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Section 8

What are housing choice vouchers?

The housing choice voucher program is the federal government's major program for assisting very low-income families, the elderly, and the disabled to afford decent, safe, and sanitary housing in the private market. Since housing assistance is provided on behalf of the family or individual, participants are responsible to find their own housing, including single-family homes, townhouses and apartments. The participant is free to choose any housing that meets the requirements of the program and is not limited to units located in subsidized housing projects.

Housing choice vouchers are administered locally by public housing agencies (PHAs). The PHAs receive federal funds from the U.S. Department of Housing and Urban Development (HUD) to administer the voucher program.

A family that is issued a housing voucher is responsible for finding a suitable housing unit of the family's choice where the owner agrees to rent under the program. This unit may include the family's current residence. Rental units must meet minimum standards of health and safety, as determined by the PHA.

A housing subsidy is paid to the landlord directly by the PHA on behalf of the participating family. The family then pays the difference between the actual rent charged by the landlord and the amount subsidized by the program. The rent must be considered affordable and in keeping with the local market - by the PHA. The family can only pay the agreed upon amounts as covered by the Lease and Contract.

Am I eligible?

Eligibility for a housing voucher is determined by the PHA based on the total annual gross income and family size and is limited to U.S. citizens and specified categories of non-citizens who have eligible immigration status. In general, the family's income may not exceed 50% of the median income for the country or metropolitan area in which the fmaily chooses to live. By law, a PHA must provide 75% of its voucher to applicants whose incomes do not exceed 30% of the area median income. Median income levels are published by HUD and vary by location.

During the application process, the PHA will collect information on family income, assets, and family composition.  The PHA will verify this information with other local agencies, your employer and bank, and will use the information to determine program eligibility and the amount for the housing assistance payment.

If the PHA determines that your family is eligible, the PHA will put your name on a waiting list.  Once your name is reached on the waiting list, the PHA will contact you and issue to you a housing voucher, depending on the length of time from when you were placed on the waiting list - your eligibility, income and family status may have to reestablished before a voucher can be issued to your family.  Some PHAs do not choose to establish eligibility until and individual's name has reached near the top of the waiting list - so the list can technically be open to anyone without determining eligibility up font.

How do I apply?

Please see Application Information.

Waiting Lists and Local Preferences

Since demand for housing assistance often exceeds the limited resources available to HUD and the local housing agencies, long waiting periods are common.  In fact, a PHA may close its waiting list when it has more families on the list than can be assisted in the near future.

PHAs may establish local preferences for selecting applicants from its waiting list.  For example, PHAs may give a preference to certain families as identified in their local policy.  Families who qualify for any such local preferences move ahead of other families on the list who do not qualify for any preference.  Each PHA has the discretion to establish local preferences to reflect the housing needs and priorities of its particular community.

Housing vouchers - how do they function?

The housing choice voucher program places the choice of housing in the hands of the individual family.  A very low-income family is selected by the PHA to participate is encouraged to consider several housing choices to secure the best housing for the family needs.  A housing voucher holder is advised of the unit size for which it is eligible based on family size and composition.  That size of eligibility determines how much payment will be made on behalf of the family, but not necessarily the size of the unit they can select.

The housing unit selected by the family must meet and acceptable level of health and safety and have a PHA determine reasonable rent before the PHA can approve the unit.  When the voucher holder finds a unit that it wished to occupy and reaches an agreement with the landlord over the lease terms, the PHA must inspect the dwelling and determine that the rent requested is reasonable.  No assistance can be given without PHA approval and inspection.

The PHA determines a payment standard that is the amount generally needed to rent a moderately-priced dwelling unit in the local housing market and that is used to calculate the amount of housing assistance a family will receive.  However the payment standard does not limit and does not affect the amount of rent a landlord may charge or the family may pay.  A family which receives a housing voucher can select a unit with a rent that is below or above the payment standard.  The housing voucher family must pay 30% of its monthly adjusted gross income for rent and utilities, and if the unit rent is greater than the payment standard the family is required to pay the additional amount - however, the entire rent must still be considered reasonable in the local market.  By law, whenever a family moves to a new unit where the rent exceeds the payment standard, the family may not pay more than 40% of its adjusted monthly income for rent.

The rent subsidy

The PHA calculates the maximum amount of housing assistance allowable.  The maximum housing assistance is generally the lesser of the payment standard minus 30% of the family's monthly adjusted income or the gross rent for the unit minus 30% of monthly adjusted income.

Can I move and continue to receive housing choice voucher assistance?

A family's housing needs change over time with changes in family size, job locations, and for other reasons.  The housing choice voucher program is designed to allow families to move without the loss of housing assistance, as.  Moves are permissible as long as the family notifies the PHA before they begin the move.  The family must terminate its existing lease within the lease provisions, and find acceptable alternate housing.

Under the voucher program, new voucher-holders may choose a unit anywhere in the United States if it meets the regulatory requirements and the local PHA's residency policy.  A family that wishes to move to another PHA's jurisdiction must consult with the PHA that currently administers its housing assistance to verify the procedures for moving.  Depending on budgetary constraints, the permission to move may or may not be granted.

Roles - the tenant, the landlord, the housing agency and HUD

Once a PHA approves an eligible family's housing unit, the family's housing unit, the family and the landlord sign a lease and, at the same time, the landlord and the PHA sign a housing assistance payments contract that runs for the same term as the lease.  This means that everyone -- tenant, landlord and PHA -- has obligations and responsibilities under the voucher program.

Tenants Obligations: When a family selects a housing unit, and the PHA approves the unit and lease, the family signs a lease with the landlord for at least one year.  The tenant may be required to pay a security deposit to the landlord.  After the first year the landlord may lease or allow the family to remain in the unit on a month-to-month lease.

When the family is settled in a new home, the family is expected to comply with the lease and the program requirements, pay its share of rent on time, maintain the unit in good condition and notify the PHA fo any changes in income or family composition.  If these obligations are not met, the family's voucher assistance can be in jeopardy of being terminated.

Landlord's Obligations: The role of the landlord in the voucher program is to provide decent, safe, and sanitary housing to a tenant at a reasonable rent.  The dwelling unit must pass the program's housing quality standards and be maintained up to those standards as long as the owner receives housing assistance payments.  In addition, the landlord is expected to provide the services agreed to as part of the lease signed with the tenant and the contract signed with the PHA.

Housing Authority's Obligations: The PHA administers the voucher program locally.  The PHA provides a family with the housing assistance that enables the family to seek out suitable housing and the PHA enters into a contract with the landlord to provide housing assistance payments on behalf of the family.  If the landlord fails to meet the owner's obligations under the lease, the PHA has the right to terminate assistance payments.  The PHA must reexamine the family's income and composition at least annually and must inspect each unit at least annually to ensure that it meets minimum housing quality standards.

HUD's Role: To cover the cost of the program, HUD provides funds to allow PHAs to make housing assistance payments on behalf of the families.  HUD also pays the PHA a fee for the costs of administering the program.  When additional funds become available to assist new families, HUD invites PHAs to submit applications for funds awarded to the selected PHAs on a competitive basis.  HUD monitors PHA administration of the program to ensure program rules are properly followed.

Popular Links

HUD.gov

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