What types of programs are available?
The Assisted Housing Division administers the Housing Choice Voucher program and other special programs.

• Housing Choice Voucher
• Family Self-Sufficiency Program
• Shelter Plus Care
• Enhanced Voucher Program
• Project-Based Certificate Program
• Veterans Affairs Supportive Housing (VASH)

Voucher holders may pay more than 30% of their adjusted monthly income but not more than 40% at initial lease up toward rent and utilities. The HA will determine maximum subsidy assistance by comparing the current Payment Standard and Gross Rent and using the lower of the two.
 

Who is responsible for tenant screening?
It is the owner's responsibility to screen all tenants. The owner may ask prospective tenants about their

• Payment history for rent and utilities.
• Housekeeping and maintenance skills.
• Drug-related criminal activity or other criminal activity.
• Prior compliance with other essential conditions of tenancy. 

By submitting a written request, a copy of the completed application, and a signed release form, prospective owners can obtain the following information from the tenant's file:

• The current address of the family*
• The name and address of the family's current landlord*
• The name and address of the family's prior landlords for the last five years*
• If the family owes money to the HA
• Information regarding evictions and 3-Day notices*

*provided the information is in the tenant's file

What are my responsibilities under the program?

• To conduct a tenant history and credit check on all applicants.
• To maintain the unit in decent, safe and sanitary condition necessary to meet Housing Quality Standards.
• To correct life-threatening defects within 24-48 hours.
• To provide documents regarding ownership, power of attorney, or management as requested by the HA.
• To take corrective measures regarding the tenant as may be necessary (i.e, serving 3-Day Notices or 30-Day Notices).

What are the family's responsibilities under the program?

• Supplying required information - (1) The family must supply any information that the PHA or HUD determines is necessary for the administration of the program, including submission of required evisence of citizenship or eligible immigration status (as provided by 24 CFR part 5). "Information" includes any requested certification, release or other documentation.
• The family must supply any information requested by the PHA or HUD for use in a regularly scheduled reexamination or interim reexamination of family income and composition in accordance with HUD requirements.
• The family must disclose and verify social security numbers (as provided by part 5, subpart B, of this title) and must sign and submit consent forms for obtaining information in accordance with part 5, subpart B, of this title.
• Any information supplied by the family must be true and complete.
• HQS breach caused by family. The family is responsible for an HQS breach caused by the family as described in §982.404(b).
• Allowing PHA inspection. The family must allow the PHA to inspect the unit at reasonable times and after reasonable notice.
• Violation of lease. The family may not commit any serious or repeated violation of the lease.
• Family notice of move or lease information. The family must provide the PHA and the owner before the family moves out of the unit, or terminates the lease on notice to the owner. See §982.314(d).
• Owner eviction notice. The family must promptly give the PHA a copy of any owner eviction notice.
• Use and occupancy of unit. - (1) The family must use the assisted unit for residence by the family. The unit must be the family's only residence.
• The composition of the assisted family residing in the unit must be approved by the PHA. The family must promptly inform the PHA of the birth, adoption or court-awarded custody of a child. The family must request PHA approval to add any other family members as an occupant of the unit. No other person [i.e. nobody but members of the assisted family] may reside in the unit (except for a foster child or live-in aide as provided in paragraph (h)(4) of this section).
• The family must promptly notify the PHA if any family member no longer resides in the unit.
• If the PHA has given approval, a foster child or a live-in-aide may reside in the unit. The PHA has the descretion to adopt reasonable policies concerning residence by a foster child or a live-in-aide, and defining when PHA consent may be given or denied.
• Members of the household may engage in legal profit making activities in the unit, but only if such activities are incidental to primary use of the unit for the family's residence by members of the family. 
• The family must not sublease or sublet the unit.
• The family must not assign the lease or transfer the unit.
• Absence from unit. The family must supply any information or certification requested by the PHA to verify that the family is living in the unit, or relating to family absence from the unit, including any PHA-requested information or certification on the purposes of family absences. The family must cooperate with the PHA for this purpose. The family mist notify the PHA of absences from the unit.
• Interest in unit. The family must not own or have any interest in the unit.
• Fraud and other program violation. The members of the family must not commit fraud, bribery or any other corrupt or criminal act in connection with the programs.
• Crime by household members. The members of the family may not engage in drug-related criminal activity or violent criminal activity or other criminal activity that threatens health, safety or right to peaceful enjoyment of other residents and persons residing in the immediate vicinity of the premises (see §982.553).
• Alcohol abuse by household members. The members of the household must not abuse alcohol in a way that threatens the health, safety or right to peaceful enjoyment of other residents and persons residing in the immediate vicinity of the premises.
• Other housing assistance. An assisted family, or members of the family, may not recieve Section 8 tenant-based assistance while receiving another housing subsidy, for the same unit or for a different unit, under any duplicative (as determined by HUD or in accordance with HUD requirements) federal, State or local housing assistance program.

If I think a current tenant would qualify for the Housing Choice Voucher/Section 8,  can I rent to them under the program?
No. In order to receive housing assistance, families must apply when we open our waiting list and go through the application/certification process. 

How can I advertise for a Housing Choice Voucher/Section 8 participant?
You may advertise in any form of media in which you normally advertise. The Housing Authority allows owners to post listing on its website and is responsible for adding, removing and updating his / her own listings. This is a free service provided to current and upcoming owners.

When does the Housing Choice Contract and the Lease become effective?
Depending on funding availability the Housing Authority has the descretion to make contracts on the 1st of the month or on the date the unit passes inspection. Currently, the HA is making contracts effective the date the unit passes inspection.

What happens if I have problems with my tenant?
If you should experience problems with your tenant, it is your responsibility to take corrective measures, such as serving a 3-Day Notice, 30-Day Notice or going through the eviction process.

During the first year of the lease the following notices can be served:

• 30-Day Notice with Cause
• 3-Day Notice to Quit

After the initial lease term the following notices can be served:

• 90-Day Notice
• 30-Day Notice with Cause
• 3-Day Notice to Quit

If my tenant moves out and leaves damage? Will the HA reimburse me?
There is no damage claim recovery process for contracts signed after October 2, 1995.

How much can I charge for rent?
Please refer to Contract Rents and Rent Reasonableness

What about security deposits?
Owners may establish any security deposit (s)he deems appropriate. The total security deposit: 1) may not exceed the amount legally allowed according to state or local law; 2) may not be higher than what you charge for similar, non-assisted units, and; 3) cannot be applied in a discriminatory manner.

What inspection guidelines will my house need to meet?
The following list will help identify the most common items that arise during inspections. There may be additional considerations at the time of inspection. You are strongly encouraged to use this list when assessing your unit. Making corrections prior to the inspection will prevent unnecessary delays in processing your lease and alleviate possible hardship on the tenant. Please note that all utilities and appliances (refrigerator and stove), must be operating at the time of the inspection. 

• The unit must be clean
• Exterior yards must be groomed and free of trash and obstacles
• If resident occupies unit--good housekeeping is required
• No holes in walls or ceiling
• No cracked or broken windows
• No missing or torn screens--glass sliding doors must have screen doors
• No peeling paint on exterior OR interior of unit
• Must have working stove and refrigerator (all burners on stove must work properly). Above appliances must be installed by owner or resident.
• Overhead fan is required for GAS stoves (gravity vent is permissible)
• All outlets must have plate covers
• Water heater must have pop-off valve
• Must have an OPERATING smoke alarm (chirping noise means weak battery)
• Locks on all windows
• No chipped porcelain (exposed black spots) on kitchen sink, bath basin or tub
• No torn carpet or linoleum that can be a hazard
• All plumbing must work properly, no dripping faucets
• Must have a rail for four steps or more
• Must have working fan in enclosed bathroom (exhaust fan must be plugged in)
• Must have working cooling system and heater (no matter what season it is)
• Garage door must open and close properly
• Owner CANNOT store personal items in resident's garage or storage place
• In garage--no loose wiring or exposed wiring (must be covered by conduit covering)
• All hardware must be in place and working--i.e, door knobs, door stops, cabinet drawer handles, closet rods, toilet dispenser rods, fixture covers, switch plates and stove knobs in place All outlets in wet areas must have three-pronged, grounded outlets (in kitchen, bathroom, utility rooms, etc.). 
• All doors leading to the exterior of the unit must have an appropriate dead bolt.   
• The HA requires that all units be painted every five years (or more frequently if deemed necessary by the inspector). 
• All exterior vents must be covered to prevent access by rodents.