Section 8 Tenant Information

Size of Voucher

Your Voucher indicates the number of bedrooms for which your family is eligible. This unit size is based on HUD guidelines and the SHA’s administrative plan, a written policy manual.

HUD requires that the SHA establish subsidy standards. These standards are used to determine the appropriate number of bedrooms for families of different size and different compositions. The subsidy standards take into consideration factors such as the total number of persons in the family, sex of household members, and the relationship of each person. These standards help us to make the best use of the funds HUD provides for housing costs, and to avoid overcrowding.

Sex of people in the family
Number of people in the family
Relationships of people in the family

Length of Voucher

Your Voucher is effective for 120 days. It is important that you do not delay your housing search. If your Voucher expires before you find suitable housing, you will have to reapply provided the section 8 waiting list is open for applications. Keep track of all of the units you look at during the search period. A Housing Search Record form has been included in your package.

In certain situations the SHA’s written policies, may allow your Voucher to be extended beyond 120 days. Your Briefing Packet includes a notice as to whether your Voucher can be extended an additional 60 days.

Things to Consider When Searching a Unit

Schools - If you have school-aged children, you will want to consider the various school districts that are available, as well as the distance from the housing unit to the school.

Safety - When you search for housing, consider the neighborhood an its surrounding. Try to avoid high crime areas.

Work - Consider the distance between your workplace and the location of the housing unit.
Child Care - Consider the availability of child care in the area of the housing unit. If you work, what is the difference between the housing unit, the child care provider, and your work location?
Public Transportation - If you do not have a vehicle, what is the access to public transportation in the area of the housing unit?
If you do not have a vehicle, what is the access to public transportation in the area of the housing unit?

Is there a place for children to play outside safely?

Is the unit in a high crime area?
What is the general condition of the neighborhood?
Are you close to medical services? Fire Department?
Is there a church nearby?
Is there adequate parking for you and your guests?

Is the area/building well lighted at night?

More often than many of us realize, people are denied housing for reasons other than poor rental histories or bad credit. Under federal law, it is illegal to deny housing to anyone on the basis of race, color, religion, sexual orientation, sex, national origin, familiar status, and disability. If you believe that you have been discriminated against, contact your SHA representative or Fair Housing.

If you live in a high-poverty area, you may want to consider searching for a housing unit in another area. There are many possible advantages to your family such as improved employment and educational opportunities. Your SHA representative will explain the areas where you are eligible to seek housing.

One feature of the tenant-based assistance programs is that your assistance “moves” with you. You can use your assistance to move not only across town but also to anywhere in the United States within the jurisdiction of a SHA with a tenant-based assistance program. The HUD term for the ability of move outside your Housing Agency’s jurisdiction with rental assistance is portability. The SHA may limit moves under portability, so contact your SHA representative if you wish to exercise portability. You will be advised of any restrictions and procedures that may apply to you.

The PHA where you want to move may have different rules, policies and deadlines. There may be different payment standards. The new PHA will probably have a different utility allowance that will affect the amount you pay for rent. A different size voucher may be issued to you. When you are first issued a voucher, you are always subject to the income limits of the PHA where you want to live.

Ask friends and neighbors.
Drive through neighborhoods where you may want to live and look for yard signs.
Check the bulletin boards in Laundromats and supermarkets.
Check with real estate offices or rental agencies. Rental agencies sometimes charge a fee.
Check your briefing packet for a list of property owners.

Tenant Information

When you make an appointment with a prospective owner, landlord or leasing agent, be prepared to ask and answer questions and to make a positive first impression. The landlord will be trying to evaluate you as a renter. At the same time, you will be evaluating both the unit and the landlord. Go early for your appointment and look around the neighborhood. Try to get a babysitter when meeting the owner, even the most well-behaved children can become impatient. Don’t risk being judged by how you discipline or don’t discipline your children. When calling owners in response to ads, don’t prematurely ask, “Do you take Section 8?" Try to get an appointment to see the unit so that the owner has an opportunity to meet you first.

Be prepared to furnish information about your rental history. Try to get references from previous landlords, if possible. If you are currently renting a unit, make sure that it is in good condition, so that your present landlord will provide a good reference. Remember, your current and prior landlord’s name and address will be furnished to your prospective landlord. If you have no rental history bring references from responsible persons who know you, such as employers or persons you have done business with.

If the landlord speaks English and English is not your first language, or you are not comfortable discussing business matters in English, take a translator to the appointment with you. Make sure your translator will make a positive first impression. Do not take young children to translate.

The owner of the unit may require security deposit. When you begin to search make sure that you make arrangements in advance to provide an adequate security deposit. Agencies in the community may assist you with a secutiy deposit or other sources of security deposit guarantees. Contact your SHA representative for security deposit resources.

When you meet the owner or landlord, ask questions:

How much is the security deposit for the unit?
Does the owner live nearby?
Is there a person to call for normal wear and tear repairs or maintenance?
Does the owner seem interested in maintaining the condition and appearance of the property?
What are the office hours for management and maintenance problems?
Have the other tenants lived there a long time?
Does the owner have a “zero tolerance” policy for drugs and violence by tenants?
Try to find out from the police community relations office how often they have been called to the premises or immediate area

As a Voucher holder, you may select from a variety of housing units and neighborhoods. The SHA can assist you in locating a unit by providing an owners referral list; however, you must still be approved by the owner. Most property owners and managers will ask you to complete an application and will check your rental history and credit. Owners can deny you a rental unit if you have a previous history of not fulfilling your obligations under a lease.

Leasing In-Place

You may be eligible to receive assistance at your present unit if the unit qualifies. The unit must:

Be the appropriate size for your family
Pass a housing quality standards inspection
The rent must meet all rent reasonable requirements before approved to participate in the program or moving from one unit to another with continued assistance after you are on the program.

In order for the unit to be approved, it must meet the following requirements:

You must be income eligible for the unit.
The Rent for the unit must be reasonable for the type, size and condition of the unit.
The unit must pass a Housing Quality Standards Inspection.
The owner must be willing to enter into a contract with the Housing Authority and comply with the program rules.

Questions About the Unit

What are the cost of utilities?
Is the unit energy efficient?
Are tenant-paid utilities separately metered?
Is the unit free from serious drafts?
Is the building secure?
Do all windows lock safely?
Do the entrance doors have secure locks?
Is there evidence that the unit has not been well maintained?
Is the heating source adequate for the size of the unit?
Is there enough room for your furniture?
Does the landlord provide pest control?
Is the unit clean and ready to move in?
Are the refrigerator and stove large enough for you family size?
Are there private, secure mail boxes?
Is garbage pick-up available?
Are there restrictions on pets?
Is there sufficient parking and storage?
Are there sufficient amenities and facilities for your family?

Approving a Rental Unit

When you find a housing unit that you want to rent, the owner must complete a Request for Tenancy Approval (RTA) form and the Lead Paint Disclosure Form. They must be submitted to the SHA along with the proposed lease that must be filled out but not signed.

Remember: Unless you are granted an extension, your Voucher will expire 120 days from the date you received it. You need to turn in a Request for Tenancy Approval to the SHA before your Voucher expires.

The RFTA and the Lead Paint Disclosure Form are included in your briefing packet. When the SHA receives your Request for Tenancy Approval, they will review it to determine if the unit is the correct size and affordable. If the Request for Tenancy Approval and proposed lease are approved, the SHA will make an appointment to inspect the housing unit. It is in your best interest to be present at the inspection so that you can see what repairs, if any, are required.

If the unit passes the initial inspection and the rent is reasonable, the SHA will prepare the necessary paperwork and your assistance will begin. If the unit does not pass the initial inspection, the owner will be given a reasonable time period to correct any items that failed.

However, rental assistance cannot begin until the repair items are completed and approved by the SHA inspector. If there are major repairs to be made, or if the owner seems reluctant to make the repairs, you may want to consider looking for another unit. The SHA will provide you with another Request for Tenancy Approval form.

Upon final approval, the SHA will execute a contract with the owner, and you will sign a lease agreement.

The SHA will begin making the payments to the owner provided the Section 8 office has all the signed documents needed. The landlord will receive the first Housing Assistance Payment approximately 30 to 60 days from the effective date of the contract. This will include all payments due to the landlord retroactive to the effective contract date. Additionally, the unit has been approved and the Housing Assistant Payments Contract has been signed. The SHA will mail the payment to the owner on or about the first of each month. The SHA will continue to make payments as long as:

The unit meets the Housing Quality Standards
You are eligible for assistance
You reside in the unit
The owner is in compliance with the Contract

If the SHA fails to make timely payments to the owner, the SHA may be obligated to pay a late fee. (State/local law).

Successful participation in the Section 8 Program requires that the family fulfill certain obligations to the SHA and other obligations to the owner.

If you are not sure about the rules and procedures, please contact your SHA representative to get the correct information. No one should be evicted or lose their assistance unnecessarily. If you are aware of someone who is violating program rules, please contact the Section 8 Coordinator.