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Q.
How does an owner get involved
with the Section 8 Program?
A. See link for Section 8 Owners
.
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Q.
How does the owner select the
family?
A. Families who are searching for
housing will contact owners to
apply for tenancy. Families will
follow the owner’s standard
application process. IHA
encourages owners to screen all
applicants. Owners may do
so by contacting previous owners
and conducting criminal history
checks as well as reviewing credit
history information. Remember that
IHA does not screen for
suitability; it is the
responsibility of the owner to
screen applicants. However, owners
must follow the same practices as
used for non-Section 8 applicants.
Owners should become familiar with
federal, state and local fair
housing laws and tenant/owner laws
to ensure the screening criteria
applied are not discriminatory.
Upon written request, Section 8
can provide owners with a list of
previous owners for a specific
client (if available).
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Q.
What is the Purpose of the Request
for Tenancy Approval (RTA)?
A. When the owner agrees to rent
to a Section 8 family, the owner
and family will complete the RTA.
The RTA form lists information on
the type and size of unit, year
constructed, proposed
rent for the unit, security
deposit requested, and the date
unit will be available for
inspection. The form will also
indicate who actually owns the
unit, who is responsible for the
utilities, who will supply the
appliances, the amount of the
security deposit, the most recent
rent charged for the unit,
comparable unassisted units, the
managing agent (if applicable),
and the mailing address for the
Housing Assistance Payment. The
form notifies our Inspection
Department that an inspection is
needed.
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Q.
What is the Housing Quality
Standards Inspection?
A. IHA will inspect the units
using the Section 8 Housing
Quality Standards (HQS) to ensure
that the units are decent, safe
and sanitary. To accomplish this,
HUD regulations (24 CAR 982.401)
set forth basic Housing Quality
Standards, which all units must
meet before rental by program
participants.
The primary objective of
these standards is to protect the
participants receiving assistance
under the program by guaranteeing
what HUD considers is a basic
level of acceptable housing. The
regulations stipulate that each
unit leased under the HCV program
shall met basic “performance
requirements” with the respect
to the following:
The HUD form 52580-A
is used to record and document
inspection results. The owner or a
representative of the owner must
be present for all initial
inspections. If the unit does not
pass inspection, the inspector
will provide the owner with a copy
of the needed repairs and schedule
a date for re-inspection. All
units must pass inspection before
a Housing Assistance Payment (HAP)
contract can be executed.
Inspections are also performed on
an annual basis for families who
are under lease to ensure units
are maintained in accordance with
HUD’s Housing Quality Standards
(HQS) guidelines. Owners are
encouraged to be present. Failure
to keep units up to HQS guidelines
could result in the abatement of
payment or termination of the HAP
Contract.
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Q.
How Much Can the Owner Charge For
Rent?
A. Owners should request rent for
a unit based on the amount that
the unit is "worth." The
requested rent should be
comparable to the rents charged in
the immediate area for units of
like size, features, and
amenities. The area in which the
unit is located will most times
dictate the unit's worth along
with the quality of workmanship
and amenities. Section 8 will
determine if the unit's rent is
reasonable once an inspection is
performed. The inspector will
chart a "rent reasonableness
survey" while inspecting the
unit. Rent reasonableness is a HUD
requirement. If the total points
from the survey agree with the
owner's requested rent and the
family is able to pay their share,
the proposed rent will be
approved. In accordance with HUD
guidelines, no more than 40%
(percent) of a participants
adjusted income can be used for
rent and utilities during their
first year under lease.
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Q.
How Much Can I Charge for a
Security Deposit?
A. The owner may determine the
amount of security deposit for a
particular unit. The requested
security deposit standards should
be the same for all of your
clients (whether a Section 8
family or not). Remember that
Section 8 is not responsible for
damages that may be caused by the
program participant. It is the
participant’s responsibility to
pay the full security deposit and
any damages.
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Q.
When Will the HAP Begin?
A. The HAP will begin 2 to 3 weeks
following the return of the signed
lease and contract. Initial
payments will be prorated based
upon the effective date of the
executed lease and contract.
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Q.
When do tenant re-examinations
occur and when can rent be
increased?
- Annual Reexaminations
are completed yearly in order
to update the program
participant’s income,
household composition, assets
and deductions. This process
must be completed 90 to 120
days prior to the expiration
of their initial lease and
contract date.
- Interim
reexaminations are completed
when the family reports a
change in income, composition
assets, or deductions outside
of the recertification period.
When a change is made to the
family's rent, the owner is
mailed an addendum to the
lease stating the rent change
and its effective date.
- Requests for Rent
Increases should
be requested 120 days prior to
the anniversary date. Rent
increases can not be requested
to be effective prior to the
initial 12 months of the
initial lease.
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Q.
When Can IHA Terminate Assistance?
A. If an owner violates the HAP
contract, IHA may suspend payments
and will investigate the situation
to determine if the contract
should be terminated. IHA will
terminate contracts that are under
abatement at the earlier of (a)
the family's move from the unit or
(b) six months after the last HAP
was made. Owners can be barred
from the program for a serious
breach of contract as determined
by HUD. The owner can terminate
tenancy for any reason permitted
under the lease or lease addendum.
Owners may terminate for serious
or repeated violations of the
terms and conditions of the lease,
violation of federal, state or
local law, criminal activity or
other good cause. An owner has the
same rights for evicting assisted
families as they do for private
market tenants; owners must first
give the family a notice stating
the reason for eviction and must
forward a copy to IHA. See
contract concerning owner's right
to evict. The family may terminate
tenancy after the first year of
the lease. Terminations by the
family during the first year are
allowed only if the owner agrees
to release the family from the
lease. The family must give the
owner and IHA notice of
termination of tenancy in
accordance with the lease prior to
moving from the unit. The owner’s
lease may not require more than 60
calendar days notice for the
family to terminate after the
first term of the lease.
Owners must immediately
notify IHA if a family no longer
occupies the assisted unit.
Housing assistance payments
made to an owner after a
participant has vacated the
assisted nit, must be returned
immediately.
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Q.
What are the responsibilities of
IHA, the family, and the property
owner?
A.
IHA's Responsibilities
- Review all
applications to determine
whether an applicant is
eligible for the program.
- Explain the rules of
the program to all of the
families who qualify.
- Issue vouchers.
- Approve the unit, the
owner.
- Make housing
assistance payments (HAP) in a
timely manner.
- Ensure that owners
and families comply with the
program rules.
- Provide families and
owners with prompt,
professional service.
- Determine rent
reasonableness.
The
Owner’s Responsibilities
- Screen families who
apply to determine if they
will be good renters.
- Comply with all
federal, state and local laws,
and not discriminate against
any family.
- Maintain the housing
unit, including making all
necessary repairs in a timely
manner.
- Comply with the terms
of the Housing Assistance
Contract with IHA.
- Collect rent and the
security deposit due from the
tenant.
- Manage your
unit/property.
The
Family's Responsibilities
- Provide IHA with
complete and accurate
information.
- Make their best
effort to find a place to live
that is suitable for them and
that qualifies for the
program.
- Cooperate in
attending all appointments
scheduled by IHA.
- Take responsibility
for the care of the unit.
- Comply with the terms
of the lease with the owner.
- Comply with the
Family Obligations of their
voucher.
- Comply with all
state, federal and local laws
for all household members and
guests.
Q.
What Housing is Eligible for Section 8?
A. Any renal unit is eligible for
leasing under Section 8 subsidy as long as it
is properly zoned, rent-reasonable, and passes
the Section 8 inspection based on HUD's
Housing Quality Standards (HQS).
Q.
Who is Eligible fore Section 8?
A. Low-income households in virtually every
locality in the United States may apply for
participation in the Section 8 Program, if
eligible. However, eligibility criteria
will be reviewed in the areas of criminal
history, citizenship, income, outstanding
debts and/or previous evictions from
subsidized housing programs.
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