Section 8

Participant Information

Section 8 - Housing Choice Voucher Program

The Section 8 Housing Assistance program was created by the Housing and Community Development Act of 1974 to assist lower income families in obtaining a decent place to live at a rent that they can afford. Under this program, the Stamford Housing Authority (SHA) administers a citywide Section 8 Housing Choice Voucher Program with more than 1200 active Section 8 Vouchers and 780 owners currently participating in the program.
 
Section 8, also known as the Housing Choice Voucher Program, provides funding for rent subsidies for eligible low-income families for decent, safe, and affordable housing. Families can select housing within a neighborhood of their choice from a landlord willing to participate in the program. Rent subsidies (vouchers) allow families to pay a reasonable share of their income toward rent while the program, within specific limits, makes up the difference.

SHA pays part of the rent each month directly to the landlord for an eligible family, which has been given a Voucher, in accordance with regulations of the United States Department of Housing and Urban Development (HUD). HUD provides the funding for the Section 8 Housing Choice Voucher Program. 

The Section 8 Housing Choice Voucher Program works as a rent subsidy allowing families to pay a reasonable share of income for rent with the government making up the difference up to a specific limit. The subsidy paid to the landlord, called housing assistance payment (HAP), is usually the difference between 30%-40% of household income and the contract rent. Tenant selection and occupancy policies permit landlords and SHA to examine an applicant’s history, including criminal background, to ensure selection of a responsible tenant. SHA has the power to deny admission of individuals with a history of use or abuse of drugs or alcohol, or of criminal behavior that interferes with the peaceful enjoyment of the premises by other residents. Eligibility for assistance under the program is limited to U.S. citizens and some categories of non-citizens and is determined based on total annual gross income and family size. 

Families select housing of their choice in neighborhoods of their choice. When a prospective apartment is found, the rent must be reasonable relative to comparable market rate housing in the area, and the apartment must meet Housing Quality Standards (HQS) set by HUD. 

A family may choose a unit with a higher rent than the maximum limit allowed for subsidy (known as the payment standard) and pay the owner the difference. However, a family cannot pay more than 40% of income when initially moving to a new unit. Section 8 participants are also required by federal law to submit household income documentation each year to determine continued eligibility in the program. This process is called the recertification or the annual review. 

An annual apartment inspection is conducted by SHA Inspectors to ensure compliance with HUD HQS. The apartment must pass an HQS inspection before the family may move into the apartment and it must be inspected at least once every 12 months while the unit remains in the Section 8 Program.

What are tenant-based vouchers?
There are two types of Housing Choice vouchers. Tenant-based Vouchers and Project Bases Vouchers. Tenant-based vouchers increase affordable housign choices for very low-income families. Families with a voucher and lease safe, decent, and affordable privately-owned rental housing.

What families are eligible to apply for tenant-based vouchers?
Very low-income families (i.e. families with incomes below 50% of area median income) and a few specific categories of families with incomes up to 80% of the area median income. These include families that are already assisted under the 1937 U.S. Housing Act, such as families physically displaced by public housing demolition, and owners opting out of project-based section 8 housing assistance payments (HAP) contracts. (HUD determines median income levels for each area annually.)

How does a SHA determine if a family is income eligible?
The SHA compares the family's annual income (gross income) with the HUD-established very low-income limit or low-income limit for the area. The family's gross income cannot exceed this limit.

How do families obtain tenant-based vouchers?
Families apply at the Stamford Housing Authority offices on 22 Clinton Avenue in Stamford CT.  When an eligible family comes to the top of the housing choice voucher waiting list, the SHA issues a housing choice voucher to the family.

How does a family obtain an apartment once they have a voucher?
It is the responsibility of a family to find a unit that meets their needs. If the family finds a unit that meets the housing quality standards, the rent is reasonable, and the unit meets other program requirements, the SHA executes a HAP contract with the property owner. This contract authorizes the SHA to make subsidy payments on behalf of the family. If the family moves out of the unit, the contract with the owner ends and the family can move with continued assistance to another unit.

How much rent do vouchers cover?
The SHA pays the owner the difference between 30 percent of adjusted family income and a SHA determined payment standard or the gross rent for the unit, whichever is lower. The family may choose a unit with a higher rent than the payment standard and pay the owner the difference.

Do families have to lease a unit in the jurisdiction where the SHA issued the voucher?
No. A family may choose a unit anywhere in the United States where there is a Public Housing Authority that administers a tenant-based housing choice voucher program. However, the family may only use the voucher to lease a unit in an area where the family is income eligible at admission to the program.

What regulations cover this program?
Regulations are found at the following link 24 CFR Part 982.

Note: SHA is no longer accepting Section 8 applications except those in the categories listed below, until further notice:
a. Lease In Place
b. Victims of Domestic Violence
c. Intimidated Witnesses
d. Victims of Natural Disaster

EIV Program

•    They will be subject to denial or termination of assistance.
•    They will be required to repay any amounts that were paid by the SHA. 
•    If it is determined that these actions are intentional, the family may be subject to criminal    penalties under State and Federal Law.

Who to call in the Section 8 Department?

The Section 8 Department consists of two main divisions, the Admissions Department and the Section 8 Continued Occupancy Department.

The Admissions Department is responsible for all new contracts, initial inspections, and maintaining the waiting lists. The Section 8 Staff is responsible for continued eligibility, family moves, interim adjustments, portability, and terminations.

The Section 8 Department works diligently to ensure that all program requirements are met.  If you have any questions about the Housing Choice Voucher Program, please call our office at (203) 977-1400 ext. 3351 during normal business hours.  We will be glad to answer your questions.

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.

Copyright © 05-06 Stamford Housing Authority
Last modified: 11/21/06