The Housing Authority of the County of Monterey (HACM)

Landlords - FAQ

Thank you for your interest in the Housing Choice Voucher Program! At the Housing Authority of the County of Monterey, we deeply appreciate your commitment to this initiative. We value our owner partners immensely and warmly welcome you to join us in our shared mission to offer high-quality, affordable housing opportunities in Monterey County. It's important to recognize that the success of this program hinges on your active participation and dedication. Together, we can make a meaningful impact on our community.

Getting Started

What is the Housing Choice Voucher (HCV) Program?

The HCV program, commonly referred to as Section 8, is a federal housing initiative designed to assist individuals and families in securing affordable housing within the private rental market. It achieves this by offering monthly rental assistance. Participants contribute a portion of their income towards rent, with public housing authorities directly covering some or all the remaining balance, providing critical support to property owners.

How do I rent to HCV participants?

Renting to HCV participants is like renting to any other tenant, and you have the flexibility to utilize your preferred advertising methods.

AffordableHousing.com.

Resource for landlords looking to connect with qualified tenants while ensuring steady rental income. The platform allows landlords to list their properties for free, reaching a wide audience of voucher holders actively searching for housing. It simplifies the leasing process by providing pre-screening tools, rent comparability insights, and direct communication with prospective tenants. Additionally, landlords can access market data to set competitive rental rates and fill vacancies faster. By listing on AffordableHousing.com, landlords can maximize their property's visibility while contributing to housing stability in their community.

What should I do if someone with a voucher applies to my unit?

When an HCV participant expresses interest in your rental, they will provide you with a Request for Tenancy Approval (RTA) packet. If you're interested in renting to them, simply complete the RTA and submit it to the Housing Authority.

*Please note that an estimated tenant rent portion is provided to each applicant in writing during the voucher briefing. During the process of unit approval, the exact tenant portions cannot be provided and thus all landlords should refer to the estimated tenant portion.

How do I submit an RTA?

All landlords must register for the Housing Authority’s landlord portal to submit the completed Request for Tenancy Approval (RTA). The portal also allows landlords to access payment history, submit rent increases, and provide required notices.
Once the RTA is submitted, Housing Authority staff will review it within three to five business days. They may contact you if any adjustments are required. If approved, a Housing Quality Standards inspection will be scheduled.
When the unit passes the inspection, the Housing Authority will notify both the landlord and the applicant.
The applicant can sign the lease on the same day the unit passes inspection.
A copy of the executed lease agreement must be provided to the Housing Authority immediately after both parties sign.
After receiving the lease, the Housing Authority will send the HAP Contract via email for signatures.
Once the contract is completed, the landlord will begin receiving payments.

How do I register for the RentCafe Landlord Portal, and what are the benefits?

How to Register:

Use the registration code received in the mail to sign up.
If you did not receive a code, you can still register by selecting "Register Without a Code" on the portal.

Benefits of RentCafe for Landlords:

Faster Processing – Submit RTAs, rent adjustments, and notices online.
Real-Time Updates – Track payment history and upcoming deposits.
Secure & Convenient – Access important documents anytime.
Direct Communication – Receive notifications and updates from the Housing Authority.

Landlord Rent Cafe Registration

Rent

What is the value of a voucher?

A housing choice voucher doesn't have a fixed monetary value. Instead, it grants the holder access to rental assistance from the Housing Authority, and the level of assistance it offers can vary. For detailed information on rental assistance amounts, please refer to the Rent Information & Payment Standard page, accessible here.

How much can I charge for rent?

The HCV program does not impose a fixed limit on rent; however, it aims to ensure that the initial rent is affordable for the participant. The Housing Authority pays market rates to landlords renting to tenants with a Housing Choice Voucher. To determine how much we can approve for your unit, we will compare your unit to similar non-assisted units that have recently been rented in your neighborhood.

Who is responsible for the security deposit?

HCV participants are responsible for covering the security deposit.

Can I raise the rent?

Yes, but this requires approval from the Housing Authority. To request a rent increase, owners must first serve a 60-day notice to their tenant and provide a copy of that notice to the Housing Authority. Approved rent increases will take effect on the first day of the month following 60 calendar days after the Housing Authority’s receipt of the owner’s request or on the date specified by the owner, whichever is later. Please note that all rent increases must comply with Rent Reasonableness. Additionally, it's important to be aware that state or local laws may place limitations on the extent to which you can increase rent. The Housing Authority recommends consulting with an attorney or legal entity for more details regarding these limitations on rent increases. Submit rent increases through your Landlord Portal here.

Ownership and Finances

How will I be paid by the Housing Authority?

The Housing Authority offers two payment options: direct deposit and physical checks, depending on your preference.

For direct deposit enrollment, please complete the Direct Deposit Authorization form, available direct deposit.

You can submit the completed form to the Housing Authority office at 123 Rico Street, Salinas, CA, or email here.

How can I report a changes?

Changes can be submitted to the Housing Authority through the Landlord Portal.

How can I report a change in property ownership?

You can submit changes to the Housing Authority office located at 123 Rico Street, Salinas, CA, or send them via email here. Please include a copy of the Grant Deed and the IRS W-9 form to initiate the change of ownership. Kindly anticipate some processing time as our staff reviews and processes your change request.

When will I receive payments from the Housing Authority?

Upon signing the Housing Assistance Payment (HAP) contract and processing of the required paperwork by our staff, you can expect to start receiving HAP. Please allow a processing period of two to eight weeks for your initial payment. Following this initial phase, HAP will be disbursed promptly on the first business day of each month.

How can I update my direct deposit information?

To make changes to your direct deposit information, kindly complete the Direct Deposit Cancellation and/or Change form, accessible here.

You can deliver or mail the completed form to the Housing Authority office at 123 Rico Street, Salinas, CA, or email it here.

rent reasonable

Rent Approval Process

Gross Rent Explanation:

The gross rent encompasses the total cost of housing and is calculated by adding the rent charged by the owner to an estimated average monthly amount for utilities, assuming normal consumption. It's broken down as follows:

Gross rent = Contract rent + Utility allowance
Contract rent = The rent set by the owner
Utility allowance = Estimated monthly cost of utilities paid by the tenant

Please note that if all utilities are included in the rent, the rent to the owner and the gross rent will be the same.

Tenant’s Contribution:

The tenant’s contribution is determined as 30% of their monthly adjusted income.

Housing Assistance Payment (HAP):

At the beginning of the lease, the tenant’s contribution is assessed against the maximum rent burden, often referred to as the 40% affordability rule. This rule states that tenants may not pay more than 40% of their monthly income toward the gross rent. If the tenant’s contribution exceeds 40% of their monthly adjusted income, the Housing Authority will request a lower contract rent from the owner. Please keep in mind that the 40% affordability rule applies only to the initial lease term.

Maximum Rent Burden at Initial Occupancy:

Rent Reasonableness:

The Housing Authority is responsible for determining the rent reasonableness of unassisted units. Rent reasonableness ensures that the contract rent for unassisted units is comparable to that of at least three similar unassisted units. Factors considered include unit type, location, size, amenities, and utilities. It's important to note that, during this process, the Housing Authority may request a lower contract rent if necessary.

FAQ Payment Standards

What is the purpose of Payment Standards?

Payment Standards denote the maximum monthly rental assistance available to families participating in the Housing Choice Voucher (HCV) programs, covering both rent and utilities. It's important to note that Payment Standards do not determine the highest allowable monthly rent an owner can charge.

How are Payment Standards established?

Payment Standards are determined by the Housing Authority and are based on a percentage of the local Fair Market Rents (FMR), which are updated annually by the U.S. Department of Housing and Urban Development (HUD).

How are Payment Standards applied?

Payment Standards play a critical role in calculating the housing assistance payment provided by the Housing Authority to the owner on behalf of the family occupying the unit. The tenant contributes a portion of their income towards rent, while the Housing Authority covers the remaining balance, up to the lesser of the contract rent or the applicable payment standard.

What does "Rent Reasonableness" mean?

Rent reasonableness is a process designed to verify that the rental rate proposed by the owner is fair and justifiable. The Housing Authority evaluates rent reasonableness by comparing the contract rent to the rates charged for a minimum of three comparable unassisted units. Factors considered during this assessment include unit type, location, size, amenities, and included utilities.

Should the contract rent be deemed unreasonable, it will not receive approval, prompting the Housing Authority to request a lower rent amount from the owner.

It's important to note that the concept of rent reasonableness applies not only to the initial lease term but also to any subsequent rent increases.

Utility Allowance

Utility allowances may be updated without prior notice. To access the most up-to-date utility allowance information for Monterey County here.