Housing choice voucher program
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HOUSING CHOICE VOUCHER PROGRAM. THE HOUSING AUTHORITY PAYS RENT SUBSIDY ON BEHALF OF ELIGIBLE PARTICIPANTS TO PRIVATE LANDLORDS IN THE COMMUNITY. THE FAMILY RENT PORTION IS BASED ON THEIR INCOME AND IS DETERMINED BY THE HOUSING AUTHORITY. WHY SHOULD AN OWNER PARTICIPATE.

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Housing choice voucher program
HOUSING CHOICE VOUCHER PROGRAM

  • THE HOUSING AUTHORITY PAYS RENT SUBSIDY ON BEHALF OF ELIGIBLE PARTICIPANTS TO PRIVATE LANDLORDS IN THE COMMUNITY.

  • THE FAMILY RENT PORTION IS BASED ON THEIR INCOME AND IS DETERMINED BY THE HOUSING AUTHORITY.


Why should an owner participate
WHY SHOULD AN OWNER PARTICIPATE

  • YOU WOULD GET YOUR VACANT UNIT LEASED ON A 12-MONTH LEASE.

  • YOU WILL HAVE AN ASSISTED TENANT SO YOU KNOW THEY CAN AFFORD THEIR RENT.

  • IF THE FAMILY’S INCOME CHANGES OUR PAYMENT WILL CHANGE.

  • THE FAMILY DOES NOT WANT TO LOSE THEIR ASSISTANCE SO THEY WILL MOST LIKELY COMPLY WITH THE LEASE.


Pha payment to owner
PHA PAYMENT TO OWNER

  • THE FAMILY WILL PAY THEIR PORTION DIRECTLY TO THE LANDLORD.

  • THE HOUSING AUTHORITY WILL PAY THE SUBSIDY DIRECTLY TO THE LANDLORD. (WE NOW OFFER DIRECT DEPOSIT)

  • OWNERS WILL RECEIVE A 1099 AT THE END OF THE YEAR.


The owner must
THE OWNER MUST

  • SCREEN THE FAMILY FOR SUITABILITY.

  • MAINTAIN THE UNIT IN ACCORDANCE WITH HOUSING QUALITY STANDARDS.

  • SUPPLY ANY UTILITIES THAT THE LANDLORD IS REQUIRED TO UNDER THE LEASE.

  • ENFORCE THE LEASE AND COMPLY WITH HAP CONTRACT.

  • SEND THE HOUSING AUTHORITY A COPY OF ANY NOTICES SERVED TO THE FAMILY.


Term of hap contract and lease
TERM OF HAP CONTRACT AND LEASE

  • THE INITIAL TENANCY MUST BE A 12-MONTH LEASE THEN DEFAULT ON A MONTH-TO-MONTH BASIS.


The hap contract terminates when
THE HAP CONTRACT TERMINATES WHEN:

  • THE LEASE IS TERMINATED BY THE OWNER OR THE TENANT.

  • THE PHA TERMINATES PROGRAM ASSISTANCE TO THE FAMILY.

  • IF THE FAMILY MOVES FROM THE UNIT WITH OR WITHOUT NOTICE TO THE OWNER.

  • IF THE PHA DETERMINES THAT AVAILABLE PROGRAM FUNDING IS NOT SUFFICIENT TO SUPPORT CONTINUED ASSISTANCE.


The contract automatically terminates when
THE CONTRACT AUTOMATICALLY TERMINATES WHEN:

  • THE FAMILY IS EVICTED FOR NON PAYMENT OR LEASE VIOLATIONS.

  • THERE IS NO MEMBER OF THE FAMILY THAT RESIDES IN THE UNIT (FAMILY VACATES OR ONLY MEMBER IS DECEASED).

  • 180 DAYS AFTER THE LAST HOUSING ASSISTANCE PAYMENT MADE ON BEHALF OF THE PARTICIPANT FAMILY. (TYPICALLY WHEN THE FAMILY INCOME HAS THEM PAYING THE FULL RENT PAYMENT).


Conflict of interest
CONFLICT OF INTEREST

  • THE OWNER CANNOT BE THE PARENT, CHILD, GRANDPARENT, GRANDCHILD, SISTER, OR BROTHER OF ANY MEMBER OF THE ASSISTED FAMILY. (UNLESS IT IS TO ACCOMMODATE A PERSON WITH DISABILITIES).

  • THE OWNER CANNOT BE AN IMMEDIATE FAMILY MEMBER OF PHA PERSONNEL OR ANY OTHER COVERED MEMBER UNDER THE CONTRACT.


Payment standards
PAYMENT STANDARDS

  • IS THE LESSER OF THE ACTUAL UNIT SIZE OR THE VOUCHER SIZE FOR THE FAMILY.

    FUNDING STATE HUD

    0 BEDROOM $475.00 $523.00

    1 BEDROOM $587.00 $646.00

    2 BEDROOM $749.00 $824.00

    3 BEDROOM $1015.00 $1,117.00

    4 BEDROOM $1,175.00 $1,293.00

    A % CALCULATION IS USED FOR LARGER UNITS.


Typical scenario
TYPICAL SCENARIO

  • YOU HAVE A 2-BEDROOM UNIT THAT YOU HAVE ON THE MARKET FOR $600.00 PER MONTH AND TENANT PAYS ALL UTILITIES.

  • THE FAMILY WITH SEC 8 (HUD) ASSISTANCE HAS A 1-BEDROOM VOUCHER.

  • THE UTILITY ALLOWANCE FOR THE FAMILY IS $120.00.


This is how it breaks down
THIS IS HOW IT BREAKS DOWN

  • RENT $600.00

  • UTILITY ALLOWANCE $120.00

  • TOTAL HOUSING COST $720.00

  • FAMILY PAYMENT STANDARD $646.00

  • SINCE THE TOTAL HOUSING COST IS MORE THAN THE $646.00 THE FAMILY WOULD NOT BE ABLE TO RENT THIS UNIT AND WE WOULD HAVE TO DENY THE TENANCY.


Before mcha denies the unit
BEFORE MCHA DENIES THE UNIT

  • MCHA STAFF WILL CONTACT YOU AND ASK THE FOLLOWING.

  • 1 – ARE YOU WILLING TO LOWER YOUR RENT TO $526.00?

  • 2 – OR ARE YOU WILLING TO PAY WATER SEWER AND TRASH WHICH REDUCES THE UTILITY ALLOWANCE?


If you say yes
IF YOU SAY YES

  • RENT $526.00

  • UTILITY ALLOWANCE $120.00

  • TOTAL HOUSING COST $646.00

  • NOW IT IS UNDER THE PAYMENT STANDARD OF $646.00 AND TENANCY CAN BE APPROVED.

  • THE FAMILY CANNOT PAY ON THE SIDE THE AMOUNT THAT YOU LOWERED OR THE UTILITIES YOU AGREED TO PAY.


No side payments
No Side Payments!

  • Warning from HUD to landlords accepting side payments or excess rent.

  • Improperly requiring tenants to pay rent in excess of what is authorized by the HAP contract represents both an actionable offense under the false claims act and deplorable behavior directed towards the very persons whom the HCV programs was designed to serve.”


If you have a vacant unit
IF YOU HAVE A VACANT UNIT

  • YOU CAN CALL US AND WE CAN TAKE THE INFORMATION OVER THE PHONE.

  • WE CAN FAX OR MAIL THE PAPER TO YOU, YOU CAN FILL IT OUT AND FAX OR MAIL BACK.

  • WE POST IT IN OUR BOOK AND THE PARTICIPANTS ARE DIRECTED TO LOOK IN IT FOR AVAILABLE UNITS.

  • YOU CAN POST IT ON WWW.GOSECTION8.COM

  • HA STAFF CANNOT DIRECT A FAMILY TO TAKE A SPECIFIC UNIT.


You must notify mcha if
YOU MUST NOTIFY MCHA IF:

  • YOU NO LONGER OWN OR MANAGE THE UNIT.

  • YOU HAVE A CHANGE OF ADDRESS.

  • THE FAMILY VACATES OR PASSES AWAY.

  • THE UNIT IS GETTING FORECLOSED ON.

  • IF YOU WANT TO MAKE CHANGES TO THE LEASE THEN 60 DAYS NOTICE IS REQUIRED (INCLUDING RENT INCREASE REQUESTS).


Hqs inspections
HQS INSPECTIONS

  • ARE DONE INITIALLY AND ANNUALLY.

  • THEY ARE CONDUCTED TO ENSURE THAT THE TENANT IS MAINTAINING THE UNIT IN A FIT AND HABITABLE CONDITION.

  • THEY ARE CONDUCTED TO ENSURE THE LANDLORD IS MAINTAINING THE UNIT IN A FIT AND HABITABLE CONDITION.

  • WE RECOMMEND THAT THE OWNER BE PRESENT FOR THESE INSPECTIONS, THE HOUSING AUTHORITY WILL NOT ENFORCE LEASE VIOLATIONS AS THAT IS THE LANDLORD’S RESPONSIBILITY.