How will I benefit from renting to a family with a Section 8 Voucher (HCV)?
Does the Housing Authority screen applicants for tenancy?
What steps are involved in renting to a family with a Voucher?
HACM will ask that you sign a “Housing Assistance Payments Contract” (HAP) with the Housing Authority, which guarantees you the subsidy payment and other benefits as long as the family remains in the unit and the unit remains in compliance with HQS.
HACM will also ask that each owner certify that he/she is legally responsible for the property. We require documentation to support the certification and a W-9 form will need to be completed (if HACM doesn’t already have one on file).
Federal law does not allow HACM to approve a unit for rental when the owner is the parent, child, grandparent, grandchild, sister, brother, or extended family of the Voucher holder or of any member of the Voucher holder’s family.
How much can the Housing Authority pay?
All families assisted by the Housing Choice Voucher Program must pay a minimum of 30% of the household’s monthly adjusted income (with a few exceptions) as tenant share of monthly rent to the owner. The amount the HACM will pay toward the rent is determined by subtracting 30% of the family’s adjusted income from the appropriate HACM payment standard. In most cases, no two families will pay the same rent. It is an individualized program based upon household income, family composition and allowable deductions.
When a family with a voucher is entering into a lease with you for the first time, the family cannot pay more than 40% of their income for rent. Some families with a Voucher can afford more expensive units than other Voucher holders.
By no means can a family being assisted by the HACM pay the Landlord any amount other than what the HACM has approved. Doing so would be a violation of the program for both the tenant and the owner.
Who pays the Security Deposit?
What other requirements are there?
What happens after I rent to the family?
How do I request a rent increase?
HQS most common fail items:
Utilities must be on. You must have a means of trash/waste removal. The unit must have a functioning stove and refrigerator. Poor housekeeping habits can prevent your unit in passing an inspection.
- Missing and/or broken outlet and light switch plate covers. Please check all outlets and switches.
- Electrical baseboard heaters loose from the wall.
- ALL stove burners and the oven must function, all adjustment knobs must be present.
- Refrigerator must be of adequate size for family and capable of maintaining temperature low enough to keep food from spoiling.
- Refrigerator door gaskets should be in good condition and the freezer should close properly, no ice build up. If the freezer won’t close to the normal position, it will fail.
- Any peeling paint in or on a unit built before 1978; if the tenant has a child under 6 years of age, it will fail.
- Non-locking doors or windows that are accessible.
- Broken or cracks in windows, light fixtures, and other cutting hazards such as a sharp chip broken off the toilet tank lid.
- Any exposed wiring.
- Hot water heater needs pressure relief valve and the discharge line. Please see county guideline on hot water heater.
- Faulty steps or railing.
- Decks/Balconies/Porches 30 inches above the ground are required to have perimeter railings.
- Bathrooms must have a window that opens or a working fan.
- Excessive debris of any kind in or out of the unit.
- Infestations of varmints (rats, roaches, etc.).
- Serious water leaks (plumbing/interior ceilings).
- Laundry dryers in units must be vented to the outside of the unit.
- Front/Back doors/windows without a tight seal, allowing drafts to enter the unit.
- Working smoke detectors on each floor of the unit.
- Working carbon monoxide detectors on each floor of the unit.
Housing Discrimination Is Illegal
Effective January 1, 2020, it’s illegal in California for landlords to refuse to rent to prospective tenants solely because they have Housing Choice Voucher (formally Section 8).
Go Section 8
Go Section 8 affords landlords the largest national platform for reaching Section-8 eligible families. GoSection8.com provides a free listing option for all landlords and property managers.
HQS Self Certification
The HQS Self-certification form can be used to certify that the Housing Quality Standards (HQS) repairs listed on the repair notice have been corrected. Both manager/owner and the participant/tenant must use this form to certify in writing that the repairs have been completed prior to the deadline date indicated on the repair notice. This form takes the place of a re-inspection of the unit. The inspector sending the repair letter will determine if the unit is eligible for this service.