|
|
|
| Q. WHAT IS THE HOUSING CHOICE VOUCHER
PROGRAM? |
|
A. The Housing Choice Voucher Program (sometimes referred to as “Section 8”) is the largest federal low-income housing assistance program. Families are awarded vouchers to help pay the cost of renting housing on the open market. Because vouchers are provided to particular tenants to live where they choose, they are often referred to as “tenant-based” assistance. The voucher program is funded at the federal level by the U.S. Department of Housing and Urban Development (HUD). At the local level, the program is operated by Public Housing Authorities (PHA’s). The Section 8 program was established in 1974. In 1998 Congress merged the two components of the tenant-based Section 8 program - certificates and vouchers – into a single housing program (Housing Choice Voucher Program). There are thousands of housing authorities across the united stated and it’s territories and each administer different geographical jurisdictions. The Broward County Housing Authority has been operating the program since 1975. Families can pay up to 40% of their annual adjusted income toward the rental of the unit to the owner. The Housing Authority makes monthly payments directly to the owner on behalf of the family. The “Housing Assistance Payment” is the difference between the tenant’s portion and the actual rent. The family negotiates directly with the landlord to secure rental accommodations that best suit their need. The unit must meet HUD Housing Quality Standards and pass inspection before a contract is executed between the Housing Authority and Landlord.
|
| |
| Q. IS A LANDLORD REQUIRED TO LEASE TO EACH PERSON WHO
HOLDS A VOUCHER FROM THE HOUSING AUTHORITY? |
| A.
No. The Landlord may rent to anyone he wishes, provided he does not
discriminate against race, color, sex, religion, national origin or
familial status. At no time will the Housing Authority require a
landlord to house a family. It is acceptable to have prospective
tenants complete applications as a part of the landlord’s screening
process as long as you do this for all families. The selection of
tenants is at the discretion of the owner. It should be emphasized
that the Housing Authority is not permitted to screen tenants for
participation in the program. We only determine program eligibility.
The Federal Regulations were written to place the responsibility of
screening families on the landlord. |
| |
| Q. HOW MUCH PAPERWORK IS INVOLVED IN THE
PROGRAM? |
| A.
Initial paperwork involves the landlord completing a Request for
Tenancy Approval form, which indicates the address of the unit, the
utilities the tenant is to pay and the monthly rent requested. The
landlord and tenant will also negotiate and execute a lease
agreement. After the unit has been inspected by our agency, the
owner will sign a contract with the Housing Authority. The only
other paperwork required is at the annual recertification. The lease
is not binding until the unit passes inspection and the Housing
Assistance Payment Contract has been executed by the landlord and
the Housing Authority. |
| |
| Q. WHAT IS THE RESPONSIBILITY OF THE OWNER UNDER THE
PROGRAM? |
•
Tenant screening, selection of family and leasing of the unit.
•
Perform all management and renting functions.
• Perform all
ordinary and extraordinary maintenance.
• Pay for owner supplied
utilities.
• Assure compliance with the Housing Assistance
Payment Voucher Contract.
• Comply with and enforce the
lease. |
| |
| Q. WHAT IS THE RESPONSIBILITY OF THE TENANT UNDER THE
PROGRAM? |
•
Find suitable housing.
• Provide income and family information
needed to verify and certify eligibility, annually and interim
re-examination.
• Allow the Housing Authority to inspect the
unit. Repair damages caused by family.
• Abide by all family
obligations as defined in the Housing Choice Voucher.
• Avoid
committing serious or repeated violations of the lease. |
| |
| Q. MAY A LANDLORD EVICT A
TENANT? |
|
A. Yes. Providing proper legal notice, the owner may have a tenant evicted from their unit. The Housing Authority cannot evict a tenant from your unit.
Written notice of the owner's intent to evict may be given, provided proof of non-payment of rent, damage beyond normal wear and tear, illegal use of the unit, etc., can be substantiated. The property owner MUST ADVISE the Housing Authority at the beginning of the eviction process by submitting a copy of the initial notice.
The owner must adhere to local and state eviction laws in the eviction of Housing Choice Voucher tenants.
|
| |
| Q. WHAT IS THE RESPONSIBILITY OF THE HOUSING
AUTHORITY UNDER THE PROGRAM? |
•
Determine tenant eligibility based on the Federal Regulations.
•
Process applications for certification and re-certification with
regards to family participation.
• Inspect units, approve lease
and execute the Housing Assistance Payment Contract.
• Determine
and pay housing assistance payments to the owner on behalf of the
family.
• Explain and disseminate information about program
procedures to Owners/Tenants.
• Monitor program performance and
assure compliance of Federal, State and Local rules and
regulations. |
| |
| Q. ARE THERE RENT LIMITATIONS? |
| A.
This agency does a rent reasonableness survey to establish that the
requested rent is comparable to other rents in the surrounding area,
and that the rent is the same for unassisted tenants. However,
tenants' portion may not be more than 40% of their
income. |
| |
| Q. IS THERE A RESTRICTION ON THE NUMBER OF PERSONS
PERMITTED IN A PARTICULAR SIZE UNIT? |
A.
Our Agency tries to limit occupancy to two (2) persons per bedroom.
Tenant’s voucher size is based on family size.
Bdrm. Size Family
Size
Example: 1 2 Persons
2 4 Persons
3 6 Persons
All
families, eligible for participation in the Housing Choice Voucher
Program, will hold a voucher that was issued by this agency. The
family’s voucher will indicate the unit bedroom size required. Make
sure that the bedroom size of your unit is the same as that of the
voucher. |
| |
| Q. ARE RECIPIENTS RESTRICTED IN AREAS WHERE THEY MAY
SEEK HOUSING? |
|
A. All Housing Authorities service different geographical areas. For example, in the jurisdiction
of the Broward County Housing Authority a family can lease anywhere in Broward County, with the
exception of the City of Hollywood. GOsection8.com works with many housing authorities and listings
are distributed by jurisdiction.
|
| |
| Q. WHAT TYPE OF HOUSING MAY BE UTILIZED IN THE
HOUSING CHOICE VOUCHER PROGRAM? |
| A.
Apartments, condos, homes and duplexes may be utilized in the
Housing Choice Voucher Program. |
| |
| Q. MUST THE HOUSING MEET ANY PARTICULAR
CRITERIA? |
| A.
Yes. First and foremost, the housing must be safe, decent and
sanitary. Housing must also meet the Housing Quality Standards (see
last page of brochure). |
| |
| Q. MUST A LANDLORD TAKE PETS? |
| A.
No. It is up to the discretion of the owner. |
| |
| Q. WHAT ABOUT SECURITY
DEPOSITS? |
| A.
Tenants are responsible for paying the security deposit you require.
However, you are prohibited from charging amounts in excess of what
you charge your unassisted tenants. |
| |
| Q. IS THE OWNER RESPONSIBLE FOR THE TENANTS
UTILITIES? |
| A.
This decision is up to the owner, provided there is separate
electric, water, and gas meters for the unit the tenant will occupy.
Electric or water charges on a tenant’s meter which serves other
tenants in the unit or complex are not permissible in the Housing
Choice Voucher Program. The owner should transfer all tenant paid
utilities in the tenant’s name. |
| |
| Q. ARE TENANTS PERMITTED TO RENT FURNISHED
APARTMENTS? |
| A.
Yes. However, our agency may only subsidize the rental unit. The
tenant may contract with the owner separately for the rental of the
furniture. |
| |
| Q. HOW AND WHEN DOES THE LANDLORD RECEIVE HIS RENTAL
PAYMENTS? |
| A.
The Housing Authority makes every effort to assure payment is
received by the owner on the first day of each month, via first
class mail. Initial payment may take two (2) weeks to
receive. |
| |
| Q. WHAT IS THE INVOLVMENT OF BROWARD COUNTY HOUSING
AUTHORITY ONCE THE TENANT HAS BEEN HOUSED? |
| A.
The Housing Authority encourages all problems to be handled at the
landlord/tenant level. The major purpose of the Housing Authority is
to subsidize tenants. However, the Housing Authority will assist the
landlord if he/she or the tenant is having a particular
problem. |
| |
| Q. ARE PERSONS RECEIVING HOUSING CHOICE VOUCHER
PROGRAM SUBSIDY TO BE TREATED DIFFERENTLY THAN UNASSISTED TENANTS IN
COMPLEX? |
| A.
No. They are to be treated the same as unassisted residents and must
abide by the same complex regulations. |
| |
| Q. WHY, AS A LANDLORD, SHOULD YOU CONSIDER
PARTICIPATING IN THE HOUSING CHOICE VOUCHER PROGRAM?
|
•
Rent Security - Monthly guarantee of the Housing Authority’s portion
of the rent
• Low vacancy
• Good residents |
| |
|
|
| |
|
HUD HOUSING QUALITY
STANDARDS |
| Units
leased in this program shall meet the following
requirements: |
| ACCESS - The dwelling unit shall be usable
and capable of being maintained without unauthorized use of private
properties. The building shall provide an alternative exit in case
of the fire (such as fire stairs or exit through windows).
|
FOOD PREPARATION AND REFUSE DISPOSAL - A
cooking stove or range, a refrigerator of appropriate size for the
unit, a kitchen sink with hot and cold running water shall be
present in proper operation condition. Adequate space for the
storage, preparation and serving of food shall be provided. There
shall be adequate facilities and services for the sanitary disposal
of food waste. |
| |
|
ILLUMINATION AND ELECTRICITY - Living and
sleeping rooms shall include at least one window. A ceiling or wall
type light fixture shall be present and working in bathroom and
kitchen. At least two electric outlets, one of which may be an
overhead light, shall be present and operable in the living room,
kitchen and each bedroom.
The Section 8 program was established
in 1974. In 1998 Congress merged the two components of the
tenant-based Section 8 program - certificates and vouchers – into a
single housing program (Housing Choice Voucher Program). |
INTERIOR AIR QUALITY - The dwelling shall be
free from dangerous levels or air pollution from carbon monoxide,
sewer gas, fuel gas, dust and other harmful air pollutants. Air
circulation shall be adequate throughout the unit. Bathroom areas
shall have a least one operable window or other adequate exhaust
ventilation. |
| |
|
SANITARY FACILITIES - The dwelling unit
shall include a flush toilet, a fixed basin and tub or shower with
hot and cold running water, all in proper operating condition, can
be used in privacy and are adequate for personal cleanliness and the
disposal of human waste.
A. The Housing Choice Voucher Program
(sometimes referred to as “Section 8”) is the largest federal
low-income housing assistance program. Families are awarded vouchers
to help pay the cost of renting housing on the open market. Because
vouchers are provided to particular tenants to live where they
choose, they are often referred to as “tenant-based”
assistance. |
SITE AND NEIGHBORHOOD - The site and
neighborhood shall not be subject to dangerous walks, steps,
instability, flooding, poor drainage, septic tanks backups, sewage
hazards or mud slide; abnormal air pollution, smoke or dust,
excessive accumulation or trash, vermin or rodent infestation; or
fire hazards. |
| |
|
| SPACE AND SECURITY - The dwelling unit shall
contain a living room, kitchen, bathroom and at least one bedroom or
living-sleeping room of appropriate size for each two persons.
Exterior doors and windows accessible from outside the unit shall
have screens. The voucher program is funded at the federal level by
the U.S. Department of Housing and Urban Development (HUD). At the
local level, the program is operated by Public Housing Authorities
(PHA’s). |
STRUCTURE AND MATERIALS - Ceilings, walls
and floors shall not have any serious defects such as severe bulging
or leaning, large holes, loose surface materials, other serious
damage. The roof shall be firm and weather tight.
The exterior
wall structure and surface shall not have any serious defects such
as serious leaning, buckling, sagging, cracks or holes, loose
siding, or other serious damages. The condition and equipment of
interior and exterior stairways, halls, porches, walkways, etc.
shall be such as not to present a danger or tripping or failing.
Elevators shall be maintained in safe and operating conditions.
Broward County Housing Authority has been operating the program
since 1975. Families can pay up to 40% of their annual adjusted
income toward the rental of the unit to the owner. The Housing
Authority makes monthly payments directly to the owner on behalf of
the family. |
| WATER
SUPPLY - The unit shall be served by approved public or
private sanitary water supply. The “Housing Assistance Payment” is
the difference between the tenant’s portion and the actual rent. The
family negotiates directly with the landlord to secure rental
accommodations that best suit their need. The unit must meet HUD
Housing Quality Standards and pass inspection before a contract is
executed between the Housing Authority and Landlord. |
|