section 8 housing program
TRANSCRIPT
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George Montano Housing Programs Manager
Dora Foppiano Housing Programs Supervisor
Owner’s Ombudswoman
Christy Hang Housing Programs Supervisor
Karmina Lopez Training & Outreach Developer
YOUR PRESENTERS
Rosalie Duimstra Training & Outreach Developer
Introduction
Housekeeping
Housing Authority of the County of Santa Clara (HACSC) Overview
Section 8 Program Overview
Lease-up Processes
Affordability
Rent Reasonableness
Housing Quality Standards (HQS)
HAP Contract
Changes to Lease Agreement
Rent Adjustments
Change of Ownership
Owner/Tenant/HACSC Responsibilities
Owner’s Resources and Partner Portal
Announcements and Questions
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Restrooms
Turn cell phones off or to silence and vibrate
If you must take urgent calls on the cell phone,
take your conversation outside
Please do not interrupt one another
Limit side conversations
Participate and ask questions
Inform staff if you require a reasonable accommodation
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To provide and inspire affordable housing solutions to enable low-income people in Santa Clara County to achieve financial stability and self-reliance.
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1. Optimize Moving to Work (MTW) flexibility
2. Maintain a leadership role in improving existing housing and expanding the availability of new affordable
housing to meet community needs, both directly and
through mutually beneficial partnerships
3. Maintain a leadership role in using Housing Choice Vouchers (HCV) to optimize affordable housing options
4. Promote client’s financial stability and self‐reliance, as
appropriate to their specific needs
5. Operate in an innovative and financially responsible manner
6. Provide leadership for, collaboration with, and sharing
information related to HACSC’s mission with community
organizations, public agencies, and the public
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Funded by the U.S. Department of Housing and Urban
Development (HUD)
Local oversight provided by Board of Commissioners and
HACSC Executive team
Housing Department
◦ Managers and Supervisors
o Housing Specialists and Assistants
• Participants in special programs
• Participants assigned by alphabet
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Dora Foppiano
Housing Programs Supervisor
Phone: 408-993-3065
Email: [email protected]
o Advocates for Section 8 property owners when
problems arise that are not resolved by the
assigned Housing Specialist or Supervisor
o Researches and ensures that every owner’s
concerns are satisfactorily addressed
As always, property owners and landlords are
encouraged to call their assigned Housing Specialist
with routine questions and concerns.
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Provides rental subsidies for very low-income
households who reside in privately-owned rental units
Participants are selected from the Housing Authority
waiting list or directly referred by a case management
provider
Tenants pay a portion of the unit rent based on their
income, HACSC pays the difference
The family is issued a voucher based on family size and
composition
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Section 8 Housing Choice Voucher (HCV) Program
Section 8 Project Based Voucher (PBV) Program
Family Self-Sufficiency (FSS) Program
Chronically Homeless Direct Referral (CHDR) Program
Scattered Site Rental Assistance Program (SS RAP)
Continuum of Care (CoC) Program
Veterans Affairs Supportive Housing (VASH)
Family Unification Program (FUP)
Mainstream Program
Non-Elderly Disabled (NED)
Mod/Rehab
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Owner screens and selects a prospective tenant who
has a HACSC voucher
Owner completes an owner or tenant submits the
Request for Tenancy Approval (RFTA) packet
HACSC verifies unit affordability (40% rule)
HACSC verifies the rent reasonableness of the unit
HACSC conducts an inspection to ensure housing
quality standards
Owner and tenant sign the lease and HACSC issues a
new HAP contract
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Information for the prospective landlord
Unit amenities form
Request for tenancy approval form
Legal owner and payment information
IRS W-9
Pre-inspection checklist
Lead disclosure form
Owner certification
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The Voucher Payment Standard (VPS), based on HUD’s established rates for Fair Market Rent (FMR), is the maximum subsidy HACSC can provide toward the contract rent.
If the contract rent is greater than the payment standard, the family pays the difference between the approved contract rent and the payment standard.
For new contracts, the tenant’s rent share must not exceed 40%
of the tenant’s gross monthly income.
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Contract rent – payment standard =
$2850 - $2806 = $44
Gross monthly income = $1000
32% = $320
40% = $400
$320 + $44 = $364
Contract rent – payment standard =
$2900 - $2806 = $94
Gross monthly income = $1000
32% = $320
40% = $400
$320 + $94 = $414
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< $400 = AFFORDABLE
> $400 = NOT AFFORDABLE
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Visit our website for more information!
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HACSC must ensure that rents charged by owners to housing
choice voucher program participants are reasonable.
For all units, HACSC must compare the rent for the voucher
unit to rents for similar unassisted units in the area.
For multi-unit developments, HACSC must compare the rent for the voucher unit to rents for similar units on the premises.
Ensuring rent reasonableness is very important for effective
program operations.
If HACSC approves rents that are too high, fewer families
are assisted.
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Rent reasonableness is determined by:
o Location
o Size
o Type
Detached, townhouse, condo, duplex, high-rise, etc.
o Age and condition
o Utilities
Tenant provided vs. owner provided
o Maintenance
Pest control, landscaping
o Amenities
Washer/dryer hookups, appliances provided, ceiling
fans and air conditioning, parking, pool, security
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Jon and Anna and their children Rob (19), Crystal (15) and
Joey (7) have received a Section 8 voucher. Jon is disabled
and receives $1000 from Social Security each month. Anna
works at a day care center and earns $2000 per month.
What voucher size and payment standard will apply to Jon
and Anna’s family?
◦ 3 bedroom voucher
Payment standard $2806
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Jon and Anna found a 3BR unit for rent for $2825 per month.
Other similar units in the neighborhood rent for more than
$2900 per month.
◦ $2825 - $2806 = $19
◦ $3000 per month * 32% = $960
◦ $3000 per month * 40% = $1200
◦ $960 + $19 = $979 Tenant Rent to Owner
◦ $2825 - $979 = $1846 HACSC HAP
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The Housing Quality Standards (HQS) have been
developed by HUD and the Housing Authority
covering minimum criteria that must be met to the
ensure health and safety of occupants for a unit
under subsidy
Rental unit must be move-in ready at the time of initial
inspection
Inspections are conducted biennial (every two years)
for all programs
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Examples of HQS criteria include:
o All utilities must be on
o Smoke detectors must be operable on each level of the
home
o All windows accessible from the outside must be lockable
o All electrical outlets are working and three-pronged outlets
are either grounded or have working Ground Fault Circuit
Interrupter (GFCI) protection
o All electrical outlets and lights switches have cover plates
o All appliances are in place and operable
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Doors cannot have double-key dead bolt locks.
If window security bars or security screens are present on
emergency exit windows, they must be equipped with a
quick-release system. The owner is responsible for
ensuring that the family is instructed on the use of the
quick-release system.
Units must have a working carbon monoxide monitor, if
applicable.
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The following are considered life-threatening deficiencies:
◦ Gas leak
◦ Exposed or arcing electrical
◦ Structural damage: collapsed walls, floors, ceiling
◦ Exposed broken glass
◦ Missing or inoperable smoke detector
◦ Lack of a functioning flush toilet in a one bathroom unit
◦ Lack of security of the unit
◦ Plumbing leaks or flooding
◦ Lack of permanent functioning heating equipment if
inspection occurs during the months of November - March
◦ Vermin infestation
◦ No water, gas or electric service
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Physical recheck will be conducted for life-threatening
deficiencies within 24-hours
Owner and tenant can self-certify for non-life
threatening deficiencies (only for ongoing inspections)
HQS deficiencies not corrected within the specified
timeframe may result in abatement of HAP payments
and/or termination of HAP contract
Owners will not be paid for the period when the unit is in
abatement
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Property ownership will be verified
The new contract term must be for one year
You must provide the Housing Authority with a copy of
your signed lease agreement with the HUD Tenancy
Addendum attached. Lease must include the following
statement:
◦ “The HUD Tenancy Addendum is incorporated
by reference into this lease.”
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Notice of any change to the lease must be submitted to
HACSC and the tenant in writing at least 60 days prior to
the effective date of the change. Notice must include:
o Type of change
o Effective date of change
o Date the notice was issued
A new HAP contract is required when any of the following
changes occur:
o Change in the responsibility for utilities or appliances
o Changes in the term of the lease
o Family moves to a new unit, even if unit is in the same
complex
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1. Submit written notice to tenant (send copy to
HACSC) at least 60 days before the date of desired
rent increase. Include a requested dollar amount
2. HACSC will determine if the requested rent is
reasonable based on comparable rents in the
neighborhood
3. If the requested rent increase is found to be
reasonable, the owner/tenant will be notified of the
rent change, and effective date of the rent
increase
Note: If the tenant is in a lease, adjustments will be
effective when the lease term expires.
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4. A current Unit Amenities Form must be completed,
and can be found on the HACSC web-site,
5. Approved rent cannot be higher than the
reasonable rent
6. The rent adjustment effective date will be the later
of:
• The first day of the month 60 days following
HACSC’s receipt of the rent adjustment request
• The effective date specified in the letter or
• The first of the month following the expiration
date of the current lease term
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The new owner must honor the existing lease and HAP
contract through the end of the lease term
Change of ownership must be reported in writing to
HACSC
HACSC verifies the change
Old/new owners must make arrangements to transfer
funds paid by HACSC before the change is verified and
processed
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HACSC
Tenant Owner Lease
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Provide decent, safe housing to a tenant at a
reasonable rent,
Screen prospective tenants for suitability using the same
standards as it would for any other tenant,
(HACSC does not pre-screen tenants)
Enforce the lease provisions and perform other
necessary property management functions,
Ensure the dwelling unit passes the program's HQS and
maintain those standards,
Inform the Housing Authority in writing of any changes in
lease terms.
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Find a place to live that is suitable for them,
Care for the unit
Comply with terms of the lease
Comply with family obligations on their voucher
Attend all appointments with HACSC
Immediately report changes in income and family
composition
Provide the HACSC with complete and accurate
information
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Pay monthly HAP to the owner
Conduct inspections and enforce Housing
Quality Standards (HQS)
Conduct regular reexaminations of family
income and composition
Enforce the family’s obligations under the
program
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Other handouts in packet
Landlord Initiative
HACSC website: www.hacsc.org
Partner Portal
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Go to “My 1099s” menu to
download the latest version.
Thank you!
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