOUCHER HOLDER IS INTERESTED IN MY UNIT?
It is the responsibility of the landlord to screen prospective tenant. Landlords should screen the prospective tenant carefully. The Housing Authority conducts a criminal check and income eligibility check prior to issuing a Voucher. We cannot provide a reference as to the expected behavior of a tenant. You may use the following screening procedures:
CREDIT CHECK
LANDLORD REFERENCES
HOME VISITS
We encourage all of the above screening procedures as long as you do not discriminate between assisted and unassisted tenants. Your procedures for screening prospective assisted tenants must be the same as you use for non-assisted prospective tenants.
REQUEST FOR TENANCY APPROVAL
If a tenant is eligible to participate in the Housing Choice Voucher Progam, he/she will have a "Request for Tenancy Approval" for you to complete. When the tenant submits the "Request for Tenancy Approval" to our office the Housing Inspector will contact you within five(5) working days to schedule an inspection of the unit. The unit will be inspected to ensure that it meets Housing Quality Standards. You will be mailed a copy of the inspection repair list, if applicable.
LEASE AND CONTRACT
After the unit passes inspection and the rent has been approved, the landlord and tenant enter into a lease for an initial term of one year. The Housing Authority and landlord sign a Housing Assistance Payments Contract.
CAN I COLLECT A SECURITY DEPOSIT?
Yes, you can collect a security deposit but the Housing Authority prohibits security deposits in excess of private practice, or in excess of amounts charged by the owner to unassisted tenants.
TERM OF LEASE AND CONTRACT
After one year, the lease is renewed for a specified time period (ex., month-to-month, six months, etc.) The tenant may vacate with a notice after the term of the lease expires. If the tenant remains in the unit, the tenant is re-certified for eligibility and the unit is inspected for Housing Quality Standards annually, at which time the landlord may request an increase in rent, which must be approved by the Housing Authority. This request must be submitted in writing to the Housing Authority and to the tenant sixty days prior to renewal.
YOUR RIGHTS AND RESPONSIBILITY AS A LANDLORD
* Maintain your property in good condition. Complete repairs within a reasonable amount of time upon request by the Housing Authority or tenant, 24 hours for emergencies. The amount of time that is considered reasonable depends on the nature of the problem.
* Set reasonable rules about use of unit and common areas.
* Do not enter a unit without tenant's permission and proper notice except for emergencies or tenant requested repairs.
* Collect appropriate security deposit as directed under the program and use it only as directed by state law.
* Comply with equal opportunity requirements.
* Enforce tenant obligations under the lease.
* Expect your tenant to:
Pay rent on time
Keep unit clean
Avoid illegal activity
Permit access for repairs
Avoid damage to property
Refrain from disturbing others
Allow only those occupants on the lease to reside in the unit
* Comply with any terms and conditions of lease and HAP contract.
* Take action through Magistrate's Court to evict when tenant violates the lease.